The City Council Planning Committee spent its latest meeting revisiting how Canandaigua could add housing and reshape three long-discussed areas of the city, ultimately backing a proposal to create an ad hoc committee focused on Eastern Boulevard and land east of Jefferson Park.
The discussion centered on South Main Street, Jefferson Park and Eastern Boulevard, with Planning Director Rick Brown outlining what current zoning allows and where city policy has not yet caught up with its planning goals.
Committee members said the conversation was part of broader efforts tied to the city’s comprehensive plan and ongoing concerns about housing availability.
South Main Street zoning and redevelopment
Brown said the city’s vision for South Main Street as a mixed-use corridor has been in place since roughly 2000. Zoning already allows higher-density residential development, including townhouses, senior housing and apartments above storefronts.
Despite that framework, the type of redevelopment envisioned in planning documents has not occurred.
Brown said the corridor is largely built out and contains many small parcels, which can make redevelopment more difficult. He also noted that nearby R3 zoning districts remain the city’s primary areas for larger apartment complexes and higher-density housing.
The committee also discussed how zoning changes affect existing properties. Brown said zoning can be “aspirational,” but warned that shifting districts can still limit how nonconforming properties expand in the future.
South Main Street already has its own design standards addressing setbacks, building placement and parking, reflecting the corridor’s mix of residential and commercial uses.
Brown also provided an update on the Tom’s Mobil site on South Main Street, saying the developer plans to seek a building permit this summer. As part of that project, the “brew through” structure on the property would be demolished.
Jefferson Park area zoning challenges
The committee also examined land east of Jefferson Park, where current zoning still reflects earlier plans that envisioned high-tech industrial development.
Brown said the city’s newer planning vision calls for more residential uses near the park, but the zoning has not yet been updated to match that goal.
Officials noted that development in the area could face several constraints. The site may include wetlands, and earlier environmental reviews identified potential contamination related to historic industrial activity.
City staff also said updated FEMA floodplain mapping could affect much of the property, adding another layer of complexity to potential development.
Housing development and potential incentives
During the discussion, committee members repeatedly returned to the question of how to move housing projects from concept to construction.
Brown said rezoning alone does not necessarily attract developers. In many cases, he said, developers first ask what level of public support may be available.
Officials discussed potential incentives and funding tools, including PILOT agreements, tax abatements, affordable housing tax credits, brownfield redevelopment credits, HUD funding and other state programs.
One council member said representatives from FF Thompson Hospital had previously raised concerns about housing availability for workers, noting that the hospital has “hundreds of jobs that are unfillable because there’s no place for people to live.” Brown said the issue has come up in prior discussions with hospital leadership.
Eastern Boulevard redevelopment vision
Brown also addressed Eastern Boulevard, where zoning already allows mixed-use development similar to what is permitted in the downtown district, including residential units above commercial space.
The larger challenge, he said, is creating a corridor that supports that type of development.
Committee members discussed whether updated design standards could help transform the boulevard into a more pedestrian-friendly area through landscaping, trees, public art and improved streetscape design.
Some members said those changes could help better connect the corridor with downtown and the city’s waterfront.
Committee supports creation of ad hoc panel
Near the end of the meeting, committee members supported forming an ad hoc committee to focus on two issues: the future vision and beautification of Eastern Boulevard and potential development of the land east of Jefferson Park.
Members discussed including council representatives, city staff, developers, real estate professionals, code experts and community members on the panel. They also suggested using a professional facilitator to help guide the process.
The committee voted by voice vote to support the proposal and advance the concept to the full City Council. Members said the mayor could begin appointing participants as early as April if the council approves the plan.
No rezoning changes or development approvals were adopted during the meeting. The discussion primarily served as a policy work session on housing opportunities and potential planning strategies for the city.
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