Canandaigua’s Planning Commission approved a revised South Main Street redevelopment and a private event center on Gorham Street on Wednesday, while allowing initial exterior work for a small theater on Coach Street.
Parking, neighboring properties and the details of building designs drove much of the discussion at the commission’s Oct. 14 meeting. Commissioners also approved several business signs, a downtown entrance awning and a roadway alignment correction.
South Main Street project approved as two-story building
The commission voted 5-0 to approve revised plans for 267 South Main St. and 11 and 19 Saltonstall St., advancing a redevelopment that would combine the properties, demolish existing structures and construct a new building with parking and supporting infrastructure.
The application modifies a project approved in February 2023 and had been tabled in September.
During the discussion, the developer’s representative confirmed that the revised building would have two stories. Commissioners questioned drawings and correspondence that still described three stories, and the representative said those references were errors that would be corrected.
Parking and the buffer beside neighboring residential property received closer scrutiny.
The project’s engineer said the Zoning Board of Appeals had approved variances allowing 45 parking spaces where 145 would otherwise be required and reducing the residential buffer from 10 feet to five feet. The current plan provides 46 spaces.
Commissioners questioned how curbing, drainage, fencing and landscaping could fit within the narrower buffer without disrupting neighboring property or damaging trees.
The development team said construction could proceed from its own property and that it would preserve existing trees where possible. Proposed screening includes arborvitaes and a six-foot fence, with the fence’s placement adjusted to accommodate trees.
A developer representative also committed to maintaining the landscaping and replacing failed plantings at the developer’s expense. City staff said a neighboring homeowner had opposed the buffer variance during the zoning review.
Drainage questions centered on the project’s connection to the city’s storm sewer system. City staff said public works employees had reviewed the plans and were comfortable with the proposed runoff and sewer capacity.
The engineer also said final state Department of Transportation permitting remained to be completed after a contractor was selected. Construction access would avoid Foster Street because it had recently been repaved.
Before approving the subdivision, special use permit, site plan and architectural review, commissioners voted 5-0 on an environmental determination finding no significant adverse environmental impact.
Event center approval includes parking restriction
Josh and Kari Kuhn received a special use permit to operate a private event center inside the existing building at 250 Gorham St.
The applicants described plans for small weddings, showers, corporate gatherings and other private events, with a hoped-for capacity of up to 150 people. They said they already operate an event venue in Ontario.
The principal concern was whether the property’s 26 parking spaces could support larger gatherings, particularly while other tenants use office space in the building.
The applicants said customers would learn about the parking limitations before booking. For larger events, they would encourage shuttles, ride-sharing and other transportation arrangements.
Commissioners debated setting a lower attendance limit, including a suggestion to cap events at 120 people until more parking was developed. They ultimately approved the permit without adding that limit. The building’s permitted occupancy will still depend on building and fire code requirements.
The commission did impose a restriction against parking on the adjoining grass lot. Developing that property for parking would require further review.
The applicants said the neighboring parcel was included in their pending purchase, but they were not proposing to improve it for parking immediately.
Commissioners also discussed whether to restrict operating hours. They did not add an event closing time, leaving the operation subject to the city’s existing noise and other applicable regulations.
City staff emphasized that the application covered indoor events. Outdoor activities or tents would require additional review.
Theater can begin door and window changes
ForAll Theater received approval for part of its proposed exterior renovation at 35 Coach St., where its operators plan an intimate performance space seating up to about 50 people.
The commission approved replacing an overhead garage door with double doors containing windows, closing other window openings, and widening and replacing an existing pedestrian door with a fire-rated door.
The operators must return with details for the theater’s signs, awning and lighting.
Commissioners supported the concept but sought clearer specifications after reviewing images that differed in door placement, materials and other features. Discussion also addressed the limits of computer-generated renderings when they do not precisely match construction plans.
The operators said soundproofing would help keep noise from nearby businesses out of the performance space.
They envision four productions during the first year, with the possibility of increasing to five. Other possibilities include small classes, new playwrights’ work and rentals for activities such as recitals.
The operators described ForAll as an existing nonprofit theater company that previously had space in Westchester County. Wednesday’s action concerned exterior alterations; it was not a special use permit approval or authorization to open.
Downtown businesses receive sign approvals
Several Main Street applications involved replacing or relocating signs.
Anna Kern Fine Art received approval for a wall sign, projecting sign and portable sign at 71 South Main St. Existing signs would be reused as the gallery moves from its location behind 83 South Main St.
Commissioners discussed verifying that the portable sign meets the six-square-foot size limit. City staff said portable signs must remain within two feet of the building and be displayed only during business hours.
At 183 South Main St., Smitten received approval for a wood wall sign, white lettering along the lower windows and a portable chalkboard sign.
The applicant said the business is relocating from Palmyra. Commissioners considered several wall-sign options but ultimately approved the wood version, requiring another review if a different material is needed.
The Chosen Pub received approval to replace Kix on Main branding at 170 South Main St. The approval covered two round signs and lettering on two doors, with flexibility to update other existing signs using the same size and location.
Representatives said the change was a business rebranding and did not involve a sale.
Canandaigua Quick Print also received approval for an illuminated sign at its new Parkway Plaza location at 109 Eastern Boulevard.
Road correction, awning and shed also approved
The commission voted 5-0 to approve a minor subdivision amendment for the Waterchase residential subdivision associated with 156 Stewart Place.
The amendment corrects a survey discrepancy affecting the Kennedy Street right-of-way so the roadway infrastructure can be dedicated to the city. It creates no new lots, though two unbuilt lots would have small boundary adjustments.
At 79 South Main St., commissioners approved a green awning above the rear entrance used by SPCC WIC. The property owner said it would make the entrance easier to identify and provide shelter from the weather.
Heritage House Apartments at 50 Grove Drive received approval for a 12-by-16-foot storage shed beside an existing shed. Commissioners allowed vertical siding instead of horizontal siding while retaining the proposed color scheme and red roof.
Before adjourning, commissioners discussed moving their November meeting because the usual second Wednesday falls on Veterans Day. Nov. 4 emerged as the proposed alternative, with the date still to be confirmed.
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