Zoning change to include public storage units advances; Yasses looking to build on Cedar Street
The opportunity to put some underutilized property back on the tax rolls and spur additional economic development has Batavia City Council members reacting positively to a proposed zoning change that would recognize public storage units within the Batavia Municipal Code.
Council, during Monday night’s Conference meeting, voted to move forward to its July 8 Business meeting a resolution that would include public storage units in Industrial zones contingent upon obtaining a special use permit.
Back in January, Peter Yasses, of Byron, had requested the change in order for him to construct a storage unit facility on vacant property at 54 Cedar St.
His petition was reviewed and supported by the Batavia Planning & Development Committee, which issued a definition of public storage units as a building or buildings comprised of separate rental units of varying size, with or without outside storage, for private storage of personal property by the general public.
Curiously, public storage units were not included in any zoning regulations currently on the books.
“The zoning change is to include public storage units as an allowed use,” said Matt Worth, Department of Public Works director. “They had not been identified in any of the zones prior to this.”
Worth said that City Council can proceed in one of three ways – accept the PDC recommendation “as is” and forward to the Genesee County Planning Board for review, make changes which can be sent directly to county planners, or send the proposal back to the PDC for its review and comment before going to county planners.
Once signed off by all, a public hearing and local law resolution would be the final steps to adopting the zoning modification, said Worth, adding that public storage units would have to be at least 100 feet away from residential property.
Contacted by telephone on Tuesday afternoon, Yasses said he formed 54 Cedar LLC for the purpose of placing six or eight storage units over time on the 7-acre lot across from the DeWitt Recreation Area.
“I bought the land last year and we plan to clean it up and make it look really nice. We want it to look good for the city,” he said.
Yasses, who also owns Yasses Trucking & Construction, said he is waiting for permits from the Department of Environmental Conservation – he believes that remedial work will not be necessary – and for final approval from Genesee County and City planners and Council.
“I would like to put two or three out there to start,” Yasses said, adding that he thinks he will name the business Cedar Street Self-Storage. “With Guy Clark (owner of Cedar Street Sales & Rental) putting up a warehouse next door, the area will look much nicer.”
Yasses said his investment will surpass a half-million dollars when considering that he has to remove numerous trees, strip the topsoil and bring in gravel and stone for the base before starting construction of the units.
“It will be something that in two or three years the City will be proud of,” he said. “That’s my goal.”
He also is planning a similar project for Route 237 in Byron -- north of Route 262.
In other action, Council moved the following items for consideration next month:
-- Resolutions to contract with Grove Roofing Services Inc. of Buffalo in the amount of $664,080 to replace the leaking City Centre Mall concourse roof and to use an additional $100,000 from the Facility Reserve fund to cover both the base bid ($509,680) and the alternate 1 bid ($154,400).
According to Worth, the base bid includes the central, east and north concourse areas and is within the existing budget funds while the alternate 1 bid covers the south and southwest concourse.
“We’re looking at a full transformation, except for the hallway near Dan’s Tire Service and the entryway silo,” Worth said.
The City received four bids for the project, with Grove Roofing coming in at more than $100,000 less than the next lowest bidder. Worth said he is confident in Grove’s ability to tackle such an extensive project.
Council President Eugene Jankowski expressed the sentiment of the entire board when he stated, “We want to see those buckets go away!”
-- Scheduled a public hearing for 7 p.m. July 8 for the City to act as a “pass through” for Genesee Dental to apply for a NYS Office of Community Renewal Community Development Block Grant.
Patrick Krough, DDS, Genesee Dental owner, is looking to relocate from the City Centre Mall to the former Continental Beauty building at 215 E. Main St. and expand his practice.
According to Rachael Tabelski, Batavia Development Corp. director of economic development, Genesee Dental plans to invest $1.3 million in rehabilitation of the vacant structure and create 18 new full-time equivalent jobs.
Tabelski said the City is eligible to apply CBDG funds to support economic development project that create jobs in low-to-moderate income areas, and this Genesee Dental project fits into that scheme.
The relocated Genesee Dental office would be next to the proposed Healthy Living Campus (YMCA, United Memorial Medical Center offices) that is targeted to receive funding through the state’s Downtown Revitalization Initiative).
Tabelski said the City will not have to pay for the CBDG application since Genesee Dental is funding the preparation of the paperwork on behalf of the City. The BDC will assist by providing in-kind services, she noted.
-- A resolution to contract with LaBella Associates to submit an application for a $250,000 Brownfield Opportunity Area Pre-Development grant to fund environmental and engineering studies, real estate services, and marketing and research, etc., for the City Centre, Bank Street/Healthy Living Corridor and Harvester (Avenue) Campus.
Tabelski said the BOA Pre-Development Grant is being offered by New York State for the first time, adding that the City will have to pay $3,500 for professional grant writing services and would be responsible for a 10-percent match of the awards (to be covered by in-kind services such as project management, meetings, marketing and communications).
In a related development, Council will consider providing grants from the BDC’s Revolving Loan Fund to go toward projects in the BOA, City Priority Economic Development and Building Improvements.
That resolution calls for two-thirds of the fund to be available for grants of a maximum of $20,000 and one-third of the fund to be available for small business loans. Currently, there is around $400,000 in the RLF, with about $250,000 of that in cash.
Photo: View looking south on Cedar Street, with the tree-laded lot owned by Peter Yasses on the right and the sign for the DeWitt Recreation Area on the left. Photo by Mike Pettinella.