A long-idle development site at one of Victor’s busiest gateways could become home to dozens of new apartments instead of the mixed-use project envisioned more than two decades ago, but before any approvals move forward, town officials want answers about traffic, infrastructure and utility capacity.
The Victor Town Board spent much of its Monday meeting discussing a revised concept for the Victor Terrace Planned Development District, an approximately 60-unit market-rate apartment project proposed for property between Tim Hortons and Victor Chevrolet along Route 96. While no formal action was taken, board members used the informational presentation to identify questions they want addressed before an application comes forward.
Representatives for RSM Development said the project was originally approved in 2003 as a planned development district featuring commercial and residential uses. Although initial grading and site work were completed, the project stalled as market conditions changed. The developer now believes residential housing better reflects both current demand and the community’s needs.
Attorney Greg Nearpass, representing the developer, said the revised concept would replace the commercial component with apartments. About 48 units would be located on the town parcel and another 12 on adjacent village property, creating a roughly 60-unit development consisting primarily of two-bedroom, market-rate apartments.
Developer says housing better fits today’s market
Nearpass told the board the revised proposal reflects years of changing development trends.
According to the development team, demand for commercial space has softened while the need for housing has grown substantially since the project was first approved more than 20 years ago. The revised plan would maintain the project’s general footprint but eliminate the commercial uses entirely.
Developers also argued the residential proposal would generate less traffic than the previously approved mixed-use project. They said village officials have indicated the wastewater treatment plant has sufficient sewer capacity to accommodate the apartments, citing upgrades made to the system and lower wastewater generation from residential development compared with commercial uses.
The proposal remains in its earliest stages. Developers have not yet submitted a formal application to amend the existing Planned Development District, instead seeking preliminary feedback from the Town Board before beginning the formal review process.
Town Attorney Frank Fisher explained that any amendment would require a rezoning process, environmental review under the State Environmental Quality Review Act, and review by the Victor Planning Board before returning to the Town Board for final consideration.
Traffic concerns dominate the discussion
While several board members acknowledged the need for additional housing, nearly every discussion eventually returned to traffic.
Councilman Drew Cusimano pointed to the heavy afternoon congestion on Route 96 between Route 251 and the village, noting that traffic patterns have changed dramatically since the project was first approved in 2003. He said a traffic analysis will be essential as the proposal moves forward.
Councilwoman Alexis Ogra echoed those concerns, saying congestion near High Street and Main Street is already significant during commuting hours and around school dismissal. She estimated the proposed apartments could introduce more than 100 additional vehicles if most units house two adults.
Ogra also questioned whether comparing the proposal to the 2003 mixed-use approval is appropriate if the commercial project is no longer considered viable.
“If there’s no plan to move forward with the original project, I think we should compare it to what the regular zoning would allow on the parcel,” she said, adding that traffic remains her biggest concern.
Developers responded that they expect a traffic study to be completed if required during the review process and maintained that residential development should have a smaller transportation impact than the commercial uses previously approved for the site.
Board members also see benefits to additional housing
Cusimano said apartment housing has become an important part of Victor’s housing stock and believes the location could benefit both residents and village businesses because of its walkability.
He said placing more residents within walking distance of restaurants, shops and community events could strengthen the village’s business district while expanding local housing options.
The development team agreed, saying village merchants have expressed support for bringing more residents into the area. Plans also call for sidewalk connections to encourage pedestrian access between the apartments and the village.
Town officials also raised questions about utility service. Fisher recommended developers obtain a letter from RG&E confirming electrical capacity before the Town Board considers any future approval, noting that recent development projects have encountered delays because utility infrastructure was unavailable.
Developers said they had not yet secured such a letter but would pursue one as the project advances.
Board approves appointments, summer programs and infrastructure items
Outside the Victor Terrace discussion, the Town Board unanimously appointed Shea Kinsella as full-time confidential secretary to Supervisor Jack Marren.
The board also approved a series of summer recreation contracts, including performances by Judah the Band, Something Else Band and Jon Kuppinger and the Royal Bromleys, along with Visual Arts classes taught by Kristen Belculfine, Rich Stein’s Magic Balloon Camp, Bubble Mania with Doug Rougeux, summer camp entertainment, music classes, and fireworks by Young Explosives as part of Victor’s America 250 celebration.
Board members also scheduled a July 27 public hearing on a proposed increase to sanitary sewer connection fees. A public workshop explaining the proposed fee adjustments will be held immediately before the hearing.
The board further authorized a contract with Gomez and Sullivan Engineers for emergency plan updates at the Boughton Park dams, accepted the Bass Pro surety as construction continues on the retailer’s Victor location, and approved a performance bond for the Norbut Large Scale Solar Facility. The solar facility resolution passed by a 3-1 vote, with one dissenting vote from Jen Tipton.
Before adjourning, board members encouraged residents to attend Saturday’s ribbon-cutting ceremony for the new playground at Dwyer Road Park.
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