Whole Foods Plaza • DEIS •
Draft Environmental Impact Statement
For: Whole Foods Plaza, Town of Brighton County of Monroe, New York
Prepared for:
Ramsey A. Boehner, Environmental Review Liaison Officer Brighton Town Board as Lead Agency Brighton Town Hall 2300 Elmwood Avenue Rochester, NY14618 585-784-5250
Contributors / Preparers:
Daniele Family of Companies (Project Sponsor) SBLM Architects 2740 Monroe Avenue 545 West 45th Street Rochester, NY14618 New York, NY 10036 585-271-1111 212-995-5600
Costich Engineering, D.P.C.- Mike Montalto Foundation Design, P.C.- James Baker 217 Lake Avenue 335 Colfax Street Rochester, NY 14608 Rochester, NY 14606 585-458-3020 585-458-0824
SRF Associates – Steve Ferranti 3495 Winton Place Building E, suite 110 Rochester, NY 14623 585-272-4660 Date of Receipt
Date of Acceptance
Deadline for Written Comments
January 21, 2016
1
TABLE OF CONTENTS
TABLE OFCONTENTS ...... 2
LIST OF TABLES ...... 7
LIST OF FIGURES ...... 9
LIST OF APPENDICIES ...... 12
1.0 Executive Summary...... 17
Description of Action ...... 17
Needs and Benefits ...... 19
Incentives ...... 23
Amenities ...... 24
Impacts and Mitigation...... 25
Geology, Soils and Topography ...... 25
Surface Waters/Drainage...... 26
Transportation ...... 30
Land Use and Zoning ...... 32
Community Services ...... 34
Visual Resources ...... 35
Cultural Resources ...... 36
Noise ...... 37
Construction Impacts...... 38
Alternatives ...... 39
2.0 Description of the Proposed Action ...... 41
2.1 Location and Setting...... 41
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Whole Foods Plaza DEIS Town of Brighton
2.2 Design and Layout ...... 42
2.2.1 Proposed Impervious Area and Ratio of Greenspace to Impervious area (4) ..... 51
2.2.2 Total Building Area, Height, Square Footage, Number of Floors (5) ...... 54
2.2.3 Vehicle and Bicycle Parking (7) ...... 56
2.2.4 Traffic Control Features and Patterns (8) ...... 57
2.2.5 Drainage Improvements (9) ...... 58
2.2.6 Sanitary Sewers (9) ...... 60
2.2.7 Public Water (9) ...... 61
2.2.8 Buffers and Landscaping (10) ...... 63
2.2.9 Proposed Public And Private Amenities, And Improvements Ownership (12) .. 65
2.2.10 Lighting (13) ...... 67
2.2.11 Hours of Operation (15) ...... 69
2.2.12 Approvals (16)...... 70
2.2.12 Wetlands (17) ...... 72
2.2.13 Consistency with Municipal Planning Tools (20) ...... 72
2.2.14 Right to Access – Redevelopment Site (21)...... 78
2.2.15 Right to Access – Access Management Plan (22)...... 81
2.3 Design and Layout ...... 82
2.3.1 Purpose ...... 82
2.3.2 Needs ...... 83
2.3.3 Benefits...... 84
2.3.4 Proposed Incentives...... 101
2.3.5. Proposed Amenities...... 117
2.4 Approvals ...... 130
2.5 Construction and Operation ...... 134
3 Whole Foods Plaza DEIS Town of Brighton
2.5.1 Construction Schedule and Sequenc e ...... 134
2.5.2 Operation ...... 137
2.6 Neighborhood Input / Communications ...... 138
3.0 Environmental Setting ...... 141
3.1 Geology, Soils and Topography ...... 141
3.2 Surface Waters/Drainage...... 144
3.3 Terrestrial and Aquatic Ecology ...... 148
3.3.1 Woodlots and Trees ...... 149
3.3.2 Wildlife...... 150
3.4 Transportation ...... 151
3.4.1 Existing Traffic Conditions Analysis ...... 151
3.4.2 Traffic Operations ...... 155
3.5 Land Use and Zoning ...... 159
3.5.1 Density Analysis Study ...... 162
3.6 Community Services ...... 164
3.6.1 Water Service ...... 164
3.6.2 Sanitary Sewer...... 165
3.6.3 Private Utilities ...... 166
3.6.4 Police ...... 167
3.6.5 Fire ...... 167
3.6.6 Ambulance ...... 167
3.6.7 Educational Services ...... 167
3.6.8 Health Care Services ...... 168
3.6.9 Current Town and School Taxes ...... 168
3.6.10 Recreational ...... 169
4 Whole Foods Plaza DEIS Town of Brighton
3.6.11 Sidewalks ...... 169
3.7 Visual and Cultural Resources ...... 170
3.7.1 Visual ...... 170
3.7.2 Historical and Archeological ...... 171
3.8 Noise...... 172
3.9 The Auburn-Rochester Railroad, Auburn Trail and Access Easements ...... 173
3.9.1 The Auburn-Rochester Railroad ...... 173
4.0 Environmental Impacts and Mitigation ...... 174
4.1 Geology, Topography and Soils ...... 174
4.2 Surface Waters /Stormwater Management ...... 181
4.3 Terrestrial and Aquatic Ecology ...... 192
4.3.1 Woodlots and Trees ...... 192
4.2.1 Wildlife...... 193
4.4 Transportation ...... 194
4.5 Land Use and Zoning ...... 215
4.5.1 Density Analysis Study ...... 230
4.6 Community Services ...... 232
4.6.1 Water Service ...... 232
4.6.2 Sanitary Sewer...... 233
4.6.3 Private Utilities ...... 236
4.6.4 Police ...... 237
4.6.5 Fire ...... 237
4.6.6 Ambulance ...... 238
4.6.7 Educational Services ...... 239
4.6.8 Health Care Services ...... 240
5 Whole Foods Plaza DEIS Town of Brighton
4.6.9 Recreational ...... 241
4.6.10 Sidewalks ...... 241
4.6.11 Town Tax Rate/Budget and Fiscal Impacts ...... 243
4.7 Visual and Cultural...... 244
4.7.1 Visual ...... 244
4.7.2 Historical and Archeological ...... 249
4.8 Noise...... 250
4.9 Construction ...... 255
5.0 Unavoidable Environmental Impacts ...... 261
6.0 Alternatives ...... 262
6.1 Development of the Site Under Existing Zoning Regulations ...... 262
6.2 Alternate Developed Use ...... 263
6.3 Alternate Site Plans ...... 264
6.4 Potential Allowable Future Uses of Buildings ...... 269
6.5 No Action Alternative ...... 269
6 LIST OF TABLES
2.2.1-1 Existing Facilities Summary
2.2.1-2 Proposed Facilities Summary
2.2.11-1 Operational Volume Summary
2.3.3-1 Whole Foods Plaza Property Tax Calculations
2.3.3-2 Whole Foods Plaza Sales Tax Calculations
2.3.4-1 Summary of Incentives
2.3.5-1 Whole Foods Plaza Open Space Parcel Value
2.3.5-2 Summary of Amenities
3.1-1 Stormwater Infiltration Results
3.2-1 Redevelopment Site Existing Peak Discharge Rates
3.2-2 Access Management Area Existing Peak Discharge Rates
3.2-3 Existing Stormwater Runoff Pollutant Loads
3.4.1-1 Delay Study Results
3.4.2-1 Capacity Analysis Results – Existing & Background Conditions Unsignalized
Intersections
3.4.2-2 Capacity Analysis Results – Existing & Background Conditions Signalized
Intersections
3.5-1 Land Use Summary
3.6.1-1 Hydrant Test Flow Data Summary
3.6.2-1 Sanitary Sewer Summary
3.8-1 Existing Ambient Noise Level Summary
4.2-1 Redevelopment Site Un-detained Peak Discharge Rates
4.2-2 Redevelopment Site Detained Peak Discharge Rates
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Whole Foods Plaza DEIS Town of Brighton
4.2-3 Access Management Area Un-detained Peak Discharge Rates
4.2-4 Access Management Area Detained Peak Discharge Rates
4.2-5 Stormwater Runoff Post Development Pollutant Loads – No Treatment
4.2-6 Stormwater Runoff Post Development Pollutant Loads – Post Treatment
4.2-7 Stormwater Runoff Post Development Pollutant Loads – Load Removal in
Treatment
4.2-8 Stormwater Runoff Post Development Pollutant Loads – Reduction in
Pollutant Loading from Existing Conditions
4.4-1 Site Generated Trips w/Trip Adjustments
4.4-2 Capacity Analysis Results – Unsignalized Intersections
4.4-3 Capacity Analysis Results – Signalized Intersections
4.4-4 Queuing Analysis Results – PM Peak Hour
4.4-5 Segment Volume Summary
4.4-6 Peak Hour Gap Analysis Results
4.6.2-1 Sanitary Sewer Summary
4.8-1 Ambient / Future Noise Levels and Human Reaction
6.1-8 Summary of Plans and Alternatives
8 Whole Foods Plaza DEIS Town of Brighton
LIST OF FIGURES
2.1.1 Site Location Map
2.1.2 Overall Project Area Sketch
2.2.1 Existing Features/Demolition Plan3
2.2.1A Access Management Existing Features/Demolition Plan
2.2.1B Developed Erosion Control & Sedimentation Plan
2.2.1C Access Management Area Developed Erosion Control
& Sedimentation Plan
2.2.1D Site Plan Exhibit
2.2.1E Access Management Site Plan Exhibit
2.2.1F Grading Plan
2.2.1G Utility Plan
2.2.1H Access Management Grading/ Utility Plan
2.2.1I Landscape Plan
2.2.1J Typical Island Planting Details
2.2.1K Lighting Plan
2.2.2 SLBM Site Plan
2.2.2A Ground Floor Plans
2.2.2B Mezzanine Floor Plans
2.2.2C Roof Plan
2.2.2D Whole Foods Exterior Elevation
2.2.2E Inline Shopping Center Elevations
2.2.2F Proposed Sections
2.2.3 - 2.2.3C Preliminary Architectural Rendering
9 Whole Foods Plaza DEIS Town of Brighton
2.2.4 Access Management Plan/ Existing Features & Demolition Exhibit
2.2.4A Access Management Plan/ Parking Improvement Exhibit
2.2.5 Bulk Data Lot Plan
2.2.5A Bulk Data Summary
2.2.5B Access Management Bulk Data Summary
2.2.5C Plaza Bulk Data Lot Plan
2.2.6 Zoning Map
2.2.7 Green Infrastructure Location Exhibit
2.2.7A Access Management Green Infrastructure Location Exhibit
2.2.7B Green Infrastructure (Typical Bio-Retention Detail)
2.2.7C Green Infrastructure (Typical Porous Pavement Detail)
2.2.8 Dedicated Parking/Gathering Exhibit
2.2.9 Proposed Sidewalk Network System Exhibit
2.2.10 Rendering Of Pedestrian/ Bike Area & Proposed Berm
2.2.10A Site Amenities Concept Imagery
2.2.11 Typical Berm Cross-Section
2.2.12 Community Vision Plan
2.3.1 Existing Multi-Use Trails & Trails Currently Under Development
2.3.2 Project Recommendation Near-Term Implementation Window
2.3.3 Auburn Trail Along Grass Area
2.3.3A Auburn Trail Along Parking Area
2.3.3B Existing Auburn Trail
2.3.4 Forever Wild Value Exhibit
2.6.1 – 2.6.1B Public Comment Summary
3.3.1 Whole Foods Soils Map
10 Whole Foods Plaza DEIS Town of Brighton
3.3.1A Access Management Soils Map
3.3.2 Overall Drainage Area Map
3.3.2A Whole Foods Existing Drainage Area Map
3.3.2B Access Management Existing Drainage Area Map
3.3.2C Stormwater Routing Exhibit
3.3.5 Monroe County Water Authority Record Mapping
3.7.1 Monroe Avenue Corridor Views
4.1.1 Earth Work Exhibit
4.2.1 Developed Drainage Area Map
4.2.1A Access Management Developed Drainage Area Map
4.2.2 Outlet Control Details
4.2.2A Access Management Outlet Control Structure Detail
4.7.1- 4.7.1H Visual Impact Study
4.8.1 Sign Location Exhibit
4.8.1A Monument Sign
4.8.1B Proposed Sections
11 Whole Foods Plaza DEIS Town of Brighton
LIST OF APPENDICIES
1 SEQR Documents
• Initial Incentive Zoning Application Letter Of Intent 2/18/15
• Amended Incentive Zoning Application Letter Of Intent 5/15/15
• Town Board Meeting 5/27/15 Seeking Lead Agency Status
• Town Board Meeting 7/8/15 Adopting Positive Declaration
• SEQR Documentation Report
• Full E.A.F.
• Regional Resource Mapping
• Town Resource Mapping
• Conceptual Drainage Review
• Water Distribution
• Site Lighting
• Traffic
• Signage
• DEIS Final Scope
2 Planning Tools
• Monroe Avenue Corridor Community Vision Plan
• Comprehensive Plan 2000
• Open Space Index
• Bike Walk Brighton
• Regional Trail Initiative Executive Summary
• NYS Climate Smart Communities 2.0
12 Whole Foods Plaza DEIS Town of Brighton
3 Traffic Impact Study And Related Correspondence
• Whole Foods Draft Traffic Impact Study; Revised 1/16
• Alternatives Traffic Impact Study
• Alternate 4 Capacity Analysis
• Monroe County DOT Correspondence
• New York State DOT Correspondence
• Traffic Signal Estimate
4 Cultural Resources And Related Correspondence
• Office of Parks, Recreation & Historic Preservation (OPRHP)
Consultation Request and Determination Letter
5 Alternate Plans
• Plan Consistent with Current Zoning
• Previously Submitted Alternatives
6 Utilities
• Sanitary Sewer Capacity Analysis
• Watermain & Services
• R G & E Will Serve Letter
7 Amenities
• 20 Year Property Tax Calculations
• Amenities Trail Map
• Amenities Combined Costs
• Excerpt From AASHTO Guide For The Development Of Bicycle
Facilities
13 Whole Foods Plaza DEIS Town of Brighton
8 Lighting
• LitePro Computer Generated Lighting Calculations
• Cut Sheets, Lighting Plan & IES Standards
9 Visual Impact Assessment
• Visual Impact Study
• Aerial Images of Clover Lanes
• Existing Neighborhood Vantage Points Photographs
10 Rights To Access / Land Acquisition
• Existing Whole Foods Access Easement To Allens Creek Road
• R G & E Exhibit Plan
• License Agreement for Use of RG & E Property
• R G &E License Agreement Site Plan
• R G & E License Agreement Exhibit with Dimensions
• Declaration of Cross Access Easements and Shared Parking Agreement
• Cross Access And Shared Parking Agreement Letter From Sakura Home
• Animal Hospital E-Mails Regarding Cross Access
• Purchase Of State Owned Property Adjacent To 2717 Monroe Avenue
• Metes and Bounds Survey Map
• DEIS Boundary Map
• Lot Descriptions
14 Whole Foods Plaza DEIS Town of Brighton
11 Geotechnical Investigation
• Soil Maps And Descriptions
• Geotechnical Evaluation Whole Foods Building Area
• Geotechnical Evaluation Remaining Plaza
• Earthwork Map
• Earthwork Report
12 Vegetation And Wildlife Reports
• Potential For Wildlife Use OF Habitat Adjacent To 2740/2750 Monroe
Avenue Report
• NYSDEC National Heritage Program Data Base Letter
• Tree Survey
13 Noise Impact Assessment
• Noise Analysis Study
14 Asbestos Survey
• 2740 Mario’s Asbestos Survey
• 2750 Clover Lanes Bowling Alley Asbestos Survey
• 2800 Mamasan’s Asbestos Survey
15 Signage
• Sign Package
16 Architectural Plans & Elevations
• Whole Foods Building Plans
• Whole Foods Concept Elevation
15 Whole Foods Plaza DEIS Town of Brighton
17 Density Analysis
• Monroe Avenue Corridor Density Analysis
• Bulk Data Plan
• On Site Bulk Data Table
• Off Site Bulk Data Table
18 Neighborhood Input/ Communications
• Project Sponsor Public Meeting Notes 2-23-15
• Public Comments
• Public Comments Summary
• Public Comments Master Chart
• Public Comment Topics Graph
19 Storm Water Management Plan & Engineering Report
• Storm Water Management Plan And Engineering Report
16 Whole Foods Plaza DEIS Town of Brighton
1.0 Executive Summary
This Draft Environmental Impact Statement (DEIS) has been prepared in accordance with the requirements of the New York state Environmental Quality Review Act (SEQR) and its implementing regulations found at 6 NYCRR Part 617. The content is as specified by the Scoping
Outline for the Whole Foods Plaza project adopted by the Town Board acting as Lead Agency and dated September 23, 2015.
Description of Action
The proposed action subject to review is an Incentive Zoning Application for the redevelopment of a 10.1± acre site to be redeveloped as Whole Foods Plaza. The lands for the redevelopment project are currently owned by or under contract by the Daniele Family of Companies for redevelopment by the Daniele Family of Companies. The Daniele Family of Companies is the project sponsor. Further details of the Incentive Zoning Application is contained in Section 2.2
and Appendix 1.
Whole Foods Plaza is a multitenant retail center proposed for a 10.1 +/- acre site in the Town of
Brighton, County of Monroe, New York. The site is located on the north side of New York State
Route 31 (Monroe Avenue) approximately 600 feet west of the intersection of Monroe Avenue
and Clover Street and approximately at the inter section of the interchange with NYS Route 590
and bordered by Clover Street to the north, as shown in Figure 2.1.1. Further details on the proposed project are contained in Section 2.2 of this DEIS.
Monroe Avenue in the project site vicinity is an important commercial corridor connecting the
Town of Brighton to metropolitan Rochester and eastern suburbs. Approximately 600 feet east of
17 Whole Foods Plaza DEIS Town of Brighton the project site Monroe Avenue connects with Clover Street, NYS Route 590 connects with
Monroe Avenue approximately 1600 feet west of the project site. The proposed redevelopment plans to provide sole access to the redevelopment site via two driveways on Monroe Avenue.
Implementation of an access management plan to benefit commercial properties on the south side of Monroe Avenue and motorists traveling the Monroe Avenue Corridor within the project area.
Further details on the access management plan are contained in Section 2.2.4 of this DEIS. Further details on the transportation and traffic setting of the site are contained in Section 3.4 of this DEIS.
The Whole Foods Plaza redevelopment project is to be completed in a single phase. As proposed the Whole Foods Plaza redevelopment project will provide a multitenant retail center within a revitalized commercial setting. The project will provide a variety of specialty upscale retail uses in a pedestrian friendly cohesive redevelopment with enhanced multimodal connectivity to the surrounding residential neighborhoods and Monroe Avenue corridor.
The redevelopment proposal involves the development of approximately 93,900 square-feet of retail space within four buildings. The anchor tenant will be a natural and organic foods market/grocery. The tenant will be Whole Foods Market. The anchor building will be a single story 50,000 square-foot natural and organic foods market/grocery with a 3,900 square-foot mezzanine. The redevelopment proposal also includes the development of two single story multitenant retail buildings; 31,780 square-foot retail building and 6,300 square-foot “outparcel” style retail building. The fourth building is planned for a single story 1,980 square-foot specialty coffee shop with a drive through. Figure 2.2.1D shows the site plan for the site. Further details on the proposed redevelopment project are contained in Section 4.5 of this DEIS.
18 Whole Foods Plaza DEIS Town of Brighton
Needs and Benefits
The proposed redevelopment project will significantly upgrade the property and this important gateway to the Town of Brighton. An exciting food market anchor, attractive architecture, and cohesive design will help to update and transform this section of Monroe Avenue. The proposal will include quality design, landscaping and architecture, with architecture contemplated to be consistent with the anchor tenant, including use of regional materials and a waste management plan that will look to re-use a substantial amount of the material from the existing buildings that are proposed to be demolished.
The redevelopment project will significantly upgrade the Monroe Avenue corridor in the project area by providing a cohesive redevelopment of three properties which will meld upscale architectural elements, landscaping elements which will enhance the building architecture and provide enhanced visual interest, screening, and buffering to the surrounding neighborhoods.
The Whole Foods Plaza redevelopment project is designed to meet the changing commercial property needs and community business offerings. The redevelopment project will provide needed improvements to the properties to allow them to continue to be commercially viable and sustainable into the future.
Pedestrian access is incorporated in the plan, providing access to the site for pedestrians and bicycles including amenities like bicycle racks. The pedestrian friendly development will enhance the neighborhood by improving walkability and fostering neighborhood business. The project sponsor also proposes to address safety on the trail by separating vehicle traffic from pedestrian and bicycle activity on the trail with the use of a separation guard rail. The project will create new
19 Whole Foods Plaza DEIS Town of Brighton pedestrian connections, consolidate parking, and improve vehicular access to and from Monroe
Avenue. Pedestrian connections and way-finding signage will also be incorporated into the
development.
The new Lifestyle Center design will also improve vehicular access and circulation. A new traffic
signal with pedestrian crosswalk will be installed on Monroe Avenue. The anticipated location
will align the Clover Lanes property and the Sakura Home restaurant site. Installation of the traffic signal will allow for the implementation of an access management plan which will benefit businesses on the south side of the Monroe Avenue corridor and provide increased safety to the traveling public.
In addition to the amenities of this project, this development provides substantial public benefits; among them are:
1. Fulfilling the Town of Brighton’s Vision of the Monroe Avenue Corridor Plan.
The Monroe Avenue Corridor Plan has a number of distinct elements which are addressed
by this plan. Those elements are both aesthetic in nature (dealing with placement of
buildings) and safety-related (relative to Monroe Avenue vehicular, pedestrian, multimodal
and bicycle access). Project design has incorporated the goals of the Corridor Plan. Further
details on the Monroe Avenue Corridor Plan are contained in Appendix 2 of this DEIS.
2. Diversity of Retail Offerings within the Town of Brighton.
The addition of a natural and organic foods market/grocery is of substantial benefit to the
residents of the Town of Brighton. At present, the Town is home to a Tops Market on
South Clinton Avenue, several pharmacies selling some grocery items and occasional
20 Whole Foods Plaza DEIS Town of Brighton
specialty or convenience type stores. Residents currently have access to full service grocery
stores in their adjacent communities requiring residents to shop for groceries outside of the
Town, such as at the Pittsford or East Avenue Wegman's stores, both of which are at or
above capacity. This highly regarded and sought after retailer also brings to the market a
focus on all-natural and organic, promoting a healthy living lifestyle that is not necessarily
the focus of existing competition. In addition, the lead tenant within the plaza enhances
the possibility of bringing new and upscale retailers to the remainder of the Center. There
is a natural following of the lead tenant and some of those prospective tenants are in
discussions with the project sponsor.
3. Tax Revenues.
The proposed development will generate a significant increase in tax revenues that benefit
the Town, schools, state and federal agencies. The yearly property taxes currently
generated are $190,600 plus or minus and includes tax exempt property (The First Baptist
Church parcel). The future projected property taxes (using current tax rates) are expected
to be $438,300 plus or minus. The proposed development will contribute approximately
$14,038,880 over the next 25 years in property taxes; of which $11,626,998 will go directly
to the Town of Brighton. In addition, this project will be a source of additional sales tax,
mortgage tax and income tax revenue above what the properties are generating now by a
similar percentage increase as property taxes. The Project Sponsor estimates an increase
of approximately $3,438,000 in annual sales tax revenue, based on estimated current and
projected sales volumes on the proposed site. Further details on the tax revenues generated
by the redevelopment project are contained in Section 2.3 and Appendix 7 of this DEIS.
21 Whole Foods Plaza DEIS Town of Brighton
4. No COMIDA.
While this property may be eligible for a payment in lieu of taxes (PILOT)
Agreement and substantial benefits under programs sponsored by the County of
Monroe Industrial Development Agency the project sponsor has committed that
they will, in accordance with the Town of Brighton's preference, forgo any request
for such benefits. Forgoing any request for COMIDA will apply to any and all
buildings or uses of the site.
The proposed action will meet the needs of the Town of Brighton as identified in the Town’s
Comprehensive Plan 2000. Further details of the Town’s Comprehensive Plan are contained in
Appendix 2 of this DEIS.
The pertinent goals addressed by this proposed action include:
• Provide pedestrian and bicycle linkages between neighborhoods and commercial
areas;
• Permit quality commercial development that provide a sound economic base;
• Provision of a balance in the type of grocery retail;
• Preservation of priority area of open space and residential buffer;
• Satisfaction of recreational needs of Town residents through pedestrian and bicycle
access,
• Maintenance and enhancement of the visual character of the community;
22 Whole Foods Plaza DEIS Town of Brighton
Incentives
The Whole Foods Plaza redevelopment project involves proposed incentives associated with redevelopment of the site and implementation of the access management plan. The proposed incentive categories relate to bulk area requirements, relief from obtaining individual special use permits for the uses proposed, and signage. Table 2.3.4-1 summarizes the Requested Incentives by Lot, inclusive of the applicable Town Code section.
The bulk area incentives relate primarily to dimensional deviations from the Code, in large part dictated by the split zoning of the development lands. The addition of 1.2 acres of RLA zoned land to the northern portion of the site (behind the current Mario's and Clover Lanes properties) generates the need for a use incentive to allow commercial improvements and activity to extend into the 1.2 acres of the adjacent RLA District. Other use incentives proposed relate to conditional permit uses which carry a favorable legal presumption of being permitted and in harmony with the neighborhood. To that end, the incentives seek to avoid unnecessary duplication in the review process.
Bulk area incentives related to the implementation of the access management plan serve to address preexisting non-conforming site conditions. These conditions are beyond the control of the project sponsor.
Further details of the requested incentives are contained in Section 2.3.4 of this DEIS.
23 Whole Foods Plaza DEIS Town of Brighton
Amenities
The Whole Foods Plaza redevelopment will provide amenities which will be of public benefit.
Typically, amenities address specific infrastructure or development needs or improvements in the area of the proposed development project. Several such amenities of benefit to the community are offered as part of the application. The amenities associated with the Whole Foods redevelopment project include, but are not limited to:
• Improvements to the Auburn Trail System
• Installation of a Traffic Signal with Pedestrian Controls on Monroe Avenue
• Implementation of an Access management plan for the southern properties on the
Monroe Avenue Corridor
• Preservation of Open Space
• Redevelopment of the site with multimodal connectivity to the surrounding
commercial and residential neighborhoods
The proposed amenities are further detailed below and summarized in Table 2.3.5-2. The value of the amenities is estimated to be in excess of $636,404, before including on-going maintenance costs for certain amenities of $3000 per year.
Further details on the project amenities are contained in Section 2.3.5 of this DEIS.
24 Whole Foods Plaza DEIS Town of Brighton
Impacts and Mitigation
Geology, Soils and Topography
Impacts
The redevelopment proposal will result in the disturbance of approximately 9.4 +/- acres of the
10.1 acre redevelopment site. The existing buildings and pavements will be removed to facilitate regrading of the site, construction of building foundations and the installation of utility infrastructure and stormwater management facilities. The general site topography of the site is to be maintained. Regrading of the site is to be performed to provide positive drainage of the pavement surfaces, provide ADA accessibility throughout the site and to minimize the amount of materials to be imported.
Implementation of the access management plan for the southern Monroe Avenue corridor properties will result in a disturbance of approximately 0.74 +/- acres of land. Regrading of areas for the implementation of the access management plan will be performed to provide positive drainage of pavement surfaces. The grading of the affected areas will blend with the existing grades within the disturbance area. Approximately 0.4 +/- acres of vegetation will be removed to construct the managed access improvements.
Mitigation
The impacts associated with redevelopment of the site will be mitigated through the design and construction phases to produce a grading plan which will result in a cohesive, more visually appealing site grading scheme which optimizes the volume of cuts and fills for the site. Mitigation measures to avoid and minimize soil erosion and resulting downstream sedimentation, and tracking of soils onto the area roadways will be employed. With the inclusion of such measures, designed
25 Whole Foods Plaza DEIS Town of Brighton and implemented specifically to address issues at the site, no significant erosion and sedimentation impacts should occur. Redevelopment of the site does not result in an appreciable removal of vegetation. Due to site soils, unsuitable soils within the proposed Whole Foods building footprint will need to be removed. Inclusion of a subsurface stormwater management facility designed specifically to address issues at the site will minimize the volume of soils needed to be imported to the site.
The impacts associated with the implementation of the access management plan for the southern
Monroe Avenue Corridor properties will be mitigated through the design and construction phases to produce a grading plan which compliments the existing improvements and topography.
Mitigation measures to avoid and minimize soil erosion and resulting downstream sedimentation, and tracking of soils onto the area roadways will be employed. With the inclusion of such measures, designed and implemented specifically to address issues at the site, no significant erosion and sedimentation impacts should occur. Inclusion of a subsurface stormwater management facility designed specifically to address issues at the site will minimize the disturbance area needed to construct the access management plan improvements.
It is concluded that no significant impacts to off-site areas due to geologic, soil or topographic conditions will result from the proposed redevelopment project.
Surface Waters/Drainage
Impacts
The impacts associated with the redevelopment of the site due to changes in the sites surface and groundwater conditions include an increase in the total volume of runoff from the site. The
26 Whole Foods Plaza DEIS Town of Brighton proposed redevelopment will result in a decrease in the stormwater discharge rates for the site.
The impervious surface area coverage of the site will increase slightly as a result of the
redevelopment. Drainage patterns for the site will be improved by modifying drainage conditions
where portions of the site shed stormwater onto the adjacent residential properties to the north of
the project. The surface water will be discharged into the Irondequoit Creek watershed area at a
controlled rate of disposition improving the impact on the Irondequoit Creek watershed in both
disposition rate and water quality.
The impacts associated with the implementation of the access management plan for the southern
Monroe Avenue Corridor properties due to changes in the sites surface and groundwater conditions
include an increase in the total volume of runoff from the site. The implementation of the access
management plan will result in a decrease in the stormwater discharge rates for the site. The
impervious surface area coverage of the site will increase slightly as a result of implementing the
access management plan. Drainage patterns for the site will be improved by modifying drainage
conditions where portions of the properties shed stormwater to Monroe Avenue. The surface water
will be discharged into the Irondequoit Creek watershed area at a controlled rate of disposition
improving the impact on the Irondequoit Creek watershed in both disposition rate and water
quality.
Mitigation
Potential impacts to surface waters and drainage for the redevelopment site have been evaluated on a basis of hydrological mapping and analysis. While the project will introduce additional impervious surface areas to the site, impacts due to surface runoff will be fully mitigated by the proposed stormwater management system. The stormwater management system designed for the
27 Whole Foods Plaza DEIS Town of Brighton site meets or exceeds the latest NYS standards for both water quantity and water quality mitigation, including the newest green infrastructure standards. Green infrastructure practices to be implemented include, preservation of undisturbed areas, development within less sensitive areas, disconnection of roof areas, vegetated filter areas, permeable pavement, and subsurface detention.
Stormwater runoff for the redevelopment project will be collected through inlets and subsurface collection piping and conveyed by a closed piping network to a network of subsurface detention piping. Discharge rates from the collection system will be controlled through the use of outlet piping sizing and orifice plates to result in decreased runoff rates for the redevelopment project from the existing site conditions. Given this, it is concluded that the proposed project will not result in any significant off-site impacts related to storm peak flow rates, stormwater volumes or stormwater quality. Thus water quality, flow conditions and associated habitats for downstream water area should remain essentially unaffected by the proposed development.
Potential impacts to surface waters and drainage for the access management plan have been evaluated on a basis of hydrological mapping and analysis. While the project will introduce additional impervious surface areas to the properties included in the implementation of the access management plan, impacts due to surface runoff will be fully mitigated by the proposed stormwater management system. The stormwater management system designed for the site meets or exceeds the latest NYS standards for both water quantity and water quality mitigation, including the newest green infrastructure standards. Green infrastructure practices to be implemented include vegetated filter areas, and subsurface detention. Stormwater runoff for the redevelopment project will be collected through inlets and subsurface collection piping and conveyed by a closed piping network to a network of subsurface detention piping. Discharge rates from the collection system will be controlled through the use of outlet piping sizing and orifice plates to result in decreased runoff rates for the redevelopment project from the existing site conditions. Given this, it is concluded
28 Whole Foods Plaza DEIS Town of Brighton that the implementation of the access management plan will not result in any significant off-site impacts related to storm peak flow rates, stormwater volumes or stormwater quality. Thus water quality, flow conditions and associated habitats for downstream water area should remain essentially unaffected by the proposed development.
It is concluded that impacts from the Whole Foods Plaza redevelopment project and implementation of the access management plan related to surface and groundwater resources will be mitigated to the maximum extent feasible and practical.
Terrestrial and Aquatic Ecology
Impacts
Potential impacts to terrestrial and aquatic ecology have been evaluated based on a Terrestrial and
Aquatic Ecology Study prepared for the project. The redevelopment proposal will result in loss of approximately 0.5 acres of shrubland and wooded areas. The implementation of the access management plan will result in the loss of approximately 0.4 acres of shrubland. The upland habitat on the project site is considered common and abundant in this region and the loss will not be significant either locally or regionally.
Mitigation
Potential impacts to terrestrial and aquatic ecology for the Whole Foods redevelopment project will be mitigated by minimizing the disturbance to vegetated areas.
It is concluded that no significant impacts to terrestrial or aquatic ecology will result from the proposed redevelopment project.
29 Whole Foods Plaza DEIS Town of Brighton
Transportation
Impacts
The Traffic Impact Study (TIS), completed in January 2016, evaluates the potential traffic impacts resulting from the proposed Whole Foods Plaza redevelopment project. This segment of Monroe
Avenue is heavily traveled and presents numerous challenges for motorists to enter and exit adjacent properties. The Whole Foods Plaza redevelopment project proposes to redevelop properties along the north side of Monroe Avenue in keeping with the Town of Brighton’s Monroe
Avenue Corridor Community Vision Plan [Appendix 2]. In addition, the Conceptual Access
Management Plan [Figure 4] improves access to properties along the south side of Monroe Avenue by providing a new signalized intersection that will service many of the south side properties across from the development with various cross access agreements and shared cross access roads designed and built by the project sponsor. This new signal also provides a safe pedestrian crossing across Monroe Avenue, particularly for patrons of the existing hotels and restaurants. Currently, the closest signal controlled crosswalk is located at the Clover Street intersection.
The results of the traffic study indicate that a new signal at the full access driveway is warranted with development of the Whole Foods Plaza project. The existing Mario’s driveway should allow right-in/right-out/left-in turns only. Left-turns out will be prohibited. A new traffic signal and properties along the south side connected with easements and a rear lot access road, shows that the study intersections will experience small to moderate increases in delay during the weekday AM and PM, and Saturday midday peak hours.
The proposed redevelopment plans to provide sole access to the site via two driveway on Monroe
Avenue.
30 Whole Foods Plaza DEIS Town of Brighton
Further details on the TIS is contained in Sections 3.4, 4.4 and Appendix 3 of this DIES.
Further details on the Town of Brighton’s Monroe Avenue Corridor Community Vision Plan is contained in Appendix 2 of this DEIS.
The future growth and vitality of this segment of the Monroe Avenue Corridor depends largely on achieving a balance between the future transportation and land use demands within the corridor. In reaching that balance, a number of issues must be considered and trade-offs made as identified in the report. The January 2016 Traffic Study, contemplates many alternatives and recommends what is proposed.
Mitigation
The addition of a new traffic signal will improve the flow of traffic and pedestrian access into and out of this retail corridor. The improvements to the Auburn Trail, improvements and agreements facilitated by the project sponsor on the properties to the south of Monroe Avenue across from the redevelopment, will greatly improve the safety and accessibility to and from these retail sites on this heavily traveled commercial corridor. There will be a reduction in curb cuts and improved internal movement within the sites including movement for pedestrian and bicycle use. The
Rochester Genesee Regional Transportation Authority has been consulted to insure safe and convenient access to mass transit on both the north and south side of Monroe Avenue along this corridor are contemplated and made a part of this plan.
Further details on the exiting traffic volumes are contained in Section 3.4 and Appendix 3 of this
DEIS.
31 Whole Foods Plaza DEIS Town of Brighton
Land Use and Zoning
Impacts
The impacts associated with the redevelopment of the site relating to Land Use and Zoning include the demolition of the existing Mario’s Restaurant, Clover Lanes and Mamasan’s Restaurant facilities and redevelopment of the site as Whole Foods Plaza.
With respect to zoning and land use, all commercial uses proposed for the project are permitted under the commercial zoning of the property upon acquiring special use permits. The redevelopment plan creates variations to the bulk area and signage requirements for the redevelopment which are addressed in the Incentive Zoning Application for the project.
In terms of impacts to the immediate surrounding neighborhood, the project site lies within the
Monroe Avenue commercial corridor. The Monroe Avenue commercial corridor adjoins residential neighborhoods to the north. The redevelopment site is located immediately east of the
NYS Route 590 corridor. The proposed Whole Foods Plaza redevelopment is consistent with the
Town of Brighton Comprehensive Plan 2000, Town of Brighton Comprehensive Bicycle and
Pedestrian Master Plan / Bike Walk Brighton, Climate Smart Communities, and Town of Brighton
Monroe Avenue Corridor Community Vision Plan
The Whole Foods Plaza redevelopment project is consistent with the character and commercial development patterns for the Monroe Avenue corridor. The project is a response to the retail/commercial patterns that have emerged over the past several decades and is intended to meet market and community needs that have developed in the Town of Brighton.
32 Whole Foods Plaza DEIS Town of Brighton
Mitigation
The new development will aesthetically and economically enhance the commercial gateway into the Town of Brighton and increase its property values. The proposed project will significantly improve the character of the property which is currently developed as commercial space.
Site design and architectural design of the buildings have been coordinated to achieve maximum efficiencies to minimize the magnitude of the bulk area requirement incentives sought for the redevelopment.
The incentive zoning for the redevelopment proposal is consistent with existing uses along the
Monroe Avenue corridor while maintaining the adjacent residential buffer area. The proposed development will be among the lowest and least dense projects along the Town of Brighton’s
Monroe Avenue corridor. Furthermore, the density of the new development is only slightly more than what currently is built on the property. The density would fall below code if the entire site where contemplated as commercial. The area, which is currently developed, but still in the RLA
District is not used in calculating density or green space making those calculations appear more intensive than they are in the reality of evaluating the entire site. Further details on the density of development within the Monroe Avenue corridor are contained in Section 3.5.1 and Appendix 17 of this DEIS.
The Whole Foods Plaza redevelopment project will be submitted and reviewed by the Town’s
Planning Board, Architectural Review Board and Conservation Board and will receive input from the various boards to ensure the development plan conforms with land use and zoning guidelines and objectives.
33 Whole Foods Plaza DEIS Town of Brighton
It is concluded that no significant impacts to land use and zoning will result from the proposed redevelopment project.
Community Services
Impacts
The proposed Whole Foods Plaza redevelopment project will not create any appreciable increase in demand for community services or utility demands. No adverse impacts to community services or private utilities were identified, hence no mitigation is required. Further details on community resources are contained in Section 3.6 of this DEIS.
The redevelopment project will result in a positive fiscal impact to the community of over
$247,000 annually in increased property taxes revenue from the project. The redevelopment project will increase sales tax revenues by approximately $3,500,000 annually. The increase in property tax revenues will provide increased local funding of Town and School taxes without increases in demands for services. Redevelopment of the site will create an increase in surrounding commercial property values. The project is expected to almost double the property values of the surrounding commercial properties, increasing those taxable values and in turn revenue to the
Town and local governments by nearly 100% or $300,000+ annually.
Mitigation
Given that no adverse impacts to community services were identified, no mitigation measures are required. No tax abatements will be sought from COMIDA that would have minimized the positive impact on community resources.
34 Whole Foods Plaza DEIS Town of Brighton
It is concluded that no significant adverse impacts to community services will result from the proposed redevelopment project.
Visual Resources
Impacts
The proposed Whole Foods Plaza redevelopment project will alter the visual appearance of the site. The existing Mario’s Restaurant, Clover Lanes, and Mamasan’s Restaurant buildings are to be razed and the site cleared and reconfigured for the redevelopment of the site for the Whole
Foods Plaza.
An extensive analysis and assessment of visual impacts has been completed for this DEIS including viewshed analysis, cross-sections and detailed photo-simulations. It is found that the proposed Whole Foods Plaza redevelopment project will result in potentially significant, unavoidable visual impacts for viewers traveling along the adjacent Monroe Avenue corridor.
Impacts within the Monroe Avenue corridor will be visually consistent with the existing commercial character of the Monroe Avenue commercial corridor and, thus, will not be severe.
Motorist traveling Monroe Avenue will have visibility into the site. Views into the site and of the building facades will be softened through the use of planting beds and landscape islands.
Mitigation
Visual impacts associated with the Whole Foods Plaza redevelopment project along the Monroe
Avenue corridor are mitigated by the Architectural Design Scheme. The proposed buildings are all single-story buildings with architectural features which provide visual interest to the building facades. Buildings are set back at varying distances from the roadway with shared parking fields.
35 Whole Foods Plaza DEIS Town of Brighton
The varied building sizes and setbacks serves to break up the scale and massing of the project elements to minimize the visual impact of the redevelopment and to provide areas within the project for landscape islands to soften the sightlines of the building from the Monroe Avenue corridor.
A six foot privacy fence, as required by code, will be installed along the northern project disturbance limit adjoining the residential properties. The privacy fence will be augmented with the construction of an earthen berm with landscape plantings to limit sightlines from the residences north of Clover Street and motorists traveling along Clover Street.
It is concluded that no adverse impacts to visual resources will result from the proposed redevelopment project.
Further details on the visual resources are contained in Section 3.7 of this DEIS.
Cultural Resources
Impacts
The Whole Foods Plaza redevelopment is located in an area designated as sensitive for archaeological sites and is located within 5 miles of the Erie Canal Heritage Trail. The Whole
Foods Plaza redevelopment is occurring on previously developed lands. The project proposal was submitted to the New York State Office of Parks, Recreation and Historic Preservation (OPRHP) for review of potential impacts on cultural resources. The OPRHP has conducted their review and found that the project will have no impact on archeological and/or historic resources listed in or eligible for the New York State and National Registers of Historic Places.
36 Whole Foods Plaza DEIS Town of Brighton
Mitigation
Given that no adverse impacts to Cultural Resources were identified, no mitigation measures are required.
Further details on the cultural resources are contained in Section 3.7 of this DEIS.
Noise
Impacts
Redevelopment of the site will be performed in accordance with Town Code requirements for hours of construction and will be performed utilizing standard construction equipment and practices, therefore significant adverse noise impacts are expected due to redevelopment of the site.
Plaza operations will be typical of commercial enterprises. Deliveries will occur during the hours the Plaza is open and no significant noise impacts are expected due to the proposed Whole Foods
Plaza redevelopment project.
Mitigation
Although no significant adverse noise impacts were identified, the vegetated berm and privacy fencing to be installed at the northern limits of the redevelopment project will serve to reduce noise levels at the northern boundary of the project. It is concluded that no significant noise impacts will result from the proposed redevelopment project.
37 Whole Foods Plaza DEIS Town of Brighton
Further details on noise are contained in Section 3.8 of this DEIS.
Construction Impacts
Impacts
Construction related impacts are anticipated to be limited to a single construction phase that is anticipated to last 18 months or less. During the construction period, impacts will include dust and noise generation; limited impairment to local traffic flow associated with construction vehicle traffic, utility work, curb cuts, installation of the new traffic signal, relocation and improvement of the Auburn Trail and general visual changes.
Mitigation
Construction practices will comply with Town of Brighton codes which reference times of day for work to mitigate the noise disturbance to the residential neighborhoods. Additionally, the significant wooded hedge row and wooded area will act as a sound and dust barrier. There is no blasting stone anticipated. Dust will be monitored daily during construction and will be controlled with water on an as needed basis. Erosion and sediment control devices will be installed at the start of the construction activity and inspected and repaired as needed. A truck tire washing station will be set up at a stabilized construction access if needed to remove soil from the truck tires. Signs will be installed directing users of the Auburn Trail along temporary detours to navigate safely around the construction area. Work on the main road will be done in cooperation with NYSDOT to minimize the negative impact on traffic.
It is concluded that no significant impacts associated with construction activities will result from the proposed redevelopment project.
38 Whole Foods Plaza DEIS Town of Brighton
Further details on the construction are contained in Section 2.5 of this DEIS.
Alternatives
In addition to the proposed action, numerous alternatives were evaluated and considered by the project sponsor. The alternatives considered can be categorized into five categories. The alternative categories evaluated include the following:
1. Development of the site under the density limits permitted under existing zoning
regulations;
2. Alternate land uses allowed under the existing zoning including residential, retail and
other non-residential uses;
3. Investigation of alternate site layouts, including a reduction in size of the buildings and
elimination of the drive-through uses;
4. Potential allowable future uses of the buildings;
5. No action alternative.
The description of the proposed action has been revised based on on-going discussions with Town
Staff and comments received to date from the community.
39 Whole Foods Plaza DEIS Town of Brighton
Summary of Plans and Alternatives
40 2.0 Description of the Proposed Action
2.1 Location and Setting
Whole Foods Plaza is a multitenant retail center proposed for a 10.1 acre site in the Town
of Brighton, Monroe County, New York. The site is located on the north side of New York
State Route 31 (Monroe Avenue) approximately 600 feet west of the intersection of
Monroe Avenue and Clover Street and approximately at the intersection of the interchange
with NYS Route 590 and bordered by Clover Street to the north, as shown in Figure 2.1.1.
Further details on the proposed project are contained in section 2.2.
The Whole Foods Plaza redevelopment project includes the implementation of an access
management plan affecting five commercial properties on the south side of Monroe
Avenue. Figures 2.1.2 and 2.2.1A depict the properties included in the access management
plan. Further details on the proposed access management plan are contained in Section
Monroe Avenue in the project site vicinity is an important commercial corridor connecting
the Town of Brighton to metropolitan Rochester and eastern suburbs. Approximately 600
feet east of the project site Monroe Avenue connects with Clover Street, Route 590
connects with Monroe Avenue at the western project limits and Allens Creek Road
connects with Monroe Avenue approximately1600 feet west of the project site. Further
details on the transportation and traffic setting of the site are contained in Section 3.4 of
this DEIS.
The Monroe Avenue corridor in the project site vicinity are developed as commercial,
retail, and office uses. Large retail complexes are located approximately 3500 feet east of
41
Whole Foods Plaza DEIS Town of Brighton
the project site along the Monroe Avenue corridor within the Town of Pittsford. Areas
north and south of the Monroe Avenue Commercial corridor are developed as residential
neighborhoods. Further details on the community character on the project site setting are
contained in section 3.5 of this DEIS.
2.2 Design and Layout
As proposed the Whole Foods Plaza redevelopment project will provide a multitenant retail
center within a revitalized commercial setting. The project will provide a variety of
specialty upscale retail uses in a pedestrian friendly cohesive redevelopment with enhanced
multimodal connectivity to the surrounding residential neighborhoods and Monroe Avenue
corridor.
The redevelopment project will require approval from the Town’s Planning Board for site
plan approval and from the Town Board for an Incentive Zoning Application. The project
site is to be redeveloped utilizing incentive zoning to provide relief from bulk area
requirements associated with existence of dual zoning classifications effecting project
lands. Further details on the approval process is contained in Sections 2.2.12 and 2.4 of
this DEIS.
The redevelopment proposal involves the development of approximately 93,900 square-
feet of retail space within four buildings. The anchor tenant will be a natural and organic
foods market/grocery. The tenant will be Whole Foods Market. The anchor building will
be a single story 50,000 square-foot natural and organic foods market/grocery with a 3,900
square-foot mezzanine. The redevelopment proposal also includes the development of two
42 Whole Foods Plaza DEIS Town of Brighton
single story multitenant retail buildings; 31,780 square-foot retail building and 6,300
square-foot “outparcel” style retail building. The fourth building is planned for a single
story 1,980 square-foot specialty coffee shop with a drive through. Access to site will
Figure 2.2.1D shows the site plan for the site. Further details on the proposed
redevelopment project are contained in Section 4.5 of this DEIS.
Table 2.2.1-2 provides a summary of the proposed redevelopment including square-footage
of buildings, number of stories/proposed building heights, number of parking spaces, and
lot coverage.
The site to be redeveloped encompasses approximately 10.1 acres of property from four
(4) properties. The redevelopment properties are the current Mario's Italian Restaurant
parcel (at 2740 Monroe Avenue, with tax identification number 137.19-2-70.32), the
Clover Lanes Bowling parcel (at 2750 Monroe Avenue, with tax identification number
150.07-2-8.11), the Mamasan's Restaurant parcel (at 2800 Monroe Avenue, with tax
identification number 150.07-2-7.1), and a 2.2 +/- acre portion of lands of the First Baptist
Church (at Allen’s Creek Road, with tax identification number 137.19-2.68.1) which
adjoins the Mario’s Restaurant parcel. Figure 2.1.2 depicts the properties to be
redeveloped. Further details on the existing project site setting are contained in Section
3.5 of this DEIS. The project sponsor owns the Mario’s and Clover Lanes parcels and has
the remaining lands under contract to purchase. The redevelopment proposal will include
the resubdivision of the properties to create a separate lot for the Whole Foods facility, a
separate lot for the balance of the commercial redevelopment, and a separate lot for lands
to be maintained as open space. Although the redevelopment will function as a cohesive
development project, separate lots will be created to allow the project funding for the
43 Whole Foods Plaza DEIS Town of Brighton
Whole Foods facility and the balance of the retail facilities to be separate so as to not
encumber one another. The lots for subdivision will create rights for shared access and
utilities between the lots by way of a Reciprocal Easement Agreement (REA) for the site.
A separate lot will be created for the residential property to be maintained as open space.
Figure 2.2.5 depicts the proposed lot configuration. Redevelopment of the Auburn trail
will require a portion of the trail to be constructed on the adjoining Rochester Gas and
Electric (RG&E) parcel. Approximately 0.03 acre of the 2.0 acre RG&E property will be
effected. RG&E has agreed to enter into a license agreement for the project sponsor for
the use of the land. Further details on the license agreement are contained in Appendix 10
of this DEIS. Further details on the proposed subdivision of the lands, inclusive of a metes
and bounds survey map, is included in Appendix 10 of this DEIS.
The redevelopment site has frontage on public right-of ways. Frontage on the right-of-
ways provides the ability to access the site from public roadways. The site has frontage on
Monroe Avenue (NYS Route 31) and Clover Street (MC-DOT Route 271). The
redevelopment site has right of access to Allens Creek Road by way of an access easement
across the office property adjoining the site to the west. The project sponsor has committed
to limiting access for the redevelopment to the Monroe Avenue project frontage.
The Mario’s Restaurant, Clover Lanes and Mamasan’s properties are dual zoned and
comprise approximately7.9 +/- acres of the 10.1 +/- acre redevelopment. Approximately
7.04 +/- acres of the Mario’s, Clover Lanes, and Mamasan’s lands are within the General
Commercial Zoning District (BF-2) and approximately 0.86 +/- acres of the lands are
within the Residential Low Density Zoning District (RLA). The lands to be acquired from
the First Baptist Church, approximately 2.20 +/- acres, are entirely within the RLA Zoning
44 Whole Foods Plaza DEIS Town of Brighton
District. The zoning district boundary defining the boundary lines between the General
Commercial Zoning District (BF-2) and Residential Low Density Zoning District (RLA)
follows the centerline of an old railway right-of-way at the eastern portion of the
redevelopment lands. Figure 2.2.6 depicts the zoning district boundary lines within the
redevelopment. No modification of the zoning district boundaries is proposed associated
with the redevelopment project.
The existing Mario's, Clover Lanes and Mamasan's facilities will be razed to facilitate for
the proposed comprehensive redevelopment of the site. Application will be made to the
Planning Board and Architectural Review Board for the removal of the existing structures
in accordance with Town Code requirements. The buildings to be razed are three (3) single
story buildings totaling 60,247 square-feet. To further the goals of the Town, and in the
interest of sound environmental stewardship, building materials from the Mario’s
Restaurant facility and Clover Lanes facility along with pavement materials, from the entire
site, are to be reclaimed for reuse. Planned reuse of materials include reclamation of the
clay tile roof shingles from the Mario’s facility, reuse of the timber from the Bowling
Center roof truss system, reuse of a portion of the lumber from the bowling approaches,
reclamation of the bowling lane beds for reuse, and rubblization of pavement surfaces for
use as fill materials. Further details on the proposed project materials reclamation
initiatives are contained later in this Section and in Section 4.5 of this DEIS.
Table 2.2.1-1 provides a summary of existing facilities including square-footage of
buildings, number of stories/building heights, number of parking spaces, and lot coverage.
45 Whole Foods Plaza DEIS Town of Brighton
The redevelopment project will improve multi-modal access and circulation to and within
the site. The site will be accessed by two (2) access points on Monroe Avenue. One of the
access points will be a four-way signalized intersection. The second access point will be
an un-signalized intersection with restricted egress from the site. A traffic signal with
pedestrian signals is proposed to be installed at the main entrance to the redevelopment site
on Monroe Avenue. The proposed location will align the primary access for the site with
the entrance to the Sakura Home restaurant site on the south side of Monroe Avenue. The
new signal also provides a safe pedestrian crossing across Monroe Avenue, particularly for
patrons of the existing hotels and restaurants. Currently, the closest signal controlled
crosswalk is located at the Clover Street intersection. The signal location has been dictated
by the New York State Department of Transportation (NYSDOT), which maintains
jurisdiction over Monroe Avenue. Figures 2.2.4 & 2.2.4A depict the development access
locations. The existing vehicle curb cut serving the Mamasan's facility will be eliminated,
as well as the vehicular connections at the rear of the properties, to the adjoining office
center to the west and Animal Hospital to the east. Multimodal transportation
improvements serving the Monroe Avenue corridor, in cooperation with the Rochester
Genesee Regional Transportation Authority, are planned. A bus shelter with wayfinding
kiosk is to be developed along the project frontage on Monroe Avenue, with connectivity
to a sidewalk network within the site. Parking areas within the site will include electronic
vehicle charging stations, dedicated spots for HOV (high occupancy vehicles) and LEV
(low emission vehicles). Tesla, a leader in electric automobile technology, is contemplating
the site for a Tesla Super Charger station, the first in the Monroe County area. Figure 2.2.8
depicts the dedicated parking areas. The project sponsor has committed to work with an
independent traffic consultant, hired by the Town, on internal and external transportation
review. Further details on the existing transportation network is contained in section 3.4 of
46 Whole Foods Plaza DEIS Town of Brighton
this DEIS. Further details on the proposed transportation network is contained in section
4.4 of this DEIS.
Pedestrian access is provided throughout the project with a sidewalk system network within
the center and connecting to the sidewalk system within the Monroe Avenue Corridor. The
sidewalk network includes a system of sidewalks designed to provide safe pedestrian
access from parking areas to buildings, from building to building and to and from the public
sidewalk system on Monroe Avenue and the multi-use Auburn Trail. Cross walk locations
and pedestrian routes have been designed to avoid pedestrian-vehicle conflicts. All
walkways within the development will be compliant with the American with Disabilities
Act (ADA) guidelines. Figure 2.2.9 depicts the proposed sidewalk network system.
The mixed use Auburn Trail, which traverses the rear of the site is proposed to be relocated,
improved and incorporated into the development. The trail connects to the village of
Pittsford to the east of Brighton. The Auburn Trail also connects to the Erie Canal trail
system in Pittsford and consequently across the state of New York. The current condition
of the Auburn Trail through the redevelopment areas is inadequate and unsafe for
pedestrian or bicycle use. The Town of Pittsford has made the trail a priority as the north
side of Monroe Avenue was developed within Pittsford. The Project Sponsor’s proposal
will revitalize this unkempt section of the trail, providing a valuable amenity for Brighton
residents. Not only will the residents near the proposed development have an opportunity
to experience the natural areas on the site, but the entire community would have use of the
trail system, bicycle and pedestrian connectivity to the redevelopment and surrounding
areas.
47 Whole Foods Plaza DEIS Town of Brighton
Improvements to the mixed use trail include constructing approximately 1060 lineal feet
(1060’) of asphalt trail. The trail is to be reconstructed to a width of ten feet (10’) wide to
comply with the American Association of State Highway (AASHTO) guidelines for mixed
use pathways. The trail is being separated from the parking areas to enhance user safety.
The radiuses, pavement cross slope, running slope, and pavement surface are in accordance
with the AASHTO recommendations for shared use trails. A pedestrian gathering area
with pedestrian linkages to the retail facilities and Monroe Avenue corridor, wayfinding
signage and centralized bicycle parking area with bicycle parking for sixteen (16) bicycles
is included in the trail system upgrades to promote access to the site by users of the trail
system. The proximity to the trail will provide enhanced pedestrian connections between
the retail and residential neighborhoods. The pedestrian friendly development will enhance
the neighborhood by improving walkability and fostering neighborhood business. At the
same time, the proposal provides for permanent protection for the adjacent residential
neighborhood, maintaining buffering and separation. The trail serves to further separate the
residential and commercial areas by providing a transitional use area between the uses.
Figure 2.2.1D depicts the relocated and improved Auburn Trail within the redevelopment.
Further details on the Auburn Trail System are included in Appendix 2 & 7 of this DEIS.
In addition to the redevelopment of the 10.1 acre “site”, traffic corridor improvements for
properties on the south side of Monroe Avenue are planned. The traffic corridor
improvements include the implementation of a managed access plan. The managed access
plan consists of improvements to five (5) properties on the south side of Monroe Avenue.
The managed access plan will provide interconnectivity, parking improvements, and access
to the proposed signalized intersection. The managed access plan will include the
acquisition of approximately 0.5 +/- acres of excess Route 590 Right-Of-Way at the rear
48 Whole Foods Plaza DEIS Town of Brighton
of the properties from the New York State Department of Transportation (NYSDOT). The
project sponsor will be purchasing the excess Right-of Way lands from the State and
conveying the purchased lands to the adjoining commercial properties. The managed
access plan will provide a common rear lot access drive, thirty-eight (38) additional parking
spaces, and cross lot access among the properties and to the proposed signalized
intersection. Cross lot access and shared parking facilities will be accomplished through
the filing of a reciprocal access easement between the properties. The project sponsor will
be designing and constructing the shared access improvements for the implementation of
the Managed Access Plan. Figures 2.2.4A, 2.2.4B depicts the Managed Access Plan and
associated properties. Further details on the managed access plan are contained in Section
4.4 of this DEIS. Further details on the existing transportation network are contained in
Section 3.4 of this DEIS.
The redevelopment project will upgrade the property and this important gateway to the
Town of Brighton. The exciting food market anchor, attractive architecture, and cohesive
design will help to update and transform this section of the Monroe Avenue corridor. The
project will feature upscale architectural design elements and materials. The
redevelopment will utilize a cohesive architectural theme to be consistent with the anchor
tenant, including the use of regional materials and a waste management plan that will look
to re-use material from the existing buildings that are proposed to be demolished. Re-use
of materials will include reclamation and re-use of materials on site and reclamation of
materials for reuse regionally. Materials to be reclaimed for use regionally include the
bowling lane beds and machines from the Clover Lanes facility and the clay tile roof
shingles from the Mario’s facility. Materials to be reclaimed for re-use on-site include
timber from the roof trusses and lumber from the bowling lane approached and setae areas
49 Whole Foods Plaza DEIS Town of Brighton
from the Clover Lanes facility. Rubblization of asphalt pavement surfaces and reclamation
of pavement subbase materials from the entire redevelopment area for reuse as general fill
materials and augmentation for use as pavement subbase material. Figures 2.2.2 through
2.2.3C depict the planned building architecture. Further detail on the proposed architecture
and proposed building views are contained in Section 4.7 of this DEIS. Further detail on
the existing building views are contained in Section 3.7 of this DEIS.
In addition to reuse of building materials the project will incorporate sustainability/green
infrastructure practices for redevelopment of the site. The buildings will incorporate light
colored roof systems and concrete pavement in areas will be utilized to help mitigate the
"heat island" effect associated with parking areas and rooftops for the development.
Landscape islands combing trees, shrubs, ornamental grasses and annual and perennial
vegetation are proposed within parking areas and adjacent to building areas to aid in
mitigating the “heat island effect” and provide visual interest and screening within the
development. Figures 2.2.1.G and 2.2.1.H depict the Landscaping Plan and island
planting details. Figures 2.2.7A and 2.2.7B depict the Permeable pavement and
engineered soil planting beds and filter strips will be utilized to reduce stormwater surface
runoff rates and provide water quality measures. Figure 2.2.7 depicts the stormwater
green infrastructure practice areas. The Whole Foods building will be constructed to U.S.
Green Building Council (USGBC) Silver LEED standards and incorporate architectural
features and materials appropriate to the Rochester area. The additional buildings of the
retail plaza will be designed to complement the Whole Foods building, providing an
architectural theme consistent throughout the development. USGBC certification for the
buildings will not be sought. Further details of the stormwater management practices is
contained in Section 4.2 of this DEIS.
50 Whole Foods Plaza DEIS Town of Brighton
The following sections provide further detail to the design intent and proposed Project
Elements:
2.2.1 Proposed Impervious Area and Ratio of Greenspace to Impervious
area (4)
The redevelopment of the site will result in an increase in the percentage of
impervious surface area. The aggregate existing impervious surface area
percentage is 84%, and is increased to 88% under developed conditions. Further
details on the Bulk Area Data Analysis is contained in Appendix 17 of this DEIS.
Table 2.2.1-1 Existing Facilities Summary provides a summary of existing facilities
including square-footage of buildings, number of stories/building heights, number
of parking spaces, and lot coverage.
51 Whole Foods Plaza DEIS Town of Brighton
Table 2.2.1-1 Existing Facilities Summary
Lot Area Building Size Parking Density Lot Coverage (Acres) Required Provided (Square Max. per code Existing Feet Gross Floor Area/ Acre) MARIO’S RESTAURANT
2.293† 12,324 S.F. 124 177 5,375 65% 79%*
† Total lot area includes tax accounts 137.19-01-81 & 137.19-02-70.32
*Lot coverage includes existing paved areas that extend beyond the existing lot lines, but does not include parking areas that have been removed from the church property to the northeast.
CLOVER LANES
4.512 43,170 S.F. 210 235 9,568 65% 90%
MAMASAN’S
1.157 4,753 s.f. 48 64 4,108 65% 81%
TOTAL 7.962 60,247 s.f. 382 476 7,567 65% 84%
Table 2.2.1-2 Summary of Proposed Facilities provides a summary of proposed
facilities including square-footage of buildings, number of stories/building heights,
number of parking spaces, and lot coverage.
52 Whole Foods Plaza DEIS Town of Brighton
Table 2.2.1-2 –Proposed Facilities Summary Building Size Parking Density Lot Coverage Required Provided (Square Max. per code Proposed Feet Gross Floor Area/ Acre) LOT 1 (5.15 Acres)
Building 1 50,000 S.F. 250 300 10,466 grocery/specialty store 3,900 S.F. dinning 20 mezzanine 35’± Ht. LOT 1 53,900 S.F. 270 300 10,466 65% 83% TOTAL: LOT 2 (3.87 Acres)
Building 2 31,780 S.F. 159 120 8,212 Mixed retail 30’ ± Ht. Building 3 1,920 S.F. 10 19 496 Retail/Restaurant 25’ ± Ht.
Building 4 6,300 S.F. 32 41 1,628 Retail/ Commercial 25’ ± Ht. LOT 2 40,000 S.F. 200 180 10,336 65% 88% TOTAL
OVERALL DEVELOPMENT (10.13 Acres)*
93,900 s.f. 470 480 9,270 65% 76% *Includes areas from Lot 3
53 Whole Foods Plaza DEIS Town of Brighton
2.2.2 Total Building Area, Height, Square Footage, Number of Floors (5)
The redevelopment proposal involves the development of approximately 93,900
square-feet of retail space within four buildings. The anchor tenant will be a natural
and organic foods market/grocery. The tenant will be Whole Foods Market. The
anchor building will be a single story 50,000 square-foot natural and organic foods
market/grocery with a 3,900 square-foot mezzanine. The redevelopment proposal
also includes the development of two single story multitenant retail buildings;
31,780 square-foot retail building and 6,300 square-foot “outparcel” style retail
building. The fourth building is planned for a single story 1,980 square-foot
specialty coffee shop with a drive through. Figure 2.2.1D shows the site plan for
the site. Further details on the proposed redevelopment project are contained in
Section 4.5 of this DEIS.
The proposed buildings are all single-story buildings. The Whole Foods building
will have a mezzanine for patron seating area and offices. The building heights are
to be within code and in keeping with the character, mass and scale appropriate for
the site and surrounding area. In all cases, the heights are below what code permits
and no higher than the structures that currently exist on the site.
Whole Foods has traditionally opened their sites up to a "public market" feel
including outdoor displays, entertainment and food service outdoors.
The architecture of the 50,000 square foot anchor building is intended to marry the
old with the new. High quality local materials will be used, that evoke a taste of
the past like the Erie Canal, while at the same time re-using a significant amount of
54 Whole Foods Plaza DEIS Town of Brighton
material from the Clover Lanes bowling alley, specifically the wood from the
bowling lanes and the large trusses that are usable from the bowling alleys roof
system. The building will also be designed and built with the possibility of
someday being repurposed.
The main in line Retail Center is intended to be 31,780 square feet and although
not matching the main anchor building, share similar design influences and colors
as to make the buildings work together. It is likely that 6-10 different retail stores
will occupy this building; for this reason, the building will be constructed so the
units are modular in nature and can be reconfigured to accommodate different size
tenants and uses in the future.
The western most “outparcel” style retail building is designed to be 1,920 square-
feet and is committed to be a coffee shop with a drive through. The popularity of
coffee has grown tremendously and become a staple of social interaction. This
parcel is designed to accommodate a limited amount of outdoor seating visible to
the main roadway. This intentional display of a vibrant and welcoming atmosphere
builds on the Lifestyle Center feeling that this center will evoke.
The eastern “outparcel” style retail building is intended to be a 6,300 square-foot
multitenant retail building. The building is anticipated to house two (2) tenants.
Design of the areas surrounding the building will include outdoor seating areas.
The architecture for the anchor building is intended to marry the old with the new.
High quality local materials will be used, that evoke a taste of the past like the Erie
55 Whole Foods Plaza DEIS Town of Brighton
Canal, while at the same time re-using a significant amount of material from the
Clover Lanes bowling alley, specifically the wood from the bowling lanes and the
large trusses that are usable from the bowling alleys roof system.
Figures 2.2.2D through 2.2.2F depict the Architectural Building Elevations.
Further details on the building Architecture is included in Section 4.7 and Appendix
16 of this DEIS.
2.2.3 Vehicle and Bicycle Parking (7)
Parking provided for the redevelopment proposal will comply with Town Code
requirements. Parking for the redevelopment proposal is being provided at a rate
of 5 spots per 1000 square feet. The 93,900 square-foot redevelopment will require
470 parking spaces. The redevelopment proposal will provide 473 parking spaces.
Figure 2.2.1D depicts the proposed site layout.
Parking for the Plaza will be shared by the users. The Whole Foods lot, Lot-1
Whole Foods 53,900 square feet, requires 270 parking spots and 293 are provided.
Lot 2 (remaining 40,000 square feet of retail) requires 200 parking spots and 180
are provided. Parking rights for the shared parking will be addressed in a
Reciprocal Easement Agreement (REA) to be filed for the Plaza. The REA is to be
filed to ensure access and parking rights between the lots is guaranteed in the event
the parcels are no longer under common ownership.
The parking areas throughout the redevelopment will comply with ADA standards
and will provide dedicated parking areas for High Occupancy Vehicle (HOV)
56 Whole Foods Plaza DEIS Town of Brighton
parking, Low Emission Vehicle (LEV) parking, Electrical Car Charging Stations
(ECCS). Signage associated with traffic control, parking designations, HOV
parking, LEV parking, ECCS, and ADA parking will be provided throughout the
Plaza. Figure 2.2.8 depicts the dedicated parking areas.
Bicycle parking will be included in a centralized location adjacent to the Auburn
Trail. Bicycle racks will provide bicycle parking for approximately sixteen (16)
bicycles. The bicycle parking area will include a pedestrian gathering area and
wayfinding Kiosk to provide a link between the Auburn Trail, Plaza, and Monroe
Avenue corridor. Figures 2.2.8, 2.2.10 and 2.2.10A depict the bicycle parking,
pedestrian gathering and wayfinding kiosk area.
2.2.4 Traffic Control Features and Patterns (8)
The redevelopment project will improve multi-modal access and circulation to and
within the site. The site will be accessed by two (2) access points on Monroe
Avenue. One of the access points will be a four-way signalized intersection. The
second access point will be an un-signalized intersection with restricted egress from
the site. The restricted egress at this location will be limited to right-out traffic
headed west bound on Monroe Avenue. The secondary access point coincides with
the existing primary access point for the Mario’s restaurant facility. A traffic signal
with pedestrian signals is proposed to be installed at the main entrance to the
redevelopment site on Monroe Avenue. The proposed location will align the
primary access for the site with the entrance to the Sakura Home restaurant site on
the south side of Monroe Avenue. The redevelopment project will not have any
means of vehicle ingress or egress to Clover Street and Allens Creek Road.
57 Whole Foods Plaza DEIS Town of Brighton
The project sponsor proposes to install and pay for the maintenance of the traffic
signal to be installed at the main entrance for the Plaza. The traffic signal location
is depicted in Figure 2.2.1D. The signalized intersection will offer an opportunity
for access management and cross access along Monroe Avenue. One curb cut on
the north side of Monroe Avenue (the driveway for the current Mamasan's
Restaurant) will be removed.
Upon entering the main entrance to the site, the main entrance drive there bends to
the west towards the Whole Foods anchor facility. This channels traffic for the
primary use, the grocery store, directly to that area. An aesthetic benefit is that the
entrance flows to the left as you enter and does not bring traffic to the rear of the
site or funnel all traffic to one location.
Drive isle placement and parking area configurations have been laid out to
minimize pedestrian/vehicle conflicts and to channel pedestrians toward walkways
and buildings.
2.2.5 Drainage Improvements (9)
The proposed redevelopment proposal will result in increased impervious surface
area and total runoff volume. The stormwater management facilities designed for
the Whole Foods Plaza redevelopment site and access management properties
meets or exceeds the latest NYS standards for both water quantity and water quality
mitigation, including the latest green infrastructure standards. Stormwater
Management facilities will be designed and constructed for both the site and the
58 Whole Foods Plaza DEIS Town of Brighton
access management plan areas. The stormwater management facilities will be
private facilities. Maintenance of the stormwater management facilities will be
provided for in maintenance agreement drawn up for the facilities in accordance
with NYS-DEC guidelines.
The proposed stormwater management facilities will be designed in accordance
with the applicable Town and State requirements. The stormwater management
practices will comply with Town Code Section 215.
Stormwater management practices to be employed for the redevelopment proposal
include, the use of permeable pavements, filter strips, engineered soils planters and
subsurface detention facilities.
The project site is located within an approximately 41 +/- acre drainage basin that
conveys stormwater runoff eastward to a tributary of Allens Creek. Currently two
primary storm discharge points exist for the project site and Stormwater outfall
patterns for the site will remain unchanged for the redevelopment site. The
drainage area is depicted in Figure 3.3.2.
The proposed project will not result in any significant off-site impacts related to
stormwater volumes or stormwater quality. Thus water quality, flow conditions
and associated habitats for downstream water should remain essentially unaffected
by the proposed redevelopment.
Further details on the existing stormwater runoff, including volumes, for the project
59 Whole Foods Plaza DEIS Town of Brighton
is contained in Section 3.2 and Appendix 19 of this DEIS.
Further details on the proposed stormwater runoff, including volumes, for the
project is contained in section 4.2 and Appendix 19 of this DEIS.
Figures 2.2.7A and 2.2.7B depict the proposed green infrastructure practices for the
site and managed access area. Figures 2.2.1F and 2.2.1H depicts the proposed
grading plan for the site and managed access area. Figures 2.2.1G and 2.2.1H
depicts the proposed utility plan for the site and managed access area.
2.2.6 Sanitary Sewers (9)
The proposed redevelopment proposal could connect to two (2) existing eight-inch
(8”) diameter dedicated Town of Brighton sanitary sewers. One of the sewers being
along the project frontage on Monroe Avenue and the other sewer adjoining the
project at the west side of the project which connects to the dedicated sewer on
Allens Creek Road. However as suggested by the Town Engineer, the project will
eliminate sanitary sewer discharges to the Monroe Avenue sewer and direct them
to the Allens Creek sewer. Both sewers discharge to a larger trunk sewer within
close proximity to the project location.
The redevelopment project will increase sanitary sewer discharge volumes to the
dedicated sewer by approximately 0.8 gallons per minute or 288 gallons per day.
The Allens Creek sanitary sewer has a full flow capacity of 420 gallons per minute
which is sufficient to convey the 19.2 gallons per minute discharges from the
project. The Town sewer system has sufficient capacity to service the additional
60 Whole Foods Plaza DEIS Town of Brighton
flows from the project.
Grease interceptors will be installed in accordance with the Monroe County
Department of Health and Monroe County Department of Environmental Services
(Pure Waters) requirements for restaurant uses.
The proposed project will not result in any significant off-site impacts related to
sanitary sewer volumes. Thus sewer capacity for downstream sanitary sewers
should remain essentially unaffected by the proposed redevelopment.
Further details on the existing sanitary sewer flows for the project is contained in
Section 3.6 and Appendix 6 of this DEIS.
Further details on the proposed sanitary sewer flows for the project is contained in
section 4.6 and Appendix 6 of this DEIS.
Figure 2.2.1G depicts the proposed utility plan for the site.
2.2.7 Public Water (9)
The project area is supplied by pubic water through a network of dedicated Monroe
County Water Authority (MCWA) watermains. The proposed redevelopment
proposal will be served by two (2) private water service connections. The Whole
Foods facility will connect to an eight-inch (8”) dedicated watermain at the western
portion of the site. The balance of the Plaza will be connected to a twelve-inch
(12”) public watermain located along the project frontage on Monroe Avenue. A
61 Whole Foods Plaza DEIS Town of Brighton
twenty-inch water distribution main traverses the project site. The 8” and 12”
watermains are interconnected with the 20” distribution main.
The redevelopment project will increase water usage by approximately 288 gallons
per day. The MCWA watermain system has sufficient flow capacity and pressure
to service the project.
The proposed project will not result in any significant off-site impacts related to
water demands. Thus watermain capacity/flows within the project area should
remain essentially unaffected by the proposed redevelopment.
Cross contamination control devices will be installed on the private water services
in accordance with the MCWA and Monroe County Department of Health
requirements.
Further details on the existing watermain flows for the project is contained in
Section 3.6 and Appendix 6 of this DEIS.
Further details on the proposed watermain demands for the project is contained in
section 4.6 and Appendix 6 of this DEIS.
Figure 2.2.1G depicts the proposed utility plan for the site.
62 Whole Foods Plaza DEIS Town of Brighton
2.2.8 Buffers and Landscaping (10)
The redevelopment project will provide buffering to the adjacent residential
neighborhoods in accordance with Town Code Section 20.-84 (C). A six foot high
privacy fence is to be installed at the western perimeter of the project disturbance.
To further enhance the buffer between the Whole Foods Plaza redevelopment, an
earthen berm is to be constructed on the project side of the privacy fence. The berm
will be an undulation land form and will be augmented with landscape plantings to
provide additional visual screening/buffering of the project from the adjoining
neighborhoods.
The project will disturb approximately 9.4 +/- acres of the 10.1 acre redevelopment
site.
Of the approximately 10.1 +/- acre site, 3.1 +/- acres are in the RLA District. 2.2
+/- acres of the RLA lands are being acquired from the First Baptist Church
("Church"). The lands to be acquired from the Church extend to Clover Street. The
residential lands are characterized by trees and low lying scrub growth. 0.7 +/-
acres of the lands to be acquired from the First Baptist Church are to remain as is
and will serve to further buffer the residential neighborhood from the project. The
RLA zoning is proposed to be maintained for this residential buffer area. Any
degradation to the screening that may occur in winter conditions will be mitigated
by additional landscaping and berm construction. Figure 2.2.11 depicts the
proposed typical berm cross-section.
63 Whole Foods Plaza DEIS Town of Brighton
Landscaping will be integrated throughout the site to enhance the architecture,
accentuate key areas or focal points and provide soft screening where appropriate,
and heavier screening where increased buffering is appropriate. The Landscaping
Plan developed for the project has been developed in accordance with the Town’s
landscape regulations. Proposed plantings along Monroe Avenue will unify the
individual buildings and delineate the limits of the Whole Foods Plaza site.
Selected plants along Monroe Avenue will be installed at grade, provide visual
interest, and will help to break up the façades of the proposed buildings.
Planted islands within the parking fields will provide visual interest and screen
views of the proposed buildings. In addition, the islands create a tree lined edge to
drive aisles, reduce the heat island effect, and help demark/provide buffering for
safe pedestrian access through the Whole Foods Plaza site.
Screening along the trail will be accomplished with trees, shrubs, and perennials.
Plantings are located to provide screening from adjacent residences, as well as
visual interest to trail users.
The plant palette was created to maximize the use of plants that are hardy in zone
5, are listed in the Town of Brighton Master Tree List, and are of native species.
The plants included include large deciduous trees, ornamental deciduous trees,
evergreen trees, deciduous and evergreen shrubs, perennials and ornamental
grasses. Some non-native ornamental plants are included to provide visual interest.
Alternate plants or cultivars may be selected to better meet the goals of the Town
of Brighton and the project sponsor. Figures 2.2.1I and 2.2.1J depict the proposed
64 Whole Foods Plaza DEIS Town of Brighton
Landscaping Plan and plant pallet for the project.
Further details on the existing buffering and neighborhood views is included in
Section 3.7 of this DEIS.
Further details on the proposed buffering and neighborhood views is included in
Section 4.7 and Appendix 9 of this DEIS.
2.2.9 Proposed Public And Private Amenities, And Improvements
Ownership (12)
The redevelopment project will provide various public and private amenities and
improvements. All public and private amenities and improvements are to be
constructed by the project sponsor at their expense.
Improvements include:
Auburn Trail - Relocation and improvements to the Auburn Trail. The trail is
located on private property between Clover Street and Allen's Creek. A ten-foot
(10”) wide pedestrian access easement covers the existing trail location. A new
easement over the relocated and improved trail will be granted by the project
sponsor to the Town for pedestrian and bicycle access. Further details on the
existing access easement are contained in Appendix 10 of this DEIS.
The Auburn Trail will be owned and maintained within the project limits by the
project sponsor.
65 Whole Foods Plaza DEIS Town of Brighton
Further improvements associated with the improvements to the Auburn Trail
include the design, construction, and maintenance of the centralized pedestrian
gathering area, bicycle racks, and wayfinding kiosk.
Traffic Signal - The proposed traffic signal will be owned and maintained by the
New York State Department of Transportation, however all costs associated with
the design, construction and maintenance will be borne by the project sponsor of
the proposed development
Open Space - The proposed 1.0 acre open space property that borders Clover Street
will remain private property however a conservation easement to the Town of
Brighton is proposed for that portion of the site. The open space will be maintained
by the project sponsor. Maintenance of the open space shall include, routine
property maintenance of the lands including rubbish removal and the removal of
fallen trees effecting public rights-of-way or adjoining properties, and maintenance
of drainage channels.
Property Acquisition for Access Management Plan - The design, acquisition of
NYSDOT excess property and construction of the improvements to the properties
located on the south side access management plan will be borne by the project
sponsor. The ownership of these properties will remain private. The acquired lands
will be transferred to the adjoining current owners. The project sponsor has
obtained consent from the effected property owner’s for the implementation of the
access management plan improvements. Further details on the access management
plan and agreements are contained in Section 4.4 and Appendix 10 of this DEIS.
66 Whole Foods Plaza DEIS Town of Brighton
Monroe Avenue Pedestrian / Multimodal Improvements – The design,
construction and maintenance of sidewalks, pedestrian gathering area, bus shelter,
and wayfinding kiosk located along the Monroe Avenue project frontage will be
borne by the project sponsor. All improvements within the NYSDOT Right-of-
Way shall be publicly owned and operated. All improvements outside the
NYSDOT Right-of-Way shall be privately owned and access easements will be
granted to facilitate public use.
Utilities – All utilities shall be designed and constructed by the project sponsor.
Sanitary sewer mains for the site shall be dedicated to the Town. Easements
covering the sanitary sewer mains will be granted to the Town by the project
sponsor. Sanitary laterals, storm sewers, water services, gas services,
telecommunications, and electrical distribution systems shall be private systems.
Buildings, Parking Areas and Landscape Areas – All buildings, parking areas
and landscape areas shall be designed, constructed, maintained and owned
privately.
2.2.10 Lighting (13)
The redevelopment project will provide site lighting in accordance with Town Code
requirements and in accordance with current Illumination Engineering Society
(EIS) recommendations. The site lighting system will incorporate energy saving
LED fixtures. Special consideration is applied to night sky compliance, selection
of lighting distributions, shielding of fixtures, and pole heights with providing safe,
67 Whole Foods Plaza DEIS Town of Brighton
uniform lighting with the focus on keeping light trespass and spillage as minimal
as possible.
Site lighting will be accomplished utilizing KIM Altitude Series LED Fixtures
mounted to nine-teen and one-half foot tall poles (19.5’). The poles will be fastened
to concrete light pole bases that will extend two-feet (2’) above grade to protect the
lighting fixtures from vehicles. The mounting height of the lighting fixtures will
be twenty-one and one-half feet (21.5’) above grade. The lighting design consists
of thirty-eight (38) lighting fixtures on twenty-five (26) poles. The lighting design
incorporates a mix of double headed and single headed fixtures to optimize the
efficiency of the lighting layout and design. The site lighting design combines pole
placements at the perimeter of the parking areas and placed throughout the parking
field. Light distribution patterns of the fixtures were chosen to maximize the
spacing of fixtures and to maximize uniformity while minimizing bright or “hot”
spots. The lighting design results in an average fixture spacing of approximately
ninety-feet (90’) to one-hundred and thirty-feet (130’) between fixtures. The
average lighting level computed for the design is 0.54 foot-candles (fc). Lighting
level calculations reflect the additive effect of all fixtures and was prepared utilizing
LitePro version 2.037 software. Lighting levels were analyzed based on a ten-foot
(10’) square grid.
Lighting control systems shall be installed to automatically control the operation of
the lighting system. Site lighting controls will turn the system on at dusk and will
turn the system off ½ hour after the anchor tenant has closed. The lighting control
system will allow for general security lighting to be provided during the hours the
68 Whole Foods Plaza DEIS Town of Brighton
plaza is closed.
Target lighting levels of 1.0 -2.0 fc are to be maintained throughout the parking
areas and walkways.
Area lighting will be integrated throughout the site to provide a level of security to
all patrons and visitors of the new Whole Foods Plaza. Light poles will be located
to provide the uniform illumination with limited disruption to the existing
neighbors and proposed residents of the development. Similar style light fixtures
will be installed throughout the development, as well as illuminated building
mounted signage. Figure 2.2.1K depicts the Lighting Plan for the project. The
proposed resultant lighting levels are depicted on the Lighting plan. Further details
on the proposed lighting system including product specification sheets and lighting
level recommendations, and lighting calculation summary report are included in
Appendix 8 of this DEIS.
2.2.11 Hours of Operation (15)
The Whole Foods anchor generally maintains hours of operation 8:00am - 10:00pm
daily with most deliveries occurring between 7:00am and 1:00pm.
The operating peaks for the facility are between 10:00am and 6:00pm with the
highest volume between noon and 4:00pm. Employee shifts are staggered
throughout the day. The remaining retail stores will have similar hours of operation
and peaks. Table 2.2.11-1 Operational Volume Summary depicts the percentages
of operation volume.
69 Whole Foods Plaza DEIS Town of Brighton
Table 2.2.11-1 – Operational Volume Summary Operation Percentage Time of Day Weekends Weekdays 6-8 am >0.5 .05 8-10 am 2.9 1.6 10-noon 7.7 5.2 Noon-2 pm 11.2 6.2 2-4 pm 11.6 6.1 4-6 pm 7.3 4.7 6-8 pm 4.6 4.1 8-10 pm 1.9 2.3 10-midnight >0.5 0.5 Midnight-2 am >0.5 >0.5 2-4 am >0.5 >0.5 4-6 am >0.5 >0.5
2.2.12 Approvals (16)
The Whole Foods Plaza redevelopment project will need various approvals at the
Municipal, Regional and State level associated with the design, construction and
operation of the facility.
Review of the project at the various municipal, regional and state level will ensure
that the project is compatible with development and building guidelines and
regulations. Input received during the project review process by various agencies
will be evaluated and incorporated in the proposed project, as is prudent and
applicable. The municipal process for obtaining the incentives sought under the
Incentive Zoning Application involves a coordinated review under SEQR and a
multi-level review and referral process by Town Staff and advisory boards. The
multi-level coordinated review by the involved agencies and staff will ensure that
the project will comply with the requirements and criteria for obtaining the required
approvals and permits.
70 Whole Foods Plaza DEIS Town of Brighton
The municipal approval process will include approvals/referrals from the Town
Board, Planning Board, Architectural Review Board, Conservation Board and
Building Department.
Municipal Approvals include, but are not limited to:
• A coordinated review of the project proposal in accordance with
the State Environmental Quality Review act (SEQR)
• Incentive Zoning Application
• Site Plan Application
• Subdivision Application
• Building Demolition Site Plan Approval and Architectural Review
Board Referral
• Construction Permits
o Building Permits
o Sewer Connection Permits
o Signage
o State Pollutant Discharge Elimination Permit (SPDES) General
Permit for Stormwater Discharges for Construction Activities
MS4 Acknowledgement
County and Regional Agency Approvals include, but are not limited to:
• MCWA Approval
• Pure Waters Approval
• Monroe County Department of Health
o Watermain Extension Approval
71 Whole Foods Plaza DEIS Town of Brighton
o Cross Contamination Control Approval
o Grease Interceptor Sizing
o Reality Subdivision Approval
• Monroe County Surveyor
State Agency Approvals include, but are not limited to:
• NYSDOT Highway Non-Utility Work
• NYSDOT Highway Work Permits
• NYSDEC SPDES Permit for Construction Activities
• NYSDEC Sanitary Sewer Extension
Further details on the approval requirements inclusive of the incentives
sought are included in Section 2.4 of this DEIS.
2.2.12 Wetlands (17)
A review of the NYS-DEC resource mapper and field review of the site, verify that
there are no State or Federal wetlands located on or near the redevelopment site.
Further detail on the NYS-DEC resource mapping is contained in Appendix 1 of
this DEIS.
2.2.13 Consistency with Municipal Planning Tools (20)
The Whole Foods Plaza redevelopment project is consistent with planning tools
which have been adopted by the Town of Brighton. The project is consistent with
the following planning Tools:
72 Whole Foods Plaza DEIS Town of Brighton
• Town of Brighton, Comprehensive Plan 2000
• Town of Brighton Comprehensive Bicycle and Pedestrian Master Plan /
Bike Walk Brighton
• Climate Smart Communities
• Town of Brighton Monroe Avenue Corridor Community Vision Plan
Town of Brighton, Comprehensive Plan 2000 - The Town’s Comprehensive Plan
2000 lists Community Goals and Land Use recommendations. It also states that
during the preparation of the document, it became apparent that existing zoning and
code regulations are not adequate to address development impacts and constraints
in some areas of Town.
The proposed development is consistent with the Comprehensive plan's
Community Goals, specifically;
• Provides for the active and passive recreational needs of the current and
future Town residents
• Provides pedestrian and bicycle linkages among parks, recreational areas
and neighborhoods and between neighborhoods and commercial areas
• Enhances the Town as a residential community and maintains property
values
• Proposes quality commercial development that will help provide a sound
economic base for the Town, and which does not compromise other
community goals
73 Whole Foods Plaza DEIS Town of Brighton
• Maintains and enhances the visual qualities of the community that give
Brighton its character, including architectural, streetscape and landscape
features
• Reduces air, water, soil, light and noise pollution
• Ensures a high quality of life for the residents of Brighton
• Provides and encourage an efficient, safe, and convenient transportation
system including roads, trails, waterways and public transit to serve the
needs of existing and projected development with the Town.
• Protects the residential character of the Town when planning transportation
improvements
• Provides for travel modes that present alternatives to the automobile
• Provides safe pedestrian linkages among neighborhoods, commercial
districts and recreation areas and with pedestrian/ bicycle routes in the city
and neighboring Towns.
The Comprehensive Plan 2000 specifically addresses the Auburn Trail as
"Improvements Necessary". The amenity proposed specifically addresses this
need.
Further details on the Town of Brighton Comprehensive Plan are included in
Appendix 2 of this DEIS.
74 Whole Foods Plaza DEIS Town of Brighton
Town of Brighton Comprehensive Bicycle and Pedestrian Master Plan / Bike
Walk Brighton - The Town's Comprehensive Bicycle and Pedestrian Master Plan
/ Bike Walk Brighton lists guiding recommendations for enhancing active
transportation.
The proposed redevelopment is consistent with the Bicycle and Pedestrian Master
Plan / Bike Walk Brighton Community Goals, specifically;
• Improves safety through implementation of infrastructure improvements
• Provides links and connections between existing active transportation assets
to support the growth of a safe, attractive and identifiable Bike Walk
Brighton network
• Makes the best of existing infrastructure and opportunities to provide a cost-
effective and sustainable active transportation system
Page 67 and figures 27, 28 and 29 of the Comprehensive Bicycle and Pedestrian
Master Plan / Bike Walk Brighton detail the plan's recommendations for the
Brighton Auburn Trail Concept. The proposed development supports the
recommendations of this plan.
Further details on the Town of Brighton Comprehensive Bicycle and Pedestrian
Master Plan / Bike Walk Brighton are included in Appendix 2 of this DEIS.
75 Whole Foods Plaza DEIS Town of Brighton
Climate Smart Communities – The Climate Smart Communities lists guidelines
for energy efficiency.
The proposed development is consistent with the Climate Smart Communities
effort, specifically;
• The redevelopment of buildings that are 22-75 years old and where built
without regard to the Climate Smart standards will incorporate the most
modern and energy efficient building systems
• The re-use of building materials from the razed structures will minimize the
waste going to land fills
• The use of LED lighting will dramatically increase efficiency on the
property from its current lighting infrastructure
• The promotion of pedestrian and bicycle use through on site bicycle parking
and linkages through the improved Auburn trail system will promote an
alternative to traditional automotive use
• The installation of electric vehicle charging stations as part of the anchor
tenants parking plan along with special parking for car pool and low
emission vehicles is unique to Brighton and in keeping with Climate
Smart strategies
• The anchor tenants commitment to building to Silver LEED certification
• Integration of public transit accessibility to the proposed development
• The anchor tenant's commitment to anti-idling delivery policy
• The anchor tenant's commitment to promoting local food systems
• Dramatically minimizing untreated stormwater run-off
76 Whole Foods Plaza DEIS Town of Brighton
• Strengthens development towards existing community centers and urban
areas
Further details on the Climate Smart communities are included in Appendix 2 of
this DEIS.
Town of Brighton Monroe Avenue Corridor Community Vision Plan
"Monroe Avenue Charrette (Appendix 2)
The Community Vision Plan is depicted in Figure 2.2.12. Further details on Town
of Brighton Monroe Avenue Corridor Community Vision Plan are included in
Appendix 2 of this DEIS.
The proposed development is consistent with the Town's Monroe Avenue
Corridor Community Vision Plan "Monroe Avenue Charrette specifically;
• Increases vehicular and pedestrian safety through traffic calming, enhanced
signage and pedestrian crossings
• Creating an environment that is both bicycle and pedestrian friendly
• Develops a parking strategy that allows for cross access and shared parking
• Promotes economic vibrancy and opportunity
• Improves sidewalks and crossings
• Enhances commercial district and provides cohesion
77 Whole Foods Plaza DEIS Town of Brighton
• Establishes an area that is a recognizable major gateway to the Town of
Brighton
• Mitigates existing hardscape areas.
• Reduces curb cuts and provides the Town to promote further cross access
and shared parking on future redevelopments.
Further details on the Town of Brighton Monroe Avenue Corridor Community
Vision Plan are included in Appendix 2 of this DEIS.
2.2.14 Right to Access – Redevelopment Site (21)
The redevelopment site has frontage on public right-of ways. Frontage on the right-
of-ways provides the ability to access the site from public roadways. The site has
frontage on Monroe Avenue (NYS Route 31) and Clover Street (MC-DOT Route
271). The project sponsor has committed to limiting access for the redevelopment
to the Monroe Avenue project frontage.
There are three specific easements located on what was the Auburn-Rochester
Railroad portion of the lands to be redeveloped which are relevant to the proposed
redevelopment. The easements provide for rights of access between the
redevelopment properties and adjoining lands. The properties involved, to the
extent that they are relevant in this redevelopment are;
The Clover Lanes Bowling Alley property- Originally owned by the Morgenstern
family and sold to the project sponsor in 2014.
78 Whole Foods Plaza DEIS Town of Brighton
Mario's Restaurant property- Originally owned by the Morgenstern family and sold
to the project sponsor in 1993.
Executive Square Office Park- Originally owned by the Morgenstern family and
sold to the Salafia family in 2010.
Mamasan's Property- Owned by several restaurant groups historically and under
contract to the project sponsor.
On July 28, 1997, an easement agreement was recorded with the Monroe County
Clerk’s office as part of the sale of each piece of the Auburn Rochester Railroad
that is located adjacent to each of the properties involved. (Appendix 10). The sale
conveyed the properties from Rochester Gas and Electric to the adjacent property
owners.
To complete the Auburn trail link, as proposed, between the eastern property line
of the redevelopment site to the Clover Street right-of-way an easement will need
to be acquired from the Animal Hospital. The easement would affect
approximately eighty feet (80’) of the proposed trail. The project sponsor will work
with the Town and Animal Hospital owner to acquire the necessary easement.
The Easement Agreement consists of 3 specific easements;
79 Whole Foods Plaza DEIS Town of Brighton
The first is a utility easement from the property owners to Rochester Gas and
Electric (RGE) giving RGE access to the easement area, poles and prohibiting the
obstruction of access from Clover Street to Allen's Creek for the purposes of
maintaining, replacing or installing equipment above or under the easement area
The second is a 10 foot wide pedestrian easement granted to the Town and adjacent
property owners for access to Allen's Creek Road. The pedestrian easement cover
the current location of the Auburn Trail. Further details on the Auburn Trail and
its configuration are contained in Section 2.3.5 A. of this DEIS.
The third is a 10 foot wide access easement granted to the owner of Clover Lanes
to Allen's Creek Road, the owners of Mario's to Allen's Creek Road and the owners
of Executive Square Office Park to Allen’s Creek Road.
It should also be noted that in addition to the publically recorded easements, there
are private agreements between the property owners for access through the
properties.
Further details and mapping for the recorded easement for the properties are
contained in Appendix 10 of this DEIS.
80 Whole Foods Plaza DEIS Town of Brighton
2.2.15 Right to Access – Access Management Plan, Southern Monroe Avenue
Corridor (22)
The redevelopment proposal includes the design and construction of improvements
to properties on the south side of the Monroe Avenue corridor to facilitate the
implementation of the proposed Access management plan. Improvements are
planned for five parcels on the south side of Monroe Avenue. The five properties
are the Dunkin Donuts, Sakura Home, former Pizza Hut, Comfort Inn and former
Friendly's facilities. The five property owners have agreed in concept to allow cross
access and shared parking. The owner of the Sakura Home property, has expressed
concerns regarding the volume of traffic that will utilize the managed access
location and has limited his consent to the access management plan to the five
properties outlined above. Figure 2.2.1E depicts the access management plan.
Further details on the limitation of access by the Sakura Home property owner are
contained in Appendix 10.
Implementation of the access management plan will include the acquisition of
excess NYS-DOT Right-of-Way, to be conveyed to the adjoin property owners,
construction of rear lot access drives, parking areas, and cross-lot access points.
The project sponsor will facilitate the preparation of a Reciprocal Easement
Agreement between the effected properties to guarantee access and parking rights
between the properties. The project sponsor has obtained easements from the
effected property owners necessary to access the site to implement the
improvements outlined in the access management plan. Further details of the
shared access agreement are contained in Appendix 10 of this DEIS.
81 Whole Foods Plaza DEIS Town of Brighton
Figure 2.2.4A depicts the access management plan improvements. Further details
on the cross access and shared parking agreement from the effected property
owners are contained in Appendix 10 of this DEIS.
2.3 Design and Layout
2.3.1 Purpose
The Daniele family has developed community friendly and esthetically pleasing
developments in the Town of Brighton and surrounding communities for over 20 years.
Examples include the Mario's Italian Restaurant, The Royal Car Washes, South point
Marina, Bazil Restaurant and The Crab Shack Restaurant. The Daniele Family has
consistently evolved and brought to Brighton new and or improved business development
that make Brighton stand out in the greater community with businesses and services that
are first class and needed in the community.
In bringing a world class grocery store to Brighton, a unique, environmentally sensitive
and successful option will grace the Town. Currently, Brighton is home to one major
grocery store, a Tops. This nationally recognized and highly sought after grocer choosing
to make Brighton their first store in Upstate New York, is a significant accomplishment for
both Brighton and Monroe County.
This section of Monroe Avenue is the gateway into Brighton and given its proximity to the
I-590 expressway, the most traveled area in Brighton. It is appropriate to have this world
class redevelopment in this location.
82 Whole Foods Plaza DEIS Town of Brighton
The new Whole Foods Plaza will include a Retail Shopping Center which will be an
attractive amenity that provides an inter-generational gathering place for residents, their
families, visitors and the general public. The Project Sponsor anticipates that this Retail
Shopping Center will offer unique natural and organic gourmet specialty products, light-
casual café fare, upscale beverages, boutique stores, and convenient services all within a
warm and inviting atmosphere that encourages safe and social interaction.
The purpose of this action is to develop the properties proposed to be redeveloped as Whole
Foods Plaza.
2.3.2 Needs
The work habits and life choices of today dictate that more people are shopping more often
and prefer options when it comes to food choices. Having another option for purchasing
food will improve the overall market including increased competition and greater diversity.
This anchor grocer will be less than half the size of the nearby Wegman's grocery store and
offers a desirable shopping experience that is smaller and more intimate.
Close, walkable neighborhood retail provides a high quality of life, partly by reducing
vehicle use. The growth of café culture reflects a healthy trend in America. More people
want streets full of life. It is foreseeable that in the future, other amenity-oriented retail
shops or upscale convenience stores may cluster in districts anchored by a boutique use
such as a gourmet grocery store and coffee house.
The proposed action will meet the needs of the Town of Brighton as identified in the
Town’s 2000 Comprehensive Plan (Appendix 2).
83 Whole Foods Plaza DEIS Town of Brighton
The pertinent goals addressed by this proposed action include:
• Provide pedestrian and bicycle linkages between neighborhoods and commercial
areas;
• Permit quality commercial development that provide a sound economic base;
• Provision of a balance in the type of grocery retail;
• Preservation of priority area of open space and residential buffer;
• Providing Cross Access / Shared Parking opportunities within the Monroe Avenue
corridor;
• Satisfaction of recreational needs of Town residents through pedestrian and bicycle
access;
• Maintenance and enhancement of the visual character of the community.
2.3.3 Benefits
The Whole Foods redevelopment project offers a range of benefits to the Town. The
benefits range from tangible physical improvements to sustainability of the commercial
corridor and enhancement of the commercial and residential neighborhood. Benefits
derived through the proposed project include, but are not limited to:
• Enhancement of the Town as a Residential Community
• Fulfilling the Town of Brighton’s Vision of the Monroe Avenue Corridor Plan.
• Diversity of Retail Offerings within the Town of Brighton
84 Whole Foods Plaza DEIS Town of Brighton
The manner in which the goals stated above are achieved is stated below:
A. Enhancement of the Town as a residential community
ó Goal - Provide for the active and passive recreational needs of current
and future Town residents.
The new Whole Foods Plaza development will provide public access to an
important trail system in the Town. This access is enhanced by the proposed
walking trail system that is known as the Auburn Trail and links North Brighton
and extends southeast into Victor NY, connecting to the Erie Canal Trail System.
Portions of the old Auburn Railroad alignment in the Towns of Brighton and
Pittsford, Monroe County, NY are also open to the public as trails. One portion,
about 2.7 miles (4.3 km), runs through Brighton from Highland Avenue at Village
Lane, south past Elmwood Avenue to Allen’s Creek Road, parallel to and just east
of Interstate 590 (that portion of the interstate was originally the bed of the Enlarged
Erie Canal, and, after the canal was rerouted south of Rochester, the alignment of
the ill-fated Rochester Subway).
Southeast of Allen’s Creek Road the alignment of the old Auburn Railroad passes
behind various commercial properties on the east side of Monroe Avenue. The
Auburn Trail resumes as a right-of-way through open land approximately 0.5 miles
(0.80 km) southeast of Clover Street in the Town of Pittsford. The trail crosses
French Road and continues into the Village of Pittsford, connecting with the Erie
Canal Trail at Grove Street. The old Auburn Railroad continued through the Grove
Street area (the old railroad station is currently part of the Del Monte Hotel),
crossing North Main Street (Route 96) and continuing parallel to, and east of,
85 Whole Foods Plaza DEIS Town of Brighton
Schoen Place. Further details on the Trail Maps are contained in Appendix 2 of
this DEIS.
Another section of the Auburn Railroad in Pittsford is currently usable as a trail,
starting on Pittsford-Palmyra Road (Route 31) approximately 1,000 feet (300 m)
east of the State Street Bridge over the Erie Canal, and approximately opposite the
intersection of Route 31 and Wood Creek Drive. The Auburn Trail picks up at this
point and follows the old railroad alignment south, past Mitchell Road. This short
section of the Auburn Trail, about 0.5 miles (0.80 km) in length, ends at the Erie
Canal Trail. The abutments for the trestle that once carried the Auburn Railroad
over the Canal are still visible.
Another stub of the Auburn Trail can be found on the south side of the former trestle
over the Erie Canal, starting on Knickerbocker Road, about 600 feet (180 m) south
of East Jefferson Road (Route 96.) This section of the trail continues 0.75 miles
(1.21 km) south to Mill Road, about 1,000 feet (300 m) southwest of East Street.
The old Auburn Railroad followed along the east side of Mill Road, and portions
of the trail appear and disappear as modern development encroaches on the original
alignment.
Yet another stub of the Auburn Trail follows south of Thornell Road, just east of
Mill Road, in Pittsford, to LaDue Circle and East Street. The trail continues to the
southeast of East Street, along the south side of Park Road and continuing to the
southeast behind modern housing, crossing Railroad Mills Road at Sturbridge Lane,
and continuing to Railroad Mills Road and Woolston Road. The alignment of the
86 Whole Foods Plaza DEIS Town of Brighton
original Auburn Railroad followed along the east side of Railroad Mills Road to
Probst Road (see Victor - Farmington Route, above.)
In 2002, the Regional Trails Initiative proposed a master plan for biking and hiking
trails in the Greater Rochester Area, which, among other things, recommended
connecting up the different stubs of the Auburn Trail in Brighton and Pittsford, to
join the more fully developed Victor - Farmington Trail. The proposed
development will accomplish the objective for this section of the Auburn Trail
which is currently not contiguous.
Further details on The Regional Trails Initiative Executive Summary are contained
in Appendix 2 of this DEIS.
Figures 2.3.1 and 2.3.2 depict the Existing and Initiative recommended trails.
Figure 2.3.3B depicts the existing condition of the Auburn Trail through Clover
Lanes property.
ó Goal - Preservation of priority area of open space and residential buffer.
The project sponsor will acquire approximately 2.2 +/- acres of lands from the First
Baptist Church, 1.2 acres of which are needed and incorporated into the
development site. The lands to be acquired are depicted in Site Plan for the
redevelopment site. Figure 2.2.1D depicts the Conceptual Site Plan. The property
is in the RLA Zoning District and is adjacent to the BF-2 District. The property
fronts on Clover Street and backs to the Mario’s and Clover Lanes parcels. While
the Church has contemplated the potential development or use of its excess property
87 Whole Foods Plaza DEIS Town of Brighton
over the years, selling the property for the proposed development will provide the
Church with much needed funds to complete capital improvements that would not
be possible without this sale, thus posing a hardship to the Church and its
congregation.
The project sponsor proposes to preserve 1.2 of the 2.2 +/- acres to be acquired
from the Church, fronting on Clover Street as undeveloped open space. This area
may be dedicated as a Conservation Easement. This land will serve as a substantial
forested buffer between the commercial development and adjacent residential uses.
The remaining area of the property adjacent to the Whole Foods Plaza is proposed
to be incorporated in the development site to accommodate necessary parking and
paved areas. The proposed trail described above will separate the proposed
development from the open space and residential development.
ó Goal - Ensure that the acquisition and development of open space areas
are responsive to the fiscal implications of such actions.
As the 2.2 acre church property area has been exempt from real property taxes, this
property will be designated as taxable property. The protection of open space can
have a positive fiscal impact on the county, municipalities and the school district
compared to development. This is largely because the value of open space
increases over time while maintenance costs and necessary infrastructure remain
low. In addition, the retention of land for wildlife habitat and natural stormwater
and water quality mitigation and woodlot areas that provide a natural buffer
between the residential community and the commercial development, helps
maintain the value of nearby properties, supporting the tax base.
88 Whole Foods Plaza DEIS Town of Brighton
ó Goal - Provide attractive retail opportunities that allow the local
community to shop within walking or biking distances and doing so in
a way that does not compromise the residential nature of the area.
The project layout purposely protects and enhances an existing heavily commercial
district which has limited retail options for local consumers. The project replaces
this dense commercial development with more attractive, safer, pedestrian friendly
and convenient cluster of retail options. By improving the Auburn Trail system
and installing a new signal that allows for safe passage for bicycle and pedestrian
crossing of Monroe Avenue, the project will greatly improve the walkability and
access for the local residential community. There are approximately 200 homes
within a twenty-five (25) minute walking distance of the proposed retail center.
B. Land Use
ó Goal - Enhance the Town as a residential community and maintain its
property values.
The proposed project will significantly improve the character of the property which
is currently occupied by a group of buildings of which the largest is in disrepair and
structurally unsound. The project involves various buildings which will create a
Retail Shopping Center that offers a variety of retail options anchored by a world
renowned upscale gourmet grocery store. The Whole Foods anchor establishes this
retail area as an upscale and sought after retail market that will attract new and
unique shopping options and enhance the property values of both commercial and
residential properties in the vicinity.
89 Whole Foods Plaza DEIS Town of Brighton
ó Goal - Promote development that protects sensitive buffer areas and
creates quality recreational opportunities.
As the 2.2 acre church property area has been exempt from real property taxes, this
property will be designated as taxable property. The protection of open space can
have a positive fiscal impact on the county, municipalities and the school district
compared to development. This is largely because the value of open space
increases over time while maintenance costs and necessary infrastructure remain
low. In addition, the retention of land for wildlife habitat and natural stormwater
and water quality mitigation and woodlot areas that provide a natural buffer
between the residential community and the commercial development, helps
maintain the value of nearby properties, supporting the tax base.
The project layout purposely protects and enhances an existing heavily commercial
district which has limited retail options for local consumers. The project replaces
this dense commercial development with more attractive, safer, pedestrian friendly
and convenient cluster of retail options. By improving the Auburn Trail system
and installation of a new signal that allows for safe passage for bicycle and
pedestrian crossing of Monroe Avenue, the project will greatly improve the
walkability and access for the local residential community.
C. Visual Character
ó Goal - Maintain and enhance the visual qualities of the community that
give Brighton its character, including but not limited to architectural,
streetscape and landscape features.
90 Whole Foods Plaza DEIS Town of Brighton
The proposed architecture for the new Whole Foods Plaza project includes features
that tie the new construction to aspects of Brighton's past, including aspects of the
Erie Canal Heritage using high quality natural materials, soft natural colors and
creating a unique center that is unlike the cookie cutter shopping centers of today.
Considering the current conditions of the site and the fact that it is located at one of
the prime entrances to the Town, the proposed project would result in a significant
visual improvement to the area. As it is today, the site is viewed as a disjointed
mix of many different styles and material that have little to no architectural value.
The proposed project would significantly change the aesthetics of the site due to
the impressive architectural design of the buildings, varied formats of the structures
and landscaping along the road frontage and within the site.
D. Natural Environment
ó Goal - Redevelop the site with sensitivity to walkability and areas where
the natural environment can be enhanced and utilized for the
recreational purposes intended with the Auburn Trail System.
Historically, this site has been developed over a long period of time and without
sensitivity to the Natural Environment. Although this site is in one of the most
desired commercial districts in Brighton and Monroe County, the project
deliberately focuses on improving the trail system to the north and tying pedestrian,
bicycle and multimodal transportation systems throughout the site and capturing
the natural environment that exists on the trail system.
91 Whole Foods Plaza DEIS Town of Brighton
E. Town Services
ó Goal - Provide a high quality project that does not tax the Town and
other municipal services while at the same time providing additional tax
revenue to the Town and local governments that will aid in mitigating
the increased costs of Town services on the taxpayers of Brighton.
A Fiscal Impact Analysis was conducted for the project by comparing the
expenditures and revenues, so that the fiscal impact of the proposed project could
be determined. The proposed project would result in an increased positive fiscal
impact to the community of over $247,000 in increased property taxes annually,
directly from the project. In addition, this project is expected to almost double the
property values of the surrounding commercial properties, increasing those taxable
values and in turn revenue to the Town and local governments by nearly 100% or
$300,000+. The nature of these non-residential developments also means there will
be no increase in cost to the school district while significantly increasing dollars
being paid into the education system of Brighton.
ó Goal - Ensure that Brighton residents experience a high quality of life.
The Project Sponsor has made substantial effort to ensure that the project will not
impair the quality of life for existing residents. The project will enhance some
aspects of the residents quality of life, such as by providing a major regional trail
connection, providing access to more retail options closer to home and accessible
via pedestrian and bicycle via the proposed enhanced trail system and improved
pedestrian and bicycle access on Monroe Avenue and throughout the site.
92 Whole Foods Plaza DEIS Town of Brighton
Site access points and buffering practices have been developed and incorporated
into the design of the site to accommodate concerns raised though neighborhood
discussions.
F. Transportation
ó Goal - Fulfilling the Town of Brighton’s Vision of the Monroe Avenue
Corridor Plan.
The Monroe Avenue Corridor Community Vision Plan [Appendix 2] has a number
of distinct elements which are addressed by this plan. Those elements are both
aesthetic in nature (dealing with placement of buildings) and safety-related (relative
to Monroe Avenue access). The most significant element addressed is the addition
of a traffic signal which will improve safety and access to properties along the north
and south sides of Monroe Avenue. The signal will provide a safe crossing of
Monroe Avenue where one does not currently exist through the addition of a
pedestrian crossing signal. The proposed project design has incorporated the goals
of the Corridor Plan.
ó Goal - Create and implement a cross access and shared parking plan for
the businesses on the south side of Monroe Avenue. Another key
component of the Monroe Avenue Corridor Plan and good community
planning.
The new signal location, dictated by the NYSDOT, proposes to align the existing
Clover Lanes and the Sakura Home restaurant on the south side of Monroe Avenue.
The signal will serve traffic for the new Whole Foods Plaza development, and, as
a part of this Incentive Zoning proposal, the project sponsor has actively engaged
93 Whole Foods Plaza DEIS Town of Brighton
the property owners of the south side of Monroe Avenue to design and construct
cross-access between parcels on the south side of Monroe Avenue to utilize the new
traffic signal. Access to a traffic signal would provide a significant economic
benefit to these neighboring properties and businesses, and would help to address
traffic issues related to this segment of the Monroe Avenue corridor. Another
important aspect of this amenity is the project sponsor's commitment to addressing
a long standing access management issue on the south side of Monroe Avenue. An
access management plan has been developed based upon the Town’s Monroe
Avenue Corridor Plan. The property owners, with assistance from the project
sponsor, will seek review of the Plan by the NYSDOT and the Town of Brighton
for their adoption as a master Access Management Plan including the five parcels
(Dunkin Donuts, Sakura Home, the former Pizza Hut, Comfort Inn and the former
Friendly's). The project sponsor is providing the funding needed to make access to
NYSDOT property to the south of the parcels available, to provide additional space
for parking and a cross access road. This excess property is intended to be
purchased by each adjacent property owner, funded by the project sponsor and the
project sponsor handling the actual acquisition. The project sponsor, limited by the
owner's desires to make such changes to their parcels, is committed to funding and
therefore executing the fulfillment of the Conceptual Access Management Plan
[Figure 2.2.4A].
94 Whole Foods Plaza DEIS Town of Brighton
ó Goal - Provide safe internal movement throughout the site while
balancing the needs of vehicular, pedestrian, bicycle and multimodal
modes of travel.
The new Retail Shopping Center design will also improve vehicular access and
circulation. A new traffic signal with crosswalk will be installed on Monroe
Avenue. The anticipated location will align the Clover Lanes property and the
Sakura Home restaurant. The existing curb cut at the Mamasan's property will be
eliminated. The signal location will be dictated by the New York State Department
of Transportation (NYSDOT), which maintains jurisdiction over Monroe Avenue.
Multimodal transportation improvements, in cooperation with the Rochester
Genesee Regional Transportation Authority (RGRTA) are contemplated.
Included in the development will be electronic vehicle charging stations, dedicated
spots for HOV (high occupancy vehicles) and LEV (low emission vehicles).The
project sponsor is committed to work with an independent traffic consultant, if hired
by the Town, on internal and external transportation issues.
ó Goal - Provide safe pedestrian linkages among neighborhoods,
commercial districts and recreation areas, and with pedestrian/bicycle
routes in the city and neighboring Towns.
Pedestrian access is incorporated in the plan, providing access to the site for
pedestrians and bicycles (the plaza will also include bicycle racks). The pedestrian
friendly development will enhance the neighborhood by improving walkability and
fostering neighborhood business. The project sponsor also proposes to address
95 Whole Foods Plaza DEIS Town of Brighton
safety on the trail by separating vehicle traffic from pedestrian and bicycle activity
on the trail. The project will create new pedestrian connections, consolidate
parking, and improve vehicular access to and from Monroe Avenue. Pedestrian
connections and way-finding signage will also be incorporated internal to the
development.
ó Goal - Provide provisions for public transportation.
The project sponsor has consulted with and solicited feedback from the Rochester
Genesee Regional Transportation Authority (RGRTA) and shared the plan per their
request. The RGRTA has made several recommendations and those
recommendations have been incorporated in the plan. The project sponsor will
continue to consult the RGRTA both during the final planning as well as after the
project is constructed with the intent to maximize the value for both the public and
the RGRTA. Further details on RGRTA recommendations are contained in
Appendix 3 of this DEIS.
In addition to the amenities of this project, this development provides substantial
public benefits; among them are:
1. Fulfilling the Town of Brighton’s Vision of the Monroe Avenue Corridor
Plan.
The Monroe Avenue Corridor Plan has a number of distinct elements which are
addressed by this plan. Those elements are both aesthetic in nature (dealing
with placement of buildings) and safety-related (relative to Monroe Avenue
vehicular, pedestrian, multimodal and bicycle access). Project design has
incorporated the goals of the Corridor Plan. Further details on the Monroe
96 Whole Foods Plaza DEIS Town of Brighton
Avenue Corridor Plan are contained in Appendix 2 of this DEIS.
2. Diversity of Retail Offerings within the Town of Brighton.
The addition of a natural and organic foods market/grocery is of substantial
benefit to the residents of the Town of Brighton. At present, the Town is home
to a Tops Market on South Clinton Avenue, several pharmacies selling some
grocery items and occasional specialty or convenience type stores. Residents
currently have access to full service grocery stores in their adjacent
communities requiring residents to shop for groceries outside of the Town, such
as at the Pittsford or East Avenue Wegman's stores, both of which are at or
above capacity. This highly regarded and sought after retailer also brings to the
market a focus on all-natural and organic products, promoting a healthy living
lifestyle that is not necessarily the focus of existing competition. In addition,
the anchor tenant within the plaza enhances the possibility of bringing new and
upscale retailers to the remainder of the Plaza. There is a natural following of
the lead tenant and some of those prospective tenants are in discussions with
the project sponsor.
3. Tax Revenues.
The proposed development will generate a significant increase in tax revenues
that benefit the Town, Schools, State and Federal agencies. The yearly property
taxes currently generated are $190,600 +/- and includes tax exempt property.
The 2.2 acres of land to be acquired form the First Baptist Church are currently
tax exempt. Acquisition of these lands will add to the tax roll. The future
projected property taxes (using current tax rates) are expected to be $438,300
97 Whole Foods Plaza DEIS Town of Brighton
+/-. Table 2.3.3-1 – Whole Foods Plaza Property Tax Calculations , depicts the
current tax and future tax calculations. In addition, this project will be a source
of additional sales tax, mortgage tax and income tax revenue above what the
properties are generating now by a similar percentage increase as property
taxes. The Project Sponsor estimates an increase of approximately $3,438,000
in annual sales tax revenue, based on estimated current and projected sales
volumes on the proposed site. Table 2.3.3-2 – Whole Foods Plaza Sales Tax
Calculations , depicts the current tax and future tax calculations
98 Whole Foods Plaza DEIS Town of Brighton
Table 2.3.3-1 - Whole Foods Plaza Property Tax Calculations
99 Whole Foods Plaza DEIS Town of Brighton
Table 2.3.3-2 – Whole Foods Plaza Sales Tax Calculations Existing Commerce 8% Tax Rate
Mario’s $ 396,300.00 Clover Lanes $ 96,300.00 Salvatores’ Pizza $ 40,000.00 Elaine’s Antiques $ 10,000.00 Mamasan’s $ 116,300.00 $ 658,000.00
Proposed Commerce
Whole Foods (53.9k)* $1,800,000.00 Starbucks (2k) $168,000.00 Retail “Outparcel” (6k) $448,000.00 In-line Retail (32k) $1,680,000.00 $4,096,300.00
Sales Tax Increase $3,438,000.00
*Includes a 50% reduction in sales tax revenue as certain groceries are un-taxed.
Figures based on historical averages & industry standards.
4. No COMIDA
While this property may be eligible for a payment in lieu of taxes (PILOT)
Agreement and substantial benefits under programs sponsored by the County
of Monroe Industrial Development Agency (COMIDA) the project sponsor has
committed that they will, in accordance with the Town of Brighton's preference,
forgo any request for such benefits for any building and/or use of the property.
Forgoing any request for COMIDA will apply to any and all buildings or uses
of the site.
100 Whole Foods Plaza DEIS Town of Brighton
2.3.4 Proposed Incentives
The Whole Foods Plaza redevelopment project involves proposed incentives associated
with redevelopment of the site and implementation of the access management plan. The
proposed incentive categories relate to bulk area requirements, relief from obtaining
individual special use permits for the uses proposed, and signage. Table 2.3.4-1
Summarizes the Requested Incentives by Lot.
The bulk area incentives relate primarily to dimensional deviations from the Code, in large
part dictated by the split zoning of the development lands. The addition of 1.2 acres of RLA
zoned land to the northern portion of the site (behind the current Mario's and Clover Lanes
properties) generates the need for a use incentive to allow commercial improvements and
activity to extend into the 1.2 acres of the adjacent RLA District. Other use incentives
proposed relate to conditional permit uses which carry a favorable legal presumption of
being permitted and in harmony with the neighborhood. To that end, the incentives seek
to avoid unnecessary duplication in the review process.
Bulk area incentives related to the implementation of the access management plan serve to
address preexisting non-conforming site conditions. These conditions are beyond the
control of the project sponsor. Bulk area incentives are summarized in Table 2.3.4-1.
A. Use. The lands to be acquired from the Church are located in the RLA Zoning
District. Limited activities involving parking and access are proposed to extend onto the
property to be acquired from the Church. While commercial uses are not generally
permitted in the RLA District, pursuant to Code Section 201-9(A) (3), the commercial use
is permitted to encroach into the residential district by 30 ft. The proposed incentive is to
101 Whole Foods Plaza DEIS Town of Brighton
permit commercial development to extend into the RLA District beyond the permitted 30
ft. zone. Notwithstanding this fact, the remaining approximately 1 +/- acre of land
extending between the Whole Foods Plaza development and Clover Street is proposed to
remain undeveloped open space providing an additional buffer between the commercial
and residential areas, with no access onto Clover Street
The bulk of the property is located in the BF-2 District. The identified proposed uses
include a food market, a specialty coffee shop/restaurant, and general retail. The coffee
shop requires a drive through operation. Outdoor seating may be desired by the restaurant
and/or food market. All of these uses are conditional permit uses in the BF-2 District.
Incentives are proposed to waive the conditional use permit requirement associated with
these uses, as these uses will be thoroughly reviewed as part of both the incentive zoning
application by the Town Board and site plan approval process by the Planning Board. This
request is not designed to avoid scrutiny by the Town Board or the Planning Board, but
only to confirm that the proposed use of the property is permitted as part of this overall
Incentive Zoning package.
B. Drive-Thru Location . The proposed development includes a drive through
operation for the specialty coffee shop. Pursuant to Code Section 207-14.3, drive through
operations shall not be located in the front yard. A proposed incentive is to allow the
proposed drive-thru to be located in the front yard. This relief is appropriate and necessary
for the development of the coffee shop as an “outparcel” in the larger shopping center. The
layout of the site is constrained largely by the placement of the traffic signal. The visibility
of the drive-thru is in keeping with the nature of development along this portion of Monroe
Avenue, which includes a new Dunkin Donuts with a drive thru on the south side of
102 Whole Foods Plaza DEIS Town of Brighton
Monroe Avenue.
C. Signs. Town Code Section 207-32 allows limited business identification and
directional signage. Section B allows a single attached sign on the principal building
entrance. The total area of the business identification sign permitted may not exceed 10%
of the first-floor area of the building face or 150 square ft., whichever is less. A requested
incentive is to allow a sign package which is designed to meet the needs of the individual
businesses for signage in the context of the business plaza, with visibility from both
Monroe Avenue and internal to the plaza. The sign package will exceed the amount
permitted by Code and include: (1) signage on multiple building faces (for the food market
and outparcel buildings), (2) appropriate drive thru signage, which typically requires
specialized signage (such as a menu sign), (3) an attractive monument sign identifying the
plaza and tenants, (4) signage greater than 150 square feet on Building 1, (5) logo greater
than 25% of any individual sign, and(6) additional signage contained in a sign package to
be provided in final form to the Town Board prior to the scheduling of the public hearing
on the Incentive Zoning application. A preliminary Sign Package chart and accompanying
plan is attached in Appendix 15.
D. Bulk Requirements. Among the requested incentives are relief to a limited
number of building setbacks, lot coverage, density, and pavement setbacks, as detailed on
the Conceptual Site Plan. Bulk area determinations for the redevelopment site reflect the
split-zoning of the lands. Bulk requirement for the BF-2 were applied to the BF-2 area, and
requirements applicable to the RLA are applied to the RLA area. A summary of the bulk
area requirements and conformity of the proposed redevelopment project is depicted in
Figure 2.2.5A. As outlined in the Bulk Area Summary figure, the proposed redevelopment
103 Whole Foods Plaza DEIS Town of Brighton
project is in general conformance with the preponderance of the bulk requirements under
Code.
Further details on the bulk area requirement are included in Appendix 17 of this DEIS.
Evaluation of the bulk area requirements under the split zoning categories effects the lot
coverage and development intensity calculations for the project. With respect to
impervious surface coverage, the Code provides for a maximum of 65 % impervious
surface coverage. The proposed lot coverage within the BF-2 portion of the site is 88% (the
existing impervious surface area coverage within the BF-2 portion of the development is
86%). Code provides for a maximum density of 10,000 square feet per acre in the BF-2
District. The proposed density, applied to the BF-2 portion of the site, is 13,384 square
feet per acre for Lot 1 and 12,096 square feet per acre for Lot 2. These numbers reflect the
exclusion of the RLA lands in the calculations. It should be noted that if the Code allowed
the entire proposed site to be included in these calculations, the impervious surface area of
this proposed project would be 76% and the proposed density would be 9,297 square feet
per acre. The resultant building density would be below that allowed by code and the
impervious surface coverage would be within 11% of that allowed by code.
The proposed incentives include relief from pavement setback regulations of the Town
Code applicable to the BF-2 and RLA Districts. Table 2.3.4-1 summarizes the incentives
requested by lot.
The acquisition of lands from the First Baptist Church, and the proposed resubdivision of
the Church lands will not create additional non-conformities with the bulk area requirement
104 Whole Foods Plaza DEIS Town of Brighton
for the Church lands. It is noted that the existing setback on Allen Creek, for the Church,
is non-conforming and will remain so. The Church is setback at 59.4 ft. where the Code
requires a front setback of 100 ft.
The use of RG&E lands, under license agreement from RG&E, for the redevelopment of
the Auburn Trail will not create non-conformities with the bulk area requirements for the
RG&E lands.
The requested incentives are based upon the conceptual site plan being reviewed by the
Town Board. It is common that there are changes to the final approved plan as a result of
Town reviews. Accordingly, the project sponsor is requesting that the Planning Board be
given reasonable discretion to adjust the bulk amenities to accommodate changes as a result
of its review process of the preliminary and final site plan, in the interests of arriving at the
best plan for construction.
105 Whole Foods Plaza DEIS Town of Brighton
Table 2.3.4-1 – Summary of Incentives Lot 1 Requested Incentive Code PERMITTED & CONDITIONAL USES:
Residential Low Density District (RLA): In all cases where a district boundary divides a lot in one ownership, and Section 201-9.A (3). more than 50% of the area of such lot lies in the less restricted district, the regulations prescribed by these regulations for the less restricted district shall apply to such portion of the more restricted portion of the said lot which lies within 30 feet of such district boundary. For purposes of this section, the more restricted district shall be deemed that district subject to regulations which prohibit the use intended to be made of said lot, or which require higher standards with respect to coverage, yards, screening, landscaping and similar requirements.
The requested incentive is to allow the regulations of the less restrictive zoning district to apply beyond the beyond the 30’ zone.
General Commercial District (BF2): The proposed use includes a food market. A food market is a conditionally Section 203-84.B. (5). permitted use in the BF2 Zoning District.
The requested incentive is to allow the conditional use permit requirement for this use to be waived. The use will be thoroughly reviewed as part of both the incentive zoning application by the Town Board and the site plan approval process by the Planning Board.
Use regulations within the BF2 District require that the proposed Whole Section 203-84.B. (17) Foods facility be setback from the side property line by twenty-five feet since the building is over 20,000 s.f. in size.
The requested incentive is to allow the building to be setback ten-feet (10’) from the side property line.
106 Whole Foods Plaza DEIS Town of Brighton
Lot 1 Requested Incentive Cont. Code REGULATIONS FOR SIGNS:
BF2:
Regulations for signage in commercial districts allow limited business Section 207-32.B.(1) identification and directional signage. No business identification sign shall be erected unless attached to the building face. A building on a corner lot with side walls approximately parallel to the street lines shall have one face which shall be the side containing the principal entrance. This face shall be the one on which the sign is located.
The requested incentive is to allow a free standing business sign and to allow building mounted signs to be on additional sides of the building other than the principal building entrance side.
The Business identification sign standards allow for a single attached sign Section 207-32.B. (2). on the principal building entrance. The total area of the business identification sign permitted may not exceed 10% of the first floor area of the building face or 150 square feet, whichever is less.
The requested incentive is to allow for four (4) building mounted signs totaling 410 square-feet, and a monument sign totaling 100 s.f. for a combined total of 510 s.f.
Signs may not project in any part more than 20’ above grade measured at Section 207-32.B. (3). the building face.
The requested incentive is to allow signs to project; 28’, 23’ & 25’ above grade.
107 Whole Foods Plaza DEIS Town of Brighton
Lot 1 Requested Incentive Cont. Code BULK AREA REQUIREMENTS:*
RLA: Parking and paved areas shall not exceed 35% of the rear yard. Section 207-10.E. (3).
The requested incentive is to allow 70% of the rear yard to be paved.
BF2: Minimum bulk area requirements include: Section 205-7. A front setback of 60’;
Maximum bulk area requirements include: A maximum of 65% lot coverage; A maximum density of 10,000 square feet per acre.
The requested incentives are to allow the following: A front setback of 10’; A lot coverage of 89%; A density of 14,873 square feet per acre.
No parking, paved area or aisles shall be permitted in the front yard within Section 205-18.B. 20 feet of the front property line nor within 10 feet of any lot line. A waiver shall be granted in those cases where a cross-access easement is required for shared access with an adjoining parcel.
The requested incentives are to allow the following: A front yard parking setback of 13’; Relief from granting waivers in those cases where a cross-access easement is required for shared access with an adjoining parcel.
*With regard to the bulk requirements, the requested incentives are based upon the conceptual site plan being reviewed by the Town Board. It is common that there are changes to the final approved plan as a result of Town reviews. Accordingly, the project sponsor is requesting that he Planning Board be given reasonable discretion to adjust the bulk amenities to accommodate changes as a result of its review process of the preliminary and final site plan, in the interests of arriving at the best plan for construction.
108 Whole Foods Plaza DEIS Town of Brighton
Lot 2 Requested Incentive Code PERMITTED & CONDITIONAL USES:
Residential Low Density District (RLA): In all cases where a district boundary divides a lot in one ownership, and Section 201-9 .A. (3). more than 50% of the area of such lot lies in the less restricted district, the regulations prescribed by these regulations for the less restricted district shall apply to such portion of the more restricted portion of the said lot which lies within 30 feet of such district boundary. For purposes of this section, the more restricted district shall be deemed that district subject to regulations which prohibit the use intended to be made of said lot, or which require higher standards with respect to coverage, yards, screening, landscaping and similar requirements.
The requested incentive is to allow the regulations of the less restrictive zoning district to apply beyond the beyond the 30’ zone.
General Commercial District (BF2): The proposed uses include retail, and a specialty coffee shop/restaurant. Section 203-84.B. (5). The coffee shop will incorporate a drive through operation. Outdoor seating may be desired by the restaurant. All of these uses require a Conditional Use Permit.
The requested incentive is to allow the conditional use permit requirement for these uses to be waived, as these uses will be thoroughly reviewed as part of both the incentive zoning application by the Town Board and the site plan approval process by the Planning Board.
DRIVE-THRU STANDARDS:
BF2: Drive-through service areas shall not be located in the front yard. Section 207-14.3.
The requested incentive is to allow the proposed drive through to be located in the front yard.
109 Whole Foods Plaza DEIS Town of Brighton
Lot 2 Requested Incentive Cont. Code REGULATIONS FOR SIGNS:
BF2: The term ”sign” does not include signs for the direction or convenience of Section 207-25.E. the general public, including signs which identify rest rooms or locations of public telephones or traffic control devices; however, the total area shall not exceed two square feet.
The requested incentives are to allow the following: A 2 sided “Drive Thru” sign totaling 6.46 s.f. A “Clearance” sign of 2.75 s.f. An “Exit Only” sign of 2.6 s.f.
Regulations for signage in commercial districts allow limited business Section 207-32.B. (2). identification and directional signage. The Business identification sign standards allows for a single attached sign on the principal building entrance. The total area of the business identification sign permitted may not exceed 10% of the first floor area of the building face or 150 square feet, whichever is less.
The requested incentive is to allow for eleven (11) building mounted signs totaling 1,164 square-feet (each business sign is less than 100 square feet plus building logo sign), for Building #2; to allow five (5) building mounted signs totaling 130 square feet, free standing menu boards and a free standing “Thank You” sign for Building #3, to allow four (4) building mounted signs totaling 130 square feet, for Building #4. Section 207-32.B. (3). Signs may not project in any part more than 20’ above grade measured at the building face.
The requested incentive is to allow signs to project; 30’ above grade.
110 Whole Foods Plaza DEIS Town of Brighton
Lot 2 Requested Incentive Cont. Code BULK AREA REQUIREMENTS:*
RLA: The minimum lot area required is 23,125 square feet. The area of Lot 2 Section 205-2 within the RLA district is 19,832 square feet.
The requested incentive is to allow a lot size of 19,745 square feet, if the portion of Lot 2 within the RLA district were to be considered a free standing lot.
Parking and paved areas shall not exceed 35% of the rear yard. Section 207-10.E.(3)
The requested incentive is to allow 82% of the rear yard to be paved.
BF2: Minimum bulk area requirements include: Section 205.7 A front setback of 60’;
Maximum bulk area requirements include: A maximum of 65% lot coverage; A maximum density of 10,000 square feet per acre.
The requested incentives are to allow the following: A front setback of 22’; A lot coverage of 90%; A density of 11,684 square feet per acre.
Total parking required (5 spaces/1000 s.f.; 40,000 ± s.f.) 200 spaces.
The requested incentive is to allow the following: A total of 180 parking spaces.
No parking, paved area or aisles shall be permitted in the front yard within 20 feet of the front property line nor within 10 feet of any lot line. A waiver shall be granted in those cases where a cross-access easement is required for shared access with an adjoining parcel.
The requested incentives are to allow the following: A front yard parking setback of 8’; A side yard parking setback of 5’; Relief from granting waivers in those cases where a cross-access easement is required for shared access with an adjoining parcel.
*With regard to the bulk requirements, the requested incentives are based upon the conceptual site plan being reviewed by the Town Board. It is common that there are changes to the final approved plan as a result of Town reviews. Accordingly, the project sponsor is requesting that he Planning Board be given reasonable discretion to adjust the bulk amenities to accommodate changes as a result of its review process of the preliminary and final site plan, in the interests of arriving at the best plan for construction.
111 Whole Foods Plaza DEIS Town of Brighton
Lot A Requested Incentive (Friendly’s) Code PERMITTED & CONDITIONAL USES:
General Commercial District (BF2): Section 203-84.B. (5). Existing building - former use was a restaurant. This use requires a Conditional Use Permit.
BULK AREA REQUIREMENTS:**
BF2: Maximum bulk area requirements include: Section 205-7. A maximum of 65% lot coverage;
The requested incentive is to allow the following: lot coverage of 79%;
No parking, paved area or aisles shall be permitted in the front yard within Section 205-18.B. 20 feet of the front property line nor within 10 feet of any lot line. A waiver shall be granted in those cases where a cross-access easement is required for shared access with an adjoining parcel.
The requested incentives are to allow the following: A front yard parking setback of 12’± (Existing); A side yard parking setback of 2’± (Existing); Relief from granting waivers in those cases where a cross-access easement is required for shared access with an adjoining parcel , (Shared access areas).
**Bulk requirements are based on Whole Foods Plaza Offsite Access management plan/Parking Improvement Exhibit Figure 4.2.
112 Whole Foods Plaza DEIS Town of Brighton
Lot B Requested Incentive (Comfort Suites) Code PERMITTED & CONDITIONAL USES:
General Commercial District (BF2): Section 203-84.B. (19). Existing Comfort Inn motel
BULK AREA REQUIREMENTS:**
BF2: Maximum bulk area requirements include: Section 205-7. A maximum of 65% lot coverage;
The requested incentive is to allow the following: A lot coverage of 83%;
Total parking required (1 space/guest room & 1 space /employee; 43 rooms Section 205-12. & 6 employees = 49 spaces.
The requested incentive is to allow the following: A total of 44 parking spaces.
No parking, paved area or aisles shall be permitted in the front yard within Section 205-18.B. 20 feet of the front property line nor within 10 feet of any lot line. A waiver shall be granted in those cases where a cross-access easement is required for shared access with an adjoining parcel.
The requested incentives are to allow the following: A side yard parking setback of 0’± ; Relief from granting waivers in those cases where a cross-access easement is required for shared access with an adjoining parcel, (Shared access areas).
**Bulk requirements are based on Whole Foods Plaza Offsite Access management plan/Parking Improvement Exhibit Figure 4.2.
113 Whole Foods Plaza DEIS Town of Brighton
Lot C Requested Incentive (Pizza Hut) Code USE:
General Commercial District (BF2): Section 203-84.B. (5). Proposed Mamasan’s restaurant. This use requires a Conditional Use Permit.
BULK REQUIREMENTS:**
BF2: Minimum bulk area requirements include: Section 205-7. A side yard (Not abutting residential) of 10’;
The requested incentive is to allow the following: A side yard (Not abutting residential) of 7’.
No parking, paved area or aisles shall be permitted in the front yard within Section 205-18.E. 20 feet of the front property line nor within 10 feet of any lot line. A waiver shall be granted in those cases where a cross-access easement is required for shared access with an adjoining parcel.
The requested incentive is to allow the following: A side yard parking setback of 5’± ; Relief from granting waivers in those cases where a cross-access easement is required for shared access with an adjoining parcel, (Shared access areas).
**Bulk requirements are based on Whole Foods Plaza Offsite Access management plan/Parking Improvement Exhibit Figure 4.2.
114 Whole Foods Plaza DEIS Town of Brighton
Lot D Requested Incentive (Sakura Home) Code USE:
General Commercial District (BF2): Section 203-84.B. (5). Existing Sakura Home restaurant.
BULK REQUIREMENTS:**
BF2: Maximum bulk area requirements include: Section 205-7. A maximum of 65% lot coverage;
The requested incentive is to allow the following: A lot coverage of 83%
Total parking required (1 space for each 2 patron seats; 186 seats = 93 Section 205-12. spaces.
The requested incentive is to allow the following: A total of 76 parking spaces.
No parking, paved area or aisles shall be permitted in the front yard within Section 205-18.E. 20 feet of the front property line nor within 10 feet of any lot line. A waiver shall be granted in those cases where a cross-access easement is required for shared access with an adjoining parcel.
The requested incentive are to allow the following: A side yard parking setback of 0’±; A rear yard parking setback of 1.5’±; Relief from granting waivers in those cases where a cross-access easement is required for shared access with an adjoining parcel, (Shared access areas).
**Bulk requirements are based on Whole Foods Plaza Offsite Access management plan/Parking Improvement Exhibit Figure 4.2.
115 Whole Foods Plaza DEIS Town of Brighton
Lot H Requested Incentive (Dunkin Donuts) Code USE:
General Commercial District (BF2): Section 203-84.B. (5). Existing Dunkin Donuts.
BULK REQUIREMENTS:**
BF2:
No parking, paved area or aisles shall be permitted in the front yard within Section 205-18.E. 20 feet of the front property line nor within 10 feet of any lot line. A waiver shall be granted in those cases where a cross-access easement is required for shared access with an adjoining parcel.
The requested incentives are to allow the following: A side yard parking setback of 0’±; A rear yard parking setback of 1.5’±; Relief from granting waivers in those cases where a cross-access easement is required for shared access with an adjoining parcel, (Shared access areas).
**Bulk requirements are based on Whole Foods Plaza Offsite Access Management Plan/Parking Improvement Exhibit Figure 4.2.
116 Whole Foods Plaza DEIS Town of Brighton
2.3.5. Proposed Amenities.
Typically, amenities address specific infrastructure or development needs or improvements
in the area of the proposed development project. Several such amenities of benefit to the
community are offered as part of the application. The amenities associated with the Whole
Foods redevelopment project include, but are not limited to:
• Improvements to the Auburn Trail System
• Installation of a Traffic Signal with Pedestrian Controls on Monroe Avenue
• Implementation of an Access management plan for the southern properties on the
Monroe Avenue Corridor
• Preservation of Open Space
• Redevelopment of the site with multimodal connectivity to the surrounding
commercial and residential neighborhoods
The proposed amenities are further detailed below and summarized in Table 2.3.5-2. The
value of the amenities is estimated to be in excess of $636,404, before including on-going
maintenance costs for certain amenities of $3000 per year, as described below (for the trail
and traffic signal).
A. Improvement of the Auburn Trail and Pedestrian and Bicycle Access.
The amenity offered by the project sponsor includes relocation and improvements of the
existing Auburn Trail across the redevelopment site to make it accessible, safe, and inviting
for public use. Legal means of access is not currently provided across all properties. The
trail is currently located on a pedestrian easement as well as an access easement which
permits vehicular use. Further details on the access easements are contained in Appendix
117 Whole Foods Plaza DEIS Town of Brighton
10 of this DEIS. The redevelopment proposal includes construction of 1,060 feet of multi-
use trail, 800 square-foot pedestrian gather area with wayfinding kiosk and bicycle rack
area for sixteen bicycles. The multi-use trail will provide a defined route from Clover
Street at Pittsford Animal Hospital to the west western site border connecting to the
pathway between the Church property and office complex. Pedestrian cross-walks on
Clover Street are not included in the project proposal.
The trail will be upgraded from an easement over general pavement areas to a multiuse
trail meeting AASHTO standards. The trail will be a paved asphalt trail with a width of
10-feet (10’) and will include two-foot wide buffer strips along the edges of the trail. The
path geometry incorporates curve radiuses which meet AASTO standards for bicycle use.
The cross slope and running slope of the trail will be ASSHTO and ADA compliant.
The centralized pedestrian gathering area with wayfinding Kiosk and bicycle racks
provides a connection hub for the trail system, Whole Foods Plaza, and adjoining Monroe
Avenue corridor. The hub provides trail users with a defined safe connection point to the
Plaza and Monroe Avenue corridor. The bicycle rack area allows bicyclists with a safe
and secure location to store their bicycles while visiting retails by foot. The sidewalk
network which connects to the hub is designed to promote users of the trail system to
frequent Plaza businesses and the Monroe Avenue corridor. The hub serves to transition
the trail traffic from shared use traffic to pedestrian traffic within the plaza. By
transitioning the bicycle/pedestrian traffic to pedestrian traffic entering the Plaza the
potential for conflicts are decreased to traditional pedestrian/ vehicle conflicts. The site
layout and sidewalk system layout has been designed to minimize those conflicts.
118 Whole Foods Plaza DEIS Town of Brighton
The kiosk will serve to provide users of the trail with a directory of the retail offerings
within the Plaza and overview of the trail and Monroe Avenue corridor, thereby
strengthening the trail as a community resource. Figures 2.2.3, 2.2.3A and 2.2.10 depict
the Auburn Trail configurations and proposed pedestrian gathering area. Further details
on the pedestrian gathering are included in section 4.5 of this DEIS.
The Auburn Trail will be located, as it is now, on private property and on a pedestrian
easement to the Town of Brighton. The cost of maintaining the trail will be borne by the
project sponsor or future owner of the Whole Foods Plaza. Vehicular traffic is proposed
to be separated from the trail to create a safe and pleasurable experience for those who wish
to use the trail. Further details on the Auburn Trail Redevelopment renderings are included
in Appendix 9 of this DEIS. The trail will also be connected to the proposed development
via sidewalks throughout site, with bike racks within the center. A proposed traffic signal
and crosswalk (another amenity described below) will afford trail goers safe crossing and
access to the south side of Monroe Avenue. The estimated value of this amenity is
approximately $137,472, plus the estimated annual cost of $1,200 to maintain the trail ;
Further details on the valuation of the amenities is contained in Appendix 7 of this DEIS.
The design, construction and maintenance of a trail system which is separated from
pavement areas, upgrading the portions of the trail to AASHTO compliance for a shared
use trail, development of the pedestrian gathering area, installation of bicycle racks, and
wayfinding signage is truly an amenity and is not an essential part of the commercial
development and adds no financial benefit to the project sponsor.
119 Whole Foods Plaza DEIS Town of Brighton
B. Traffic Signal and Pedestrian Crosswalk on Monroe Avenue.
The amenity offered by the project sponsor involves the design and construction and
maintenance of a signalized intersection with pedestrian controls to be located at the main
entrance to the Whole Foods redevelopment. The current and anticipated traffic generation
and potential traffic related impacts for the proposed development have been evaluated by
the project sponsor and reviewed with the NYSDOT. The project sponsor proposes to
install and pay for the maintenance of a traffic signal to be located as shown on the site
plan, together with other traffic improvements (including a right out and ingress located
where Mario's restaurant currently has its primary access). The signalized intersection will
offer an opportunity for additional access management and cross access along Monroe
Avenue. One curb cut on the north side of Monroe Avenue, being the driveway for the
current Mamasan's Restaurant, will be removed.
The cost of the traffic signal and improvements are estimated at this point to be $268,164,
an amount which will be borne by the project sponsor. While some of these costs fall under
the category of traffic mitigation, the efforts of the project sponsor go well beyond that and
the value of amenity (above and beyond immediate traffic mitigation) is valued at
$134,082, plus a portion of the ongoing annual cost maintenance of the traffic signal of
approximately $1,800.
The design, construction and maintenance of this signalized access is truly an amenity as
it facilitates the development of the access management plan proposed for the south side
of Monroe Avenue, and allows the project sponsor the opportunity to improve the cross
access for the properties on the south side of Monroe Avenue as outlined in Section C
below, establishes a pedestrian link between the northern side of the corridor with the
120 Whole Foods Plaza DEIS Town of Brighton
southern side, and improves safety and traffic flow within the project area. The project
sponsor acknowledges that this amenity does improve the proposed development and to
some degree mitigates a preexisting and future access function that is why when
establishing the value of the amenity only half of the construction value is credited as an
amenity.
C. Cross Access and Shared Parking Agreement for the Properties on the South
Side of Monroe Avenue.
The amenity offered by the project sponsor involves the design and construction of
improvements required to implement an access management plan for the southern side of
Monroe Avenue within the project area. The signal location, dictated by the NYSDOT,
proposes to line up at the existing Clover Lanes and the Sakura Home restaurant on the
south side of Monroe Avenue. The signal will serve traffic for the new Whole Foods Plaza
development, and, as a part of this Incentive Zoning proposal, the project sponsor has
actively engaged the property owners of the south side of Monroe Avenue to design and
construct cross-access between parcels on the south side of Monroe Avenue to facilitate
the ability to access the new traffic signal. Access to a traffic signal would provide a
significant economic benefit to these neighboring properties and businesses, and would
help to address traffic issues related to this segment of the Monroe Avenue corridor.
The access management plan consists of improvements to five (5) properties on the south
side of Monroe Avenue. The access management plan will provide interconnectivity,
parking improvements, and access to the proposed signalized intersection. The access
management plan will include the acquisition of approximately 0.5 +/- acres of excess
Route 590 Right-Of-Way at the rear of the properties from the New York State Department
121 Whole Foods Plaza DEIS Town of Brighton
of Transportation (NYSDOT). The project sponsor will be purchasing the excess Right-of
Way lands from the State and conveying the purchased lands to the adjoining commercial
properties. The access management plan will provide a common rear lot access drive, a
net increase of thirty-eight (38) additional parking spaces, and cross lot access among the
properties and to the proposed signalized intersection. Cross lot access and shared parking
facilities will be accomplished through the filing of a reciprocal access easement between
the properties. The project sponsor will be designing and constructing the shared access
improvements for the implementation of the access management plan. The easement
agreement for the implementation of the access management plan has already been
executed by the affected property owners and the project sponsor. Figure 2.2.1E depicts
the Access management plan and associated properties.
Further details on the easement agreement are contained in Appendix 10 of this DEIS.
Another important aspect of this amenity is the project sponsor's commitment to addressing
a long standing access management issue on the south side of Monroe Avenue. The project
sponsor will seek review by the NYSDOT and the Town of Brighton for their adoption as
a master access management plan. At this time, the five property owners have agreed in
concept to allow cross access and shared parking. The project sponsor is providing the
funding needed to make access to NYSDOT property to the south of the parcels available
to be included as additional space for parking and a cross access road. This excess property
is intended to be purchased by each adjacent property owner, funded by the project sponsor
and the project sponsor handling the actual acquisition. The project sponsor, limited by
the owner's desires to make such changes to their parcels, is committed to funding and
therefore executing the fulfillment of the Conceptual Access Management Plan.
122 Whole Foods Plaza DEIS Town of Brighton
The cost of funding the acquisition the property from the NYSDOT is approximately
$29,000. The cost of designing and constructing the cross access road and improvements
necessary for the parking lot modifications are estimated at $149,350. The costs associated
with developing and consummating the Cross Access and Shared Parking Agreement
between the land owners and gaining the proper approvals from the involved agencies is
estimated at $4,500. This brings the total value of this amenity to approximately $182,850;
see Appendix 7. The project sponsor proposes that this amenity be allowed to be given as
an assurance bond to the Town as part of these approvals. This will give the Town and
NYSDOT time to properly review the plan and approve its execution, and insure that the
project sponsor dedicate funds to execute the plan. The Conceptual Access Management
Plan contemplates additional curb cut elimination which the project sponsor cannot
guarantee, but by adoption of the plan, the Town can mandate these curb cut reductions as
part of redevelopment which will inevitably occur as part of the redevelopment that this
corridor will experience in the immediate or near future.
The design, construction and maintenance of this access is truly an amenity and is not an
essential part of the commercial development and adds no financial benefit to the project
sponsor.
D. Preservation of Passive & Active Open Space.
The amenity offered by the project sponsor is the preservation of approximately 1.0+/-
acres of developable residential lands as open space.
The project sponsor is acquiring approximately 2.2 +/- acres of lands from the First Baptist
123 Whole Foods Plaza DEIS Town of Brighton
Church, 1.2 acres of which is needed and incorporated into the development site, as shown
on the Site Plan. The property is in the RLA Zoning District and is adjacent to the BF-2
District. The property fronts on Clover Street and backs to the Mario’s and Clover Lanes
parcels. While the Church has contemplated the potential development or use of its excess
property over the years, selling the property for the proposed development will provide the
Church with much needed funds to complete capital improvements that would not be
possible without this sale, thus posing a hardship to the Church and its congregation.
The project sponsor proposes to preserve approximately 1.0 +/- acres of the lands to be
acquired from the Church, fronting on Clover Street as undeveloped open space rather than
including the lands in the development project. The remaining area of the property adjacent
to the Whole Foods Plaza is proposed to be incorporated in the development site to
accommodate necessary parking and paved areas. This area may be dedicated as a
Conservation Easement. This land will serve as an additional buffer between the
commercial development and adjacent residential uses. To help offset the land acquisition
costs the project sponsor could have exercised their right to subdivide the residential
property and offer or develop the parcel for development as a residential property. The
lands are to remain in their existing wooded condition and provide an extra layer of
buffering in addition to the code required six-foot high fence where commercial uses adjoin
residential areas. The proposed trail described above will separate the proposed
development from the open space and residential development. Further details on the value
of the amenity are contained in Appendix 7 of this DEIS. The amenity value of the
preservation of the lands as open space is estimated at $182,000.
124 Whole Foods Plaza DEIS Town of Brighton
The acquisition and preservation of this property is truly an amenity and is not an essential
part of the commercial development and adds no financial benefit to the project sponsor.
The project sponsor could create a buffer and could choose not to purchase the entire
property of the church leaving this site as a viable residential lot and bring financial gain
to the current property owner. The value of this amenity was derived using comparable
size lots and based on the project sponsors right by code to develop a single family home
on the property.
Table 2.3.5-1 provides pertinent calculations for the estimated open space lot property
value.
Figure 2.3.5.4 depicts surrounding residential properties and their values.
125 Whole Foods Plaza DEIS Town of Brighton
Table 2.3.5-1 - Whole Foods Plaza Open Space Parcel Value
126 Whole Foods Plaza DEIS Town of Brighton
2.3.5.1 The cash value of the proposed amenities.
The estimated value of the amenities is to be in excess of $636,404, before
including on-going maintenance costs for certain amenities of $3000 per year, as
described below (for the trail and traffic signal). Refer to Appendix 7. The cash
values of the proposed amenities do not include the portions deemed as mitigation
measures and solely include the true amenities that are not required by code and are
comparable to other Incentive Zoning Amenities.
127 Whole Foods Plaza DEIS Town of Brighton
Table 2.3.5-2 – Summary of Amenities Description of Amenity Cost
AUBURN TRAIL RELOCATION & MULTINODAL $137,472.00 ACCESS:
Relocation of the Auburn Trail is planned through the site and connectivity to the development and adjoining commercial corridor. Features include: 1,060 feet of 10’ wide asphalt shared use pathway; 800 s.f. pedestrian gathering areas with kiosks, way finding signage, trash receptacles, and bike racks for 16 bicycles; 120 l.f. of 5’ wide concrete walkways; A bus shelter; and 841 s.f. of pedestrian crosswalk markings
A concept plan for the site and pedestrian gathering areas are shown in Figures 2.2.1D, 2.2.8, 2.2.10 & 2.2.10A.
TRAFFIC SIGNAL: $134,082.15
The development proposal includes the design, construction, and maintenance of a signalized intersection on Monroe Avenue. Features of the signalized intersection that provides additional community benefit beyond those associated with ingress/egress to the site include: Monroe Avenue Corridor access improvements, connectivity to the commercial properties on the south side of the Monroe Avenue Corridor, and establishing pedestrian connectivity between the sidewalk network on the north and south sides of Monroe Avenue.
Further descriptions of the signalized intersection appear in Section 4.4 of the report and Figures 2.2.1B.
128 Whole Foods Plaza DEIS Town of Brighton
Description of Amenity Cost
MANAGED ACCESS – CROSS LOT $182,850.00 CONNECTIVITY:
The development proposal includes the development of a managed access plan for the south side of Monroe Avenue within the project area. The managed access plan will consist of improvements to five (5) properties on the south side of Monroe Avenue. The improvements will provide interconnectivity between the properties, connectivity to the proposed signalized intersection, and additional parking. The managed access plan will include the acquisition of approximately 0.5± acres of excess Route 590 Right –Of – Way at the rear of the properties from the New York State Department of Transportation (NYS – DOT). The managed access plan will provide a common rear lot access drive, twenty six (26) additional parking spaces, stormwater management facilities, and cross lot access among the properties, and to the proposed signalized intersection.
The conceptual plan for the managed access plan are shown is Figure 2.2.1E.
*Fencing to be added at the rear of the properties.
PRESERVATION OF OPEN SPACE: $182,000.00
The development proposal includes the preservation of 1.0 acres of land as open space. 1.0 acres of the 2.2 acres of land being acquired from the First Baptist Home will be preserved as open space rather than be incorporated into the commercial redevelopment, or developed as a residential property.
The land to be retained as open space is shown in Figure 2.2.5.
Total $636,404.15
129 Whole Foods Plaza DEIS Town of Brighton
2.4 Approvals
Application has been made to the Town of Brighton, Town Board, for the approval
of an Incentive Zoning Application for the redevelopment of lands for the Whole
Foods Plaza. The application was filed with the Town on February 18 th , 2015. A
supplemental Letter of Intent and additional information regarding the application
was filed with the Town on May 15 th , 2015. The Incentive Zoning Application is
the first in a series of applications and approval necessary for the project to progress
to approval and construction. The project will need various approvals at the
Municipal, Regional and State level associated with the design, construction and
operation of the facility. The Municipal, Regional, and State Agency review and
approval process ensures the project complies with all applicable permit, approval
and code standards.
The project will undergo a coordinated review with Municipal, Regional and State
Agencies. The Town Board has initiated a coordinated review under the State
Environmental Quality Review Act (SEQR) and its implementing regulations at
NYCRR Part 617. The Town Board classified the Whole Foods Plaza project a
Type 1 for the purposes of the environmental review. The Town Board initiated a
coordinated environmental review and declared its intent to act as Lead Agency by
notice of May 27 th , 2015 to all involved and interested agencies and the public.
With no objection from other agencies, the Town of Brighton, Town Board
declared itself lead agency and adopted a Positive Declaration for the application
on July 8 th , 2015.
130 Whole Foods Plaza DEIS Town of Brighton
Scoping is an optional process under the SEQR regulations. The Town Board
decided to conduct scoping for this project and the project sponsor submitted a draft
Scoping Document. The draft scope was reviewed by Town of Brighton staff,
Town Consultants. The Town Board conducted a public scoping meeting on
September 9 th , 2015. The Lead Agency, having reviewed the draft scoping
document and all input received, adopted a final Scoping Document at their
September 24 th , 2015 hearing.
As required under SEQR, the project sponsor has prepared a DEIS in accordance
with the final scoping document, which was submitted in October 2015. After
review of the October 2015 DEIS by Town staff and Town consultants, it was
determined in November that the DEIS was not yet adequate or complete to
commence the required public and agency review period.
It has become clear to the project sponsor that an alternative plan without access to
Clover Street and Allens Creek Road is an alternative preferred by the
neighborhoods in the immediate vicinity of the project. As such the proposed
action has been revised to reflect this plan. The DEIS has been written to address
the impacts specific to this plan. The scoping document and the issues identified
remain the same, but the impacts would now be specific to the revised plan.
This DEIS has been prepared to address the issues identified in the final Scoping
document as applicable to the revised plan as described in section 2.2 and details in
the plans.
131 Whole Foods Plaza DEIS Town of Brighton
In addition to the coordinated review under SEQR the project will undergo
Municipal, Regional and State Agency approvals. A summary of the project review
and approval process is outlined below.
With the exception of the incentives applied for in the Incentive Zoning Application
the project will comply with all applicable Municipal, Regional, and State Agency
Approvals and permitting requirements. The Incentive Zoning process will be
completed in accordance with Town Code requirements. Further details on the
incentives sought and their justification are contained in Section 2.3.4 of this DEIS.
Further details on the Incentive Zoning Application are contained in Appendix 1 of
this DEIS. Further details on the Scope Outline are contained in Appendix 1 of this
DEIS.
The municipal approval process will include approvals/referrals from the Town
Board, Planning Board, Architectural Review Board, Conservation Board and
Building Department.
Municipal Approvals include, but are not limited to:
• A coordinated review of the project proposal in accordance with the
State Environmental Quality Review act (SEQR)
• Incentive Zoning Application
• Site Plan Application
132 Whole Foods Plaza DEIS Town of Brighton
• Subdivision Application
• Building Demolition Site Plan Approval and Architectural Review
Board Referral
• Construction Permits
o Building Permits
o Sewer Connection Permits
o Signage
o State Pollutant Discharge Elimination Permit (SPDES) General
Permit for Stormwater Discharges for Construction Activities
MS4 Acknowledgement
County and Regional Agency Approvals include, but are not limited to:
• MCWA Approval
• Pure Waters Approval
• Monroe County Department of Health
o Watermain Extension Approval
o Cross Contamination Control Approval
o Grease Interceptor Sizing
o Reality Subdivision Approval
• Monroe County Surveyor
State Agency Approvals include, but are not limited to:
• NYSDOT Highway Non-Utility Work
• NYSDOT Highway Work Permits
• NYSDEC SPDES Permit for Construction Activities
• NYSDEC Sanitary Sewer Extension
133 Whole Foods Plaza DEIS Town of Brighton
It is common that there will changes to the final approved plan as a result of
Municipal, Regional and State agency review and approval process. Town reviews.
The multifaceted review and approval process ensures that the project that
ultimately gets constructed is in the best interests of all.
2.5 Construction and Operation
2.5.1 Construction Schedule and Sequenc e
Construction operation for the Whole Foods Plaza redevelopment project is
expected to be completed in a single phase approximately eighteen (18) months.
The anticipated construction duration for the redevelopment is expected to have an
eighteen (18) month duration. To ensure the construction of the access
management improvements, the project sponsor proposes that they be allowed to
provide an assurance bond to the Town as part of these approvals.
The anticipated sequence of construction commences with demolition of the
existing structures that are Mario's Restaurant, Clover Lanes Bowling Center and
Mamasan's Restaurant. Demolition of the buildings requires approval from the
Planning Board and review by the Historic Preservation Commission, Architectural
Review Board and Conservation Board in accordance with Section 73-57 of the
Town Code.
Environmental Surveys have been performed for each of the three structures
proposed for demolition. Structures at 2740 & 2800 Monroe Avenue (Mario's and
134 Whole Foods Plaza DEIS Town of Brighton
Mamasan's) are asbestos free. The structure at 2750 Monroe Avenue (Clover
Lanes) has limited asbestos that will require remediation prior to demolition. None
of the properties contain any hazardous materials. Demolition of the buildings will
be done in accordance with Town of Brighton and New York State codes and
procedures and by NYS licensed contractors. All debris that is not reclaimed or
reused from the demolition of the structures will be disposed of off-site in a legal
manor.
Further details on the Environmental Surveys performed for the structures are
contained in Appendix 14 of this DEIS.
Demolition operation for the structures will be followed by general earthwork
operations. Mass earthwork for the site will be completed in a single phase which
will include rubblization of existing pavement surfaces for reuse, removal of
unsuitable soils within the proposed building footprints and replacement with select
fills and establishing the general lines and grades for the development of the parking
areas and building pads. Mass earthwork operations will be followed by utility
infrastructure improvements for sanitary, storm, water, gas and electric. Upon
completion of the utilities infrastructure and on- site fire protection, construction of
the new buildings will commence. A five acre waiver will be sought to allow for
the mass grading to be performed in a single phase disturbing more than five acres
at one time.
Further details on the volume of soils to be exported and imported from the site are
included in Section 4.1 and Appendix 11 of this DEIS.
135 Whole Foods Plaza DEIS Town of Brighton
The existing main access point on Monroe Avenue for the Mario’s and Clover
Lanes facilities will serve as the stabilized construction access during the initial
stages of the redevelopment construction operations. Access to the site during
construction will be limited including the re-routing and fencing off of the Auburn
Trail to the north on the site and the sidewalks along Monroe Avenue.
The installation of the traffic signal will be coordinated with the New York State
Department of Transportation and will occur during the initial site work stage of
construction, although the signal will be installed, it will most likely not be
operational until the new Whole Foods Plaza is close to completion. Construction
of the site access points and utility connections within the Monroe Avenue right-
of-way will require the implementation of a Maintenance and Protection of Traffic
(MPT) plan. The MPT plan will be developed in accordance with NYSDOT
requirements and will require review and approval from the NYSDOT. The MPT
plan developed for the site will provide specific consideration to minimize the
impacts of construction vehicle traffic during the peak hour of roadway traffic.
It is expected that the 50,000 square foot Whole Foods building will be constructed
first, followed by the remaining three structures. The Whole Foods building will
require 7-9 months to complete the internal buildout of the grocery store making it
likely that the grocery store and adjoining retail stores will open at roughly the same
time or within 6 months of each other. The site construction should be completed
before any retail store opens to the public with only inside buildout construction
remaining thereafter.
136 Whole Foods Plaza DEIS Town of Brighton
The redevelopment of the site is not anticipated to create significant noise
associated with construction activities. The construction operations are to be
performed with traditional equipment and operations associated with site and
building construction. Based on the soils investigations performed for the site, no
need for blasting is anticipated.
All construction activities will occur during the hours of 7:00 am and 7:00 pm
Monday through Friday, and between 9:00 am and 6:00 pm Saturday and Sunday
in conformance with Town Code section 102-3. The project sponsor does not intent
to have construction activities occurring routinely on Sundays. Construction
activities on Sundays for site related construction will be limited to completing time
sensitive elements and delays due to inclement weather. Once the building shells
are completed, indoor construction activities which will not impact the neighboring
residential district may occur during the hours allowed under the Code.
All construction equipment and materials will be stored onsite in a safe and secure
manor. The construction access point for deliveries and workers will be clearly
demarked.
2.5.2 Operation
The new Whole Foods Plaza will be maintained by the property owner and sponsor
of this application. Services will include landscape maintenance, exterior building
maintenance, snow removal from driveways, parking areas and walks. The new
Whole Foods Plaza will be a retail shopping center with multiple uses including
137 Whole Foods Plaza DEIS Town of Brighton
grocery, foodservice, and other typical uses.
The multi-use trails along the north property line will be maintained by the property
owner of the new Whole Foods Plaza through an agreement with the Town of
Brighton. The traffic signal will be maintained by the property owner of the new
Whole Foods Plaza through an agreement with the New York State Department of
Transportation.
The Access management plan for the South Side Monroe Avenue has been
designed and will be constructed by the project sponsor who will bear all expenses
associated therewith. The access road will be maintained by the land owners
through a Cross Access and Shared Parking Agreement that was produced and
coordinated by the project sponsor and entered into by the land owners.
2.6 Neighborhood Input / Communications
Well before any formal application was submitted to the Town of Brighton, the
Project Sponsor was pro-active with the community and neighbors in
communicating the intent of the project and soliciting feedback from neighbors and
interested parties.
An open house was held on February 23, 2015 at Mario's restaurant, whereby the
Project Sponsor gave a 30 minute PowerPoint presentation to a crowd of roughly
100 neighbors on the planned project. This was at that early stage, and not
significantly dissimilar to the current plan proposed.
138 Whole Foods Plaza DEIS Town of Brighton
The sponsor had informational stations set up, manned by the corresponding
professionals involved with the project. Jerry Goldman, legal counsel with Woods
Oviatt Gilman, oversaw the legal corner to answer neighbors’ questions about
process, timing and legal matters relating to the application and desired approvals.
Steve Ferranti, a traffic consultant with SRF Associates, answered questions
relating to the traffic study, effect of the project on traffic and alternatives that were
evaluated. Mike Montalto from Costich Engineering was also available to answer
questions regarding design, layout and technical issues including utilities, drainage
and visual. The project sponsor was on hand to answer less technical questions
about why the proposed project was a good idea for the area and its effects as relates
to the community and business.
The gathering lasted approximately three hours and was very informative, for both
neighbors and the project sponsor. Included in Appendix 18 is the Public Meeting
Summary of the feedback and questions posed at the February 23 rd meeting.
A neighborhood group called Care for Clover organized a local meeting, advertised
as open to the public, to discuss the project on April 10, 2015 at the First Baptist
Church in Brighton. The Project Sponsor attended the meeting and, with the
permission of the group's leader Ben Werzinger, gave a PowerPoint presentation
outlining the Incentive Zoning application filed with the Town of Brighton. The
project sponsor then remained and answered questions from the attendees for
another 30 minutes, at which point the group's leader asked the project sponsor to
leave the meeting. Many attendees later expressed appreciation for the project
139 Whole Foods Plaza DEIS Town of Brighton
sponsor’s willingness to present what was applied for and candidly answer
questions and clarify some misinformation that had been disseminated by some of
the neighbors. They also expressed their discontent with how the project sponsor
was asked to leave the meeting that was advertised as open to the public.
The project sponsor has met with the legal counsel for the Care for Clover
neighborhood association and has agreed to work in good faith to explore the
alternatives included in this document with the desire to have a project all parties
can feel good about. The most recent meeting was September 30, 2015.
The Town of Brighton has received various phone calls and emails from residents
regarding the redevelopment project. The correspondence received by the Town
ranges from general support for the project to raising concerns over the proposed
redevelopment project. The Town has received correspondence from residents
with a number of residents corresponding on multiple occasions. The majority of
the correspondence received regarding the redevelopment proposal is in regards to
traffic concerns for the Monroe Avenue corridor and a concern with the proposed
redevelopment project making the conditions within the corridor worse. A number
of area residents expressed their concern with the redevelopment project having
secondary access points connecting to Clover Street and Allens Creek Road.
Based on comments received from the public the project sponsor has revised the
proposed action to eliminate secondary access for the project from Clover Street
and Allens Creek Road. The redevelopment project will be served from the two
(2) access points on Monroe Avenue. In addition to eliminating secondary access
140 Whole Foods Plaza DEIS Town of Brighton
from Clover Street and Allens Creek Road the project sponsor has eliminated the
second drive through operation planned for the site to reduce the traffic generations
associated with a drive through operation.
Further details and a summary of correspondence received by the Town for the
redevelopment project are included in Appendix 18 of this DEIS.
There are no future neighborhood meetings scheduled at this time.
3.0 Environmental Setting
3.1 Geology, Soils and Topography
A detailed investigation of the geology, soils, and topography of the site has been
completed. The results of the investigations are contained in two (2) reports. The first,
entitled Whole Foods Market Geotechnical Evaluation , prepared by Foundation Design,
dated May, 2015, focuses specifically evaluating subsurface conditions for the Whole
Foods building. The second, entitled Palazzo Plaza Geotechnical Evaluation , prepared by
Foundation Design, dated June of 2015, provides general geotechnical information and
subsurface conditions for the site suitable for project planning. Complete copies of both
reports are contained in Appendix 11 of this DEIS.
The geotechnical evaluations included a review of Monroe County Soil Conservation
Service Mapping (1973) and USGS Topographic Mapping (1952, 1971, and 1997).
Fieldwork was conducted in one operation and the finding and conclusions follow a similar
pattern. A total of 39 soil borings were drilled in the parcel as part of the overall study as
141 Whole Foods Plaza DEIS Town of Brighton
well as six infiltration tests performed. A summary of this information is compiled herein,
further details pertaining to the design reports and reference documents are contained in
Appendix 11.
The subsurface conditions encountered in the soil borings and test pits were generally
consistent across the project site.
The site has been developed for decades resulting in the 1973 Soil Conservation Service
mapping providing a UB or Urban Land designation. USGS mapping indicates that
structures first appeared on the parcel prior to 1971. Soil boring data indicates fill depths
of one feet to ten feet across the overall parcel. The fill contains organics and wood and
brick were noted. A definable layer of buried topsoil was not noted at all of the soil borings.
Current surface treatments include the existing structures and associated pavements.
Nearby, undisturbed soils classify as lake deposited silt with sand (Dunkirk series) or a
silty glacial till (Hilton series). Soil boring data on the parcel indicates that the native soils
are the lake deposits and therefore the Dunkirk. Figures 3.3.1 and 3.3.1A depict the soils
maps for the redevelopment site and access management areas. Further details and area
soils mapping for the redevelopment site and access management areas are contained in
Appendix 11 of this DEIS.
Beneath the lake deposits the soil borings indicate bedrock. Bedrock is the Vernon
Formation of the Salina Group and the Penfield Dolostone of the Lockport Group. Bedrock
was generally encountered at depths of seven feet to fifteen feet below grade.
142 Whole Foods Plaza DEIS Town of Brighton
Current site topography is a result of the previous development. Surface elevations
generally drop from south to north and west to east across the site. The drop in elevation
south to north is approximately 7+/- feet. The drop in elevation west to east is
approximately 3+/- feet. No surficial evidence of bedrock, such as outcroppings or exposed
cuts, exist on the site.
As stated above, six infiltration tests were performed per NYSDEC Guidelines. Results
are summarized below.
Table No. 3.1-1 – Stormwater Infiltration Results
Boring Test Infiltration Rate Number Depth (in./hr.) (feet) B15-2 6 No water level drop B15-3 4 Drop 0.359"/hr B15-13 8 Water level rose 6" (to 450.9) B15-14 6 Drop 0.047"/hr B15-21 8 Water level rose 7" (to 453.1) B15-22 4 Drop 0.172"/hr
This data seems to indicate that groundwater is located about six feet below grade and that
it will perch on top of the lower, denser soil.
Infiltration tests conducted for the evaluation of the site for suitability for implementation
of stormwater infiltration practices indicate the presence of perched water table. The
presence of the perched water table preclude the use of infiltration practices from the design
of the stormwater management facilities for the project.
143 Whole Foods Plaza DEIS Town of Brighton
3.2 Surface Waters/Drainage
The existing surface drainage for the Whole Foods Plaza redevelopment site and access
management areas follows the general site topography, primarily via sheet flow, overland
and channelized flow. The redevelopment site and access management areas are part of a
40.8 acre drainage basin which includes both on-site and off-site areas. The off-site areas
of the drainage basin are comprised primarily of developed, residential and commercial
lands. The off-site drainage basin also includes roadway areas from Monroe Avenue and
NYS route 590 on and off ramps. Discharge from the redevelopment site is primarily to
two (2) points located along Clover Street. Discharge from the access management area is
primarily to a drainage swale at the rear of the properties and to drainage inlets within the
Monroe Avenue roadway. Both the rear lot drainage swale and roadway inlets are
ultimately conveyed to a drainage swale at the north end of the redevelopment site.
Drainage leaving the site eventually discharges to an unnamed tributary to Allens Creek,
north of the Shorham Drive neighborhood. Figure 3.3.2 depicts the watershed area. Figure
3.3.2C depicts the existing area drainage patterns.
The redevelopment site drainage analysis evaluated the existing stormwater run-off of the
approximately 10.13± acre development area on a located at 2740/2750/2800 Monroe Ave,
and 175 Allen’s Creek Road. The existing impervious percentage is for the redevelopment
site drainage basin is approximately 69%.
For analysis purposes, the existing redevelopment drainage area was broken up into four
(4) sub-areas. Delineated sub-drainage areas can be described as follows:
144 Whole Foods Plaza DEIS Town of Brighton
Existing drainage area 1 (E-1) is the central portion of the site which drains overland north
and is collected via existing drainage swales before discharging to Clover Street. The
drainage shed consists primarily of the Clover Lanes Bowling Alley and associated parking
fields. The area is comprised of approximately 4.93 acres, with a curve number of 93 and
a time of concentration of 0.083 hours (minimum).
Existing drainage area 2 (E-2) is the westerly portion of the site which drains to a series of
swales and culverts which flow north towards Clover Street. The drainage shed consists
primarily of Mario’s Italian Restaurant and associated parking fields. The area is
comprised of approximately 1.52 acres, with a curve number of 94 and a time of
concentration of 0.116 hours.
Existing drainage area 3 (E-3) is the southeastern portion of the site which drains to
drainage inlets in parking areas and along Monroe Ave, which contribute to the NYSDOT
right-of-way. The drainage shed consists of portions of the Clover Lanes Bowling Alley
parking and Mamasan's’ Restaurant and associated southern parking fields. The area is
comprised of approximately 2.09 acres, with a curve number of 96 and a time of
concentration of 0.083 hours (minimum).
Existing drainage area 4 (E-4) is the northeastern portion of the site which drains to a series
of drainage inlets which collect surface runoff and direct it northeast to Clover Street. The
drainage shed consists primarily of the northern portion of the Mamasan's’ building and
northern parking fields. The area is comprised of approximately 0.63 acres, with a curve
number of 98 and a time of concentration of 0.083 hours (minimum).
145 Whole Foods Plaza DEIS Town of Brighton
Figure 3.3.2A depicts the sub-area drainage map for the redevelopment site. Table 3.2-1
details the existing peak flow rates calculated for each of these sub-areas. Full details on
the calculation parameters and methodology are contained in the Costich Engineering
report in Appendix 19.
Table 3.2-1 – Redevelopment Site Existing Peak Discharge Rates
Drainage Area Q1 Q2 Q10 Q25 Q50 Q100
(cfs) (cfs) (cfs) (cfs) (cfs0 (cfs) E-1(4.93 acres) 14.9 17.1 25.1 28.8 32.4 34.5 E-2 (1.52 acres) 3.9 4.5 6.9 8.0 9.1 9.7 E-3 (2.09 acres) 6.1 7.1 10.5 12.1 13.6 14.1 E-4 (0.63 acres) 1.6 1.8 2.6 3.0 3.4 3.6 Total (10.1 acres) 26.5 30.5 45.1 51.9 58.5 61.9
For analysis purposes, the access management drainage area was broken up into two (2)
sub-areas. Figure 3.3.2B depicts the sub-area drainage map for the access management
area. Table 3.2-2 details the existing peak flow rates calculated for each of these sub-areas.
Full details on the calculation parameters and methodology are contained in the Costich
Engineering report in Appendix 19.
Table 3.2-2 – Access Management Area Existing Peak Discharge Rates
Drainage Area Q1 Q2 Q10 Q25 Q50 Q100
(cfs) (cfs) (cfs) (cfs) (cfs0 (cfs) E-1(0.5 acres) 1.4 1.6 2.3 2.7 3.0 3.2 E-2 (0.3 acres) 2.1 2.5 3.7 4.3 4.9 5.2 Total (0.6 acres) 3.5 4.1 6.0 7.0 7.9 8.4
146 Whole Foods Plaza DEIS Town of Brighton
The design criteria used for this analysis is based on the “New York State Stormwater
Management Design Manual”, dated January 2015 in association with “SPDES General
Permit for Stormwater Discharges from Construction Activity”, dated January, 2015 (GP-
0-15-002). Existing and drainage areas have been modeled using the SCS method to
determine volume and peak rates of stormwater runoff.
With the exception of portions of the Mario’s restaurant property, no formalized
stormwater quality measures are employed within the proposed project area. The existing
facilities predate the current NYS DEC stormwater quality requirements.
An evaluation of the redevelopment site and access management areas has been performed
to assess the pollutant loading for the stormwater runoff from the project areas. Pollutant
loadings for Total Suspended Solids (TSS), Total Phosphate (TP), and Bacteria
Concentration were calculated. Table 3.2-3 summarizes the stormwater pollutant loading
for the project area.
Table 3.2-3 – Existing Stormwater Runoff Pollutant Loads Pollutant Treatment Needed Total Suspended Solid 3357.07 lb/yr Yes Total Phosphate 13.64 lb/yr Yes Bacteria Concentration 4186.85 Billion yes Colonies
Full details on the pollutant calculation parameters and methodology are contained in the Costich Engineering report in Appendix 19.
147 Whole Foods Plaza DEIS Town of Brighton
3.3 Terrestrial and Aquatic Ecology
The existing terrestrial and aquatic ecology conditions have been evaluated by Costich
Engineering D.P.C. and the Department of Environmental Science and Biology of the State
University at Brockport. Costich Engineering D.P.C. conducted an evaluation of the
woodlots and trees. The Department of Science conducted investigations on wildlife and
habitats. This section of the DEIS contains a summary of the findings. For more detail,
reference should be made to the full evaluations contained in Appendix 12 (Tree Inventory)
and (Habitat Report).
There are no State or Federal regulations charged with protecting the trees or upland
wooded areas located on the property. Woodlot EPOD and Wetland maps indicate that
there are no state or federally regulated or delineated wetlands on or near the proposed
development. Further details on the environmental resource mapping are contained in
Appendix 1 of this DEIS.
The site is a currently commercially developed area that has very little vegetation or
habitat that is considered environmentally significant. There is a row of tree and shrub
growth that borders the property to the north. A tree survery was conducted by
The NYSDEC Natural Heritage Office was contacted and there where no record of rare,
threatened or endangered species on or near the project site. Correspondance received
form the NYS-DEC is included in Appendix 12 of this DEIS.
148 Whole Foods Plaza DEIS Town of Brighton
3.3.1 Woodlots and Trees
There are no “woodlot” areas as defined by the regulations as defined in the Town Code.
The portion of the site with the most mature trees is located on the 1.0 acres that is proposed
to be preserved as a conservation easement to the Town and act as a visual mitigation to
the redeveloped site. A Tree Survey was performed and is included in Appendix 12.
The Town of Brighton has two distinct regulatory programs that attempt to protect trees
and wooded areas of importance to the community. Section 175 of the Town Code-
Preservation of Trees, sets limitation on the types of activities that occur in and around
trees located on Town owned properties or Town highway right of ways. In addition, this
ordinance provides a certification process for landscape and tree service professionals,
which operate in the Town. The purpose of these local laws is to promote the planting and
preservation of trees in the Town, because of their importance to the physical and visual
quality of the community, and to the health, safety and welfare of its residents.
Under this law, a "woodlot" is defined as an area of one or more acres of vegetation, the
majority of which is classified as woody plants, whose trunks are greater than three (3)
inches in diameter at a height of three (3) feet above the ground and whose full height
reaches a minimum of six (6) feet. A "tree" is defined as a woody plant whose trunk is
greater than five (5) inches in diameter at a height of four (4) feet above the ground and
whose full height reaches a minimum of twelve (12) feet. A Town owned tree is defined
as a tree, which is located on Town owned lands or on Town highway right of way. This
includes trees that are growing on the border of these Town public lands, if at least 50%of
their base is located on Town property.
149 Whole Foods Plaza DEIS Town of Brighton
No Town-owned properties are located immediately adjacent to the proposed development
area. Therefore it appears that there are no Town-owned trees on the property.
The second local regulatory program for trees in the Town, is the Environmental Protection
Overlay District (EPOD) for Woodlot Protection. This program is part of the
Comprehensive Development Regulations, which governs certain uses and activities in
environmentally sensitive areas in the Town.
No Woodlot Protection Districts are mapped on the property.
The wooded areas of the site are characterized as deciduous woodlot edged by conifers.
The woodlot appears to be second growth trees and scrub with sparse canopy coverage.
The tree survey indicated that there are approximately 190 trees (5” in diameter at a four
foot height above ground) within the project area. The treed area is comprised of a mix
of black walnut, boxelder and spruce trees.
3.3.2 Wildlife
The wildlife resources observed on the site are reflective of the habitats present. The
woodlot is upland habitat with no evidence of permanent or temporary water required
to complete the life cycles of the majority of amphibians and reptiles typically found in
the area. The surrounding developed landscape poses threats to development of
amphibian and reptile life. Due to the long-term conditions in the woodlot and
surrounding area only one amphibian and three reptile species could possibly complete
150 Whole Foods Plaza DEIS Town of Brighton
their lifecycles now or in the future. If they are not present in the woodlot now they are
widespread in western New York.
It is unlikely that the woodlot is inhabited by mammals. Most mammal species prefer
more sloped terrain and habitat that is not surrounded residences and roadways. Some
mammals may occupy the woodlot currently and others undoubtedly move through it.
Among the 61 species of birds that might or do breed in the surrounding area, only 30
or so species might use the woodlot. All bird species are common to western New York
capable of moving in and out of the woodlot.
3.4 Transportation
3.4.1 Existing Traffic Conditions Analysis
The study area intersections include Monroe Avenue at Edgewood Avenue, the I-590 NB
and SB Ramps, the two existing Clover Lanes/Mario’s driveways, Clover Street,
Westfall/Allen’s Creek Roads, the existing Allen’s Creek Road/site driveway intersection,
the existing Clover Street/Pittsford Animal Hospital driveway, Clover Street/Shoreham
Drive, and Clover Street/Allen’s Creek Road. The intersections of Clover Street with
Warren Avenue and Towpath Lane, as well as the Allen’s Creek Road intersections with
Schoolhouse Lane, and Whitehouse Lane were also studied during the most critical PM
peak hour only.
Monroe Avenue (NYS Route 31) is an east/west route and is functionally classified as an
Urban Minor Arterial adjacent to the site. The segment of Monroe Avenue that fronts the
151 Whole Foods Plaza DEIS Town of Brighton
site consists of two eastbound through lanes and two westbound through lanes with a center
two-way left-turn lane. The speed limit along Monroe Avenue in front of the site is 35
miles per hour (MPH). According to the most recent traffic volume data collected by the
NYSDOT in 2009, the AADT along Monroe Avenue between Route 590 Outer Loop and
Route 65 is 40,890 vehicles per day (vpd). RTS Route 47 provides transit service along
Monroe Avenue within the study area.
Given the functional characteristics of the land uses proposed for the site (supermarket,
retail, commercial, and coffee shop), the peak hours selected for analysis are the weekday
commuter AM and PM peak hours and the Saturday midday peak hour.
Traffic counts were taken at all of the study intersections on various dates throughout 2014
and 2015 as detailed in the TIS. Seasonality was reviewed given varied data collection
dates and traffic counts were balanced to provide an average existing base conditions for
2015. 4.4.1A shows the 2015 Base Conditions.
Traffic volumes from 2010 were reviewed and compared to 2015 traffic volumes. Changes
in uses along Monroe Avenue, the general economy, and NYSDOT construction projects
all impact traffic volumes. Direct comparison of peak hour volumes at Monroe Avenue
and Clover Street indicate that the majority of the movements have increased between 2010
and 2015. The few that have decreased can be attributed to all of the previously mentioned
factors.
“Operational analyses of highways focus on the peak hour, because it represents the most
critical period for traffic operations and has the highest capacity requirements. The peak
152 Whole Foods Plaza DEIS Town of Brighton
hour volume, however, is not a constant from day to day, or from season to season.
Economic considerations in the planning and design of highways make it impractical to
design for the highest expected hourly volumes (e.g. Pre-Christmas). Instead a design
hourly volume (DHV) is typically selected from consideration of the specific relationship
between the percentage of annual average daily traffic and the highest hours of the year
given the functional class and operational characteristics of the route.” 1 Traffic volumes
vary from hour to hour and from day to day. Seasonal fluctuations in traffic volumes reflect
the social and economic activity of the area served by the highway 2 (e.g. Christmas related
retail activity). It has been found that the thirtieth highest hourly volume in one year
generally is the most suitable for design purposes. The NYSDOT typically uses the thirtieth
highest hour for the DHV in their own highway design. Studies indicate that the
relationship between the thirtieth highest hour and the annual average daily traffic remains
substantially unchanged from year to year. If an hourly value that represents more seasonal
volumes (e.g. pre-Christmas) is used for highway design, a sizable increase in design
requirements and highway construction costs may accommodate only a very few hours of
the year. For these reasons, pre-Christmas season traffic is typically not analyzed and
certainly not used for design purposes although it is recognized that traffic volumes,
particularly in the vicinity of retail facilities, will be higher during the few weeks prior to
Christmas.
Snow storage for the existing properties is currently accomplished by piling snow within
parking areas resulting in a reduction in the number of parking spaces available on-site.
1 Traffic Engineering Handbook, Institute of Transportation Engineers, 1992. 2 Transportation Engineering Planning and Design; Paquette, Radnor J., Ashford, Norman, Wright, and Paul H.; 1972.
153 Whole Foods Plaza DEIS Town of Brighton
Unsignalized Intersection Delay Study
A delay study was conducted at each of the unsignalized intersections in the study area.
Data collection occurred on Thursday, October 8 and 15, 2015 during the AM and PM peak
hours identified above. The following table summarizes the peak hour results of the delay
study.
TABLE 3.4.1-1: DELAY STUDY RESULTS
Allen’s Allen’s Clover/ Clover/ Clover/ Intersection/Approach Creek/ Creek/ Shoreham Towpath Warren Schoolhouse Whitestone AM PM AM PM AM PM AM PM AM PM Vehicles Exiting 7 7 33 16 40 23 52 22 58 42 17.57 5.71 8.06 19.8 12.08 9.70 26.5 AVG Stop Time (Seconds) 8 17.63 9 22.34 41.36 LOS (Based on AVG Stop A A C B C A C D C E Time) MAX Stop Time (Seconds) 46 16 48 69 61 41 63 85 137 152 AVG Queue 0.07 0.01 0.08 0.10 0.14 0.07 0.27 0.18 0.39 0.50 MAX Queue 1 1 2 3 3 1 3 2 3 4
The delay study indicates that on average left-turn traffic experiences level of service
(LOS) “C” or better during the AM peak hour and “E” or better during the PM peak hour.
Average queues were all less than one vehicle and maximum queues observed did not
exceed four vehicles.
Construction of the proposed Whole Foods Plaza redevelopment is anticipated to reach full
build-out in approximately two (2) years. Town of Brighton and Town of Pittsford officials
were contacted to discuss projects within the study area that are under construction and/or
approved. A Dunkin Donuts recently opened at 2787 Monroe Avenue and was included in
the existing conditions. No other projects were identified in the study area. To account for
normal increases in background traffic growth and any unforeseen developments in the
154 Whole Foods Plaza DEIS Town of Brighton
project study area, a growth rate of 1.0% has been applied to the base traffic volumes for
the two-year build-out period. Figure 4.4.1B shows the 2017 Background Conditions .
3.4.2 Traffic Operations
CAPACITY ANALYSIS
Capacity analysis is a technique used for determining a measure of effectiveness for a
section of roadway and/or intersection based on the number of vehicles during a specific
time period. The measure of effectiveness used for the capacity analysis is referred to as a
Level of Service (LOS).
Existing operating conditions during the weekday AM and PM and Saturday midday peak
study periods are evaluated to determine a basis for comparison with the projected future
conditions. Capacity results for the existing base conditions and future background
conditions (i.e. future traffic conditions including background growth without the proposed
Whole Foods Plaza redevelopment) are listed in Tables 3.4.2-1 and 3.4.2-2.
155 Whole Foods Plaza DEIS Town of Brighton
TABLE 3.4.2-1: CAPACITY ANALYSIS RESULTS – EXISTING & BACKROUND CONDITIONS UNSIGNALIZED INTERSECTIONS Existing Conditions 2017 Background Conditions Intersection AM PM SAT AM PM SAT Monroe Avenue/Clover Lanes Driveway Eastbound Left - Monroe B(14.7) C(22.0) C(15.9) B(15.0) C(23.1) n/a Southbound – Proposed Dwy D(28.4) F(74.3) F(*) C(17.2) F(78.5) n/a Monroe Avenue/Mario’s Driveway Eastbound Left – Monroe Avenue C(15.2) C(22.0) n/a B(15.0) C(23.1) n/a Southbound Right – Mario’s D’way C(17.4) D(25.3) n/a C(17.2) D(26.2) n/a Southbound Left – Mario’s D’way E(41.6) F(74.3) n/a E(41.3) F(78.5) n/a Allens Creek/Mario’s Egress Southbound Left – Allens Creek n/a B(10.1) A(7.9) n/a B(10.2) A(7.9) Westbound – Mario’s Egress n/a C(21.1) B(10.4) n/a C(21.8) B(10.3) Clover St/Pittsford Animal Hosp. Northbound Left – Clover Street A(8.3) A(8.6) A(8.8) A(8.3) A(8.6) A(8.8) Eastbound – Pittsford Animal Hosp. D(11.0) B(14.4) B(14.8) B(11.2) B(14.6) B(14.9) Clover Street/Shoreham Drive Southbound Left – Clover Street A(8.3) A(8.3) A(8.0) A(8.2) A(8.4) A(8.0) Westbound – Shoreham Drive C(17.9) C(15.4) C(17.3) C(15.4) C(15.6) C(17.4) Allen’s Creek/Whitestone Northbound – Whitestone - C(19.0) - - C(19.5) - Westbound Left – Allen’s Creek - A(9.1) - - A(9.1) - Clover St/Towpath Northbound Left – Clover Street - B(10.3) - - B(10.4) - Southbound Left – Clover Street - A(10.0) - - B(10.0) - Eastbound - Towpath - F(106.2) - - F(118.9) - Westbound – Driveway - C(20.6) - - C(21.5) - Clover St/Warren Ave Northbound Left – Clover Street - B(10.2) - - B(10.3) - Eastbound – Warren Ave - F(78.3) - - F(89.0) - Allen’s Creek/Schoolhouse Southbound – Schoolhouse - C(15.8) - - B(13.0) - Eastbound Left – Allen’s Creek - A(8.1) - - A(8.1) -
156 Whole Foods Plaza DEIS Town of Brighton
TABLE 3.4.2-2: CAPACITY ANALYSIS RESULTS – EXISTING & BACKGROUND CONDITIONS SIGNALIZED INTERSECTIONS 2017 Background Existing Conditions Intersection Conditions AM PM SAT AM PM SAT Monroe/Clover Eastbound Thru - D(38.2) D(40.7) D(35.7) C(28.8) D(41.8) D(35.8) Monroe Eastbound Right - A(1.1) B(10.1) A(4.0) A(1.1) B(10.5) A(3.8) Monroe Westbound Left - C(31.5) E(74.4) E(65.2) C(20.6) E(78.0) E(65.2) Monroe Westbound Thru/Right - C(26.5) C(25.1) B(18.9) C(20.0) C(25.6) B(19.3) Monroe Northbound Left - Clover D(38.2) E(68.8) E(56.6) D(39.3) E(74.1) E(56.3) Northbound Thru/right - C(32.8) E(56.9) D(51.0) C(32.3) E(58.6) D(50.7) Clover Southbound Left - Clover D(50.9) E(62.1) E(60.3) D(40.0) E(63.2) E(59.7) Southbound Thru/right - D(44.7) E(60.0) D(47.4) D(36.2) E(61.3) D(47.3) Clover Overall LOS (delay) C(33.0) D(39.6) C(34.1) C(28.1) D(41.0) C(34.1) Monroe/I-590 NB Eastbound - Monroe A(5.0) B(10.3) A(7.4) A(4.9) B(10.5) A(6.4) Westbound Thru - A(3.2) A(3.2) A(3.0) A(2.7) A(3.3) A(2.1) Monroe Westbound Right - A(1.1) A(1.7) A(1.0) A(1.9) A(1.8) A(1.2) Monroe Northbound Left - I-590 D(46.5) D(52.0) D(51.8) D(52.0) D(52.0) D(51.8) NB Northbound Right - I-590 C(24.5) E(57.2) D(45.8) C(20.0) E(60.1) D(48.4) NB Overall LOS (delay) A(8.2) B(15.2) B(10.9) A(7.9) B(15.8) B(10.7) Monroe/I -590 SB (Exit
2B Ramp) Eastbound Thru - A(2.1) B(13.3) B(11.3) A(2.7) B(13.8) C(25.3) Monroe Westbound Left - D(39.8) C(24.1) C(21.2) D(42.0) C(23.5) C(26.8) Monroe Westbound Thru - A(0.1) A(0.2) A(0.2) A(0.2) A(0.2) A(0.2) Monroe Northbound - I-590 SB A(2.2) C(21.9) C(22.4) A(1.2) C(22.5) C(23.0) Overall LOS (delay) A(4.4) B(11.2) A(9.8) A(4.5) B(11.5) B(14.5)
157 Whole Foods Plaza DEIS Town of Brighton
Monroe/Westfall/Allens
Creek Eastbound Left - Monroe A(9.0) B(11.9) A(4.7) B(11.1) B(14.0) A(4.7) Eastbound Thru/Right - B(16.3) B(18.3) B(11.0) B(17.8) C(25.4) B(11.0) Monroe Westbound Left - B(12.5) B(13.7) A(5.5) B(14.0) B(14.0) A(5.5) Monroe Westbound Thru/Right - B(16.6) B(19.1) B(10.7) B(19.9) B(19.4) B(10.7) Monroe Northbound - Westfall C(22.2) C(33.2) C(25.5) B(19.6) C(33.6) C(25.5) Southbound Left/Thru - D(40.2) D(48.3) E(57.6) D(44.1) D(51.0) E(57.6) Allens Creek Southbound Right - A(4.9) A(5.2) A(9.1) A(4.7) A(5.2) A(9.1) Allens Creek Overall LOS (delay) B(19.0) C(22.3) B(13.9) C(20.9) C(24.5) B(13.9) Monroe/Edgewood Eastbound - Monroe A(4.1) A(5.1) A(3.6) A(4.8) A(5.2) A(3.6) Westbound - Monroe A(5.5) A(7.0) A(3.8) A(6.8) A(7.2) A(3.8) Northbound - Edgewood E(55.4) E(60.9) D(44.5) D(37.2) E(65.6) D(44.5) Southbound – Meadow C(21.0) C(29.5) C(23.6) B(17.8) C(29.8) C(23.6) Overall LOS (delay) B(12.6) B(11.3) A(6.7) B(10.5) B(11.9) A(6.7) Clover/Allen’s Creek Eastbound Left – Allen’s C(28.1) C(20.3) B(10.8) C(24.1) C(21.1) B(10.8) Creek Eastbound Thru/Right – B(14.2) C(31.0) B(10.5) B(13.5) C(33.3) B(10.8) Allen’s Creek Westbound Left – Allen’s B(13.4) E(73.6) B(12.1) B(13.1) F(103.5) B(12.1) Creek Westbound Thru/Right – C(21.1) B(14.9) B(10.9) C(20.8) B(15.1) B(10.9) Allens Creek Northbound Left - Clover B(15.9) B(13.7) A(7.1) B(15.0) B(13.8) A(7.5) Northbound Thru/right - B(16.6) C(21.6) A(8.3) B(14.5) C(21.8) A(8.5) Clover Southbound Left - Clover B(14.6) B(14.5) A(7.0) B(13.5) B(14.5) A(7.3) Southbound Thru/right - C(24.2) C(25.3) A(9.2) C(23.7) C(25.7) A(9.6) Clover Overall LOS (delay) B(19.8) C(26.5) A(9.6) B(18.9) C(28.8) A(9.9)
158 Whole Foods Plaza DEIS Town of Brighton
3.5 Land Use and Zoning
Monroe Avenue in the project site vicinity is an important commercial corridor connecting
the Town of Brighton to metropolitan Rochester and eastern suburbs. Approximately 600
feet east of the project site Monroe Avenue connects with Clover Street, Route 590
connects with Monroe Avenue at the western project limits and Allens Creek Road
connects with Monroe Avenue approximately1600 feet west of the project site.
The Monroe Avenue corridor in the project site vicinity are developed as commercial,
retail, and office uses. Large retail complexes are located approximately 3500 feet east of
the project site along the Monroe Avenue corridor within the Town of Pittsford. Areas
north and south of the Monroe Avenue commercial corridor are developed as residential
neighborhoods.
The properties on Monroe Avenue are split zoned. The site includes 7.04+/- acres located
in the BF-2 General Commercial Zoning District and 3.09 +/- acres located in the RLA
Residential- Low Density District adjacent to the north. Of the 3.09 acres in the RLA
District, a 2.2 acre area will be acquired from the First Baptist Church ("Church"). The
lands to be acquired from the Church extend to Clover Street. Only a limited portion of this
RLA property immediately adjacent to the Mario's and Clover Lanes parcels are proposed
to be developed. The RLA zoning is proposed to be maintained.
Figure 3.5.1 depicts an alternative development plan that conforms to current zoning laws
and ordinances. This alternate development plan does not reflect the goals of the Project
Sponsor or future intended tenants.
159 Whole Foods Plaza DEIS Town of Brighton
The proposed development seeks to meet the goals and recommendations of the Town’s
2000 Comprehensive Plan. The proposed plan will provide a revitalized commercial
development in a high intensity commercial district. This redevelopment will encourage
redevelopment along this section of Monroe Avenue from Clover Street to the I-590
Expressway. Increasing property values and in turn property tax revenue for the local
stakeholders is a vital benefit to the residents of the Town. Further details on the goals and
recommendations of the Town’s 2000 Comprehensive Plan are contained in Appendix 2
of this DEIS.
An Open Space Index is included in Appendix 2. The proposed project is not located in a
designated open space.
The residential neighborhoods to the north and east of the proposed development site are
traditional homes, most in the 2000-3000 square foot range built between 1930 and 1960.
The neighborhoods are well established with significant tree growth and well insulated
from the commercial development that has taken place consistently over the past 60 years.
Very little undeveloped land remains in these areas.
160 Whole Foods Plaza DEIS Town of Brighton
Table 3.5-1 – Land Use Summary BF-2 ZONING DISTRICT
PERMITTED USES NOT EXCEEDING 20,000 S.F.: • Offices • Consumer Services • Instructional Studios & Fitness Centers • Self Service Laundries • Retail Sales of Non Food Items
CONDITIONAL USES: • Neighborhood Convenience Centers, Community Shopping Centers & Single Use Retailers Occupying more than 20,000 s.f of Floor Area. • Specialty Food Stores • Restaurants • Drive Thru Facilities • Outdoor Dinning • Banks • ATMs • Commercial Recreation Facilities • Outdoor Storage • New Auto Sales • Hotels/ Motels • Animal Hospitals / Kennels • Dry Cleaners • Nursing Homes / Daycare Centers • Cultural Facilities • Places of Worship
161 Whole Foods Plaza DEIS Town of Brighton
RLA ZONING DISTRICT
PERMITTED USES: • Single Family Dwellings (1 per Lot) • Municipal Use Buildings • Family Childcare
CONDITIONAL USES: • Places of Worship • Private Non Profit Educational Facilities • Golf Courses • Fire Station • Daycare Centers • Comfort Care • Home Occupations
3.5.1 Density Analysis Study
The Monroe Avenue Corridor Density Analysis study was conducted to analyze the
density of construction and development along the Monroe Avenue Corridor,
encompassing the major retail development areas along the corridor in the Town of
Brighton. Further details of the Density Analysis Study are contained in Appendix 17 of
this DEIS.
Each major developed area was analyzed separately by calculating the total acreage of
land and total constructed square footage within said acres of development. Town and
County records were used to verify calculations. Included in the exhibits of this study are
maps showing each area analyzed with the specific areas outlined in yellow. Each map is
labeled on the upper right corner to correspond with the title on the attached density chart
analysis.
162 Whole Foods Plaza DEIS Town of Brighton
This study was conducted using the total property acreages of each parcel per Town and
county maps. The subject property borders a residential area which may affect the code
calculation depending on who and how those calculations are computed. The intent of this
study is to view an understandable and clear picture of construction density within the
Brighton Monroe Avenue corridor using a standard technique addressing each parcel and
property consistently by dividing the constructed square feet by the area of land.
The basic development codes (certain uses may vary) of Brighton allow for construction
density of 10,000 square feet (SF) of construction per acre; or a “Density” of
approximately 23% of the usable land. The results of the study conclude that each of the
major areas of development along the Monroe Avenue corridor represent substantially
more construction than the basic codes of Brighton allow. The average density for all the
developments studied within the Town of Brighton was approximately 11.9% above code.
The Whole Foods Plaza subject property falls under the Town’s average density as it will
be only 3.2% above code. Property density in Brighton will have a lowering effect on the
overall density calculations within the Town of Brighton down from 11.9% to 9.8% when
including the Whole Foods Plaza subject calculations.
In conclusion, this study finds that the subject property falls well within acceptable density
standards when comparing it to neighboring developments. This study finds that the
subject property will have one of the lowest density calculations compared to all the major
neighboring developments.
163 Whole Foods Plaza DEIS Town of Brighton
3.6 Community Services
Energy needs for the Whole Foods Plaza redevelopment project will be supplied by private
suppliers. Upgrades to the electrical or natural gas delivery system in the immediate project
area will be made by the energy supplier and/or the project sponsor. Adequate energy
supplies to meet the anticipated project demands are available.
The adequacy of the public sewer and potable water supply systems to serve the project
have been evaluated by Costich Engineering and its report with findings are contained in
Appendix 6 of this DEIS. A summary of the existing capacities is provided in this section.
3.6.1 Water Service
The proposed development is to be served by public water supply system. The public water
system is owned and operated by the Monroe County Water Authority (MCWA). A 12
inch diameter MCWA owned watermain exists within the Monroe Avenue Right-Of-Way.
Additionally an 8 inch diameter MCWA owned watermain exists at the northern portion
of the site. A 20 inch distribution main runs through the development site. Both the 12
inch and 8 inch watermains are connected to the 20 inch watermain. Due to the proximity
to the connections to the 20 inch distribution main water pressure and flow rates in the
project area is similar. Hydrant test flow data supplied by the MCWA is summarized in
Table 3.6.1-1.
164 Whole Foods Plaza DEIS Town of Brighton
Table 3.6.1-1 Hydrant Test Flow Data Summary Hydrant #837 Static Pressure 75 psi Observed Flow 1193 gpm Flow @ 20 PSI 4356 gpm Hydrant #262 Static Pressure 79 psi Observed Flow 1371 gpm Flow @ 20 PSI 5864 gpm
Further details on Water Distribution Record Mapping and Hydrant Test Flow Data are
contained in Appendix 6 of this DEIS.
3.6.2 Sanitary Sewer
The proposed development is to be served by pubic sanitary sewers. The public sewer
system is owned and operated by the Town of Brighton. Sewer discharges are conveyed
to the Monroe County Department of Environmental Services (Pure Waters) trunk sewer
which conveys sewage to the Van Lare Wastewater treatment facility.
An 8 inch diameter Town of Brighton owned sewer line exists within the Monroe Avenue
Right-Of-Way and at the northern property boundary. The sanitary sewer on Monroe
Avenue is approximately 11 feet deep. The depth of the Monroe Avenue sewer is sufficient
for connection of the proposed buildings. The Monroe Avenue sewer has a full flow
capacity of approximately 600 gallons per minute (gpm). The Monroe Avenue sewer is a
clay tile sewer. The Town of Brighton sewer department has indicated that they
experienced issues regarding the condition of the sewer on Monroe Avenue and have asked
that the design of the proposed sewer system redirect flows from the Monroe Avenue sewer
to the sewer system north of the site. Table 3.6.2-1 summarizes the existing sewer sizes,
materials and capacities.
165 Whole Foods Plaza DEIS Town of Brighton
An 8 inch diameter Town of Brighton owned sewer line exists at the north-west corner of
the Mario’s Restaurant property. The sewer flows to the west to the sewer on Allen Creek
Road. The sewer is approximately 10 feet deep. The depth of the sewer is sufficient for
connection of the proposed buildings. The sewer has a full flow capacity of approximately
420 gpm. The sewer is a polyvinyl chloride sewer.
Table 3.6.2-1 Sanitary Sewer Summary Monroe Avenue 8 inch Clay Tile Full Flow Capacity – 600 gpm Service Drive 8 inch SDR-35 Full Flow Capacity – 420 gpm
Further details on the sanitary sewer capacities is contained in Appendix 6 of this DEIS.
It is concluded that the existing utility infrastructure pose no restrictions to the proposed
redevelopment for sanitary sewer collection and water systems will adequately
accommodate the project’s needs.
3.6.3 Private Utilities
An 8 inch Rochester Gas and Electric (RG&E) owned gas main exists along the south side
of Monroe Avenue within the right of way. Overhead electric, telephone and cable
television lines exist along the east and west side of Monroe Avenue. Overhead electrical
lines exists along the eastern property border. The redevelopment site is currently served
by public utilities. There are no capacity issues with the existing private utility
166 Whole Foods Plaza DEIS Town of Brighton
infrastructure system affecting the ability to serve the project. Figure 2.2.1E, Site Utility
Plan depicts the private utility locations. Further detail on private utilities and the
Adequacy of Utility Infrastructure is contained in Appendix 6 of this DEIS.
3.6.4 Police
The project area is served by the Brighton Police Department. The Monroe County Sheriff
provides additional police service. The Brighton Police Department is located in the
Brighton Town Hall Complex located at 2300 Elmwood Avenue. The Town Police
Department consists of 40 sworn officers and 9 civilians as stated in the 2014 Brighton
Police Department's annual report.
3.6.5 Fire
The Brighton Fire District provides the fire protection in the project area. The Fire
District is a professional, publicly funded fire department. The nearest fire station is
located at Twelve Corners, less than 2 miles to the west.
3.6.6 Ambulance
Brighton Volunteer Ambulance Corp., located at Westfall Road and Winton Road,
provides emergency medical services, transports, training in CPR and acts as a source for
information and materials for those who are sick or injured.
3.6.7 Educational Services
The project area is served by the Brighton Central School District. The School District is
funded by property taxes, along with Monroe County sales tax revenue and State aid.
167 Whole Foods Plaza DEIS Town of Brighton
3.6.8 Health Care Services
The project area is served by Strong Memorial Hospital. The Hospital is funded
privately.
3.6.9 Current Town and School Taxes
The Whole Foods Plaza redevelopment lands are assessed Town of Brighton Property
Taxes, Monroe County Property Taxes, and Brighton Central School district Taxes. The
properties combined tax bill is approximately $191,000 annually. Figure 3.6.9-1
summarizes the existing property taxes for the redevelopment lands.
Figure 3.6.9-1 Existing Property Tax Summary
The retail operations pay applicable New York State Sales Taxes. Tax revenues generated
by the current business operations are approximately $658,000 annually. Figure 3.6.9-
summarizes the existing sales tax revenues taxes for the redevelopment lands.
Figure 3.6.9-2 Existing Sales Tax Summary Existing 8% Tax Rate Commerce
Mario’s $ 396,300.00 Clover Lanes $ 96,300.00 Salvatores’ Pizza $ 40,000.00 Elaine’s Antiques $ 10,000.00 Mamasan’s $ 116,300.00 $ 658,000.00
168 Whole Foods Plaza DEIS Town of Brighton
3.6.10 Recreational
The site is currently home to a section of the trail system known as the Auburn Trail.
Formally an active rail bed, this property was owned by Rochester Gas and Electric and
conveyed to the adjacent property owners. The conveyance included three distinct
easements, one for a ten foot wide pedestrian easement to the Town of Brighton, One as
an access easement from Clover Lanes property through the Mario's property, through the
Executive Square Office property and to Allen's Creek Road and One for RG&E as a
maintenance easement for the utilities still located along the property. The Auburn Trail
through the existing site is primarily undefined. The existing easement covers portions of
the rear of the site which include paved and unpaved portions of the site. Figure 2.3.3B
depicts the existing trail condition.
3.6.11 Sidewalks
Sidewalks where constructed on the south side of Monroe Avenue in 2014 as part of the
Monroe Avenue redevelopment by the New York State Department of transportation and
the I-590 / Monroe Avenue alignment. Sidewalks on the north side of Monroe Avenue
from the I-590 interchange to Clover Street where constructed by the project sponsor as
part of the Mario's Restaurant development in 1994. Those sidewalks end at the Clover
Lanes site. The proposed development will continue sidewalks to the Pittsford Animal
Hospital property at which point the New York State Department of Transportation plans
to continue them to Clover Street. The project sponsor will coordinate with NYSDOT in
the development of these sidewalks. Additionally the proposed development will link
sidewalk from the north and south sides of the road via a new crosswalk at the proposed
signalized intersection at Monroe Avenue and Whole Foods Plaza.
169 Whole Foods Plaza DEIS Town of Brighton
3.7 Visual and Cultural Resources
3.7.1 Visual
A visual impact analysis has been completed or the Whole Foods Plaza redevelopment
project. The process utilized for the visual assessment consisted of identification of the
physical/visual limits of the affected environment and development of a 3D visual model
of the project site and use of the model to create photo simulations and cross-sections.
Monroe Avenue in the project site vicinity is an important commercial corridor connecting
the Town of Brighton to metropolitan Rochester and eastern suburbs. Approximately 600
feet east of the project site Monroe Avenue connects with Clover Street, Route 590
connects with Monroe Avenue at the western project limits and Allens Creek Road
connects with Monroe Avenue approximately1600 feet west of the project site.
The Monroe Avenue corridor in the project site vicinity are developed as commercial,
retail, and office uses. Large retail complexes are located approximately 3500 feet east of
the project site along the Monroe Avenue corridor within the Town of Pittsford. Areas
north and south of the Monroe Avenue Commercial corridor are developed as residential
neighborhoods.
The site to be redeveloped encompasses approximately 10.1 acres of property from four
(4) properties. The redevelopment properties are the current Mario's Italian Restaurant
parcel (at 2740 Monroe Avenue, with tax identification number 137.19-2-70.32), the
Clover Lanes Bowling parcel (at 2750 Monroe Avenue, with tax identification number
150.07-2-8.11), the Mamasan's Restaurant parcel (at 2800 Monroe Avenue, with tax
170 Whole Foods Plaza DEIS Town of Brighton
identification number 150.07-2-7.1), and a 2.2 +/- acre portion of lands of the First Baptist
Church (at Allen’s Creek Road, with tax identification number 137.19-2.68.1) which
adjoins the Mario’s Restaurant parcel. Figure 2.1.2 depicts the properties to be
redeveloped. Figure 3.7.1 depicts the views of the project from the Monroe Avenue
Corridor. Figures 4.7.7 through 4.4.7H depict the views of the project from the surrounding
area.
The Mario’s Restaurant, Clover Lanes and Mamasan’s buildings are all single story
buildings with a prominent roadway presence. Large parking areas serving each building
existing between the buildings and roadway. Little screening of the buildings and parking
areas exist.
3.7.2 Historical and Archeological
The proposed new development will encompass 9 acres, plus or minus “area of
disturbance” and improve the existing but undesirable section of the Auburn Trail. The
project is located in an area designated as sensitive for archaeological sites and is located
within 5 miles of the Erie Canal Heritage Trail. Although past study of this area do not
indicate this site as an area of archaeological importance, a review by the New York State
Office of Parks, Recreation and Historic Preservation (OPRHP) was requested. The
OPRHP has conducted their review and found that the project will have no impact on
archeological and/or historic resources listed in or eligible for the New York State and
National Registers of Historic Places. Appendix 4 includes the documentation and findings
letter from the OPRHP.
171 Whole Foods Plaza DEIS Town of Brighton
3.8 Noise
A detailed noise study has been conducted for the property. Existing noise producing
sources within the project area consist of vehicular traffic, retail operations and overhead
airplanes. Existing ambient noise levels were measured at five (5) locations around the
perimeter of the proposed project, with a primary focus on the bordering residential
neighborhoods.
The ambient noise measurement surveys were found to have noise levels consistent with
typical land uses in suburban settings for both daytime and nighttime periods. The daytime
and nighttime noise levels do not vary significantly. The variation between daytime and
nighttime noise levels is between 3 – 4 dBA. The primary noise generator within the study
area is from traffic. Table 3.8-1 summarizes the existing ambient noise levels. Further
details on the existing noise levels and the noise evaluation are contained in Appendix 13
of this DEIS.
Table 3.8-1 Existing Ambient Noise Level Summary Sample Daytime Noise Sample Nighttime Level dBA Noise Level dBA Location 7 am to 11 pm 7 am to 11 pm (hi peak) (hi peak) School House Lane 48 (72) 44(66) First Baptist Church 46 (56) 43(50) 2229 Clover Street 45(55) 42(50) 2230 Clover Street 46(71) 42(46) Shoreham Drive 47(72) 42(60)
172 Whole Foods Plaza DEIS Town of Brighton
3.9 The Auburn-Rochester Railroad, Auburn Trail and Access
Easements
Most of the northern border of the proposed site is part of what was the Auburn Rochester
Railroad bed. This area has been historically used as a railroad, utility run, The Auburn
Trail and vehicular access. This section will give the history of this area and how it came
to become what it is today.
3.9.1 The Auburn-Rochester Railroad
The Auburn-Rochester Railroad in the Rochester, NY area that was in use from 1840 to
1960. Its name was the Rochester Auburn Railroad, presumably named after its
endpoints. It started on the east side of Rochester (originally the village of Brighton) and
travelled out of Town through Brighton, Pittsford, Victor, Farmington, and then down to
Canandaigua, where part of the line is still in use. Shortly after 1960, the property that
was the Auburn-Rochester Railroad was transferred to the local utility, now known as
Rochester Gas and Electric. Much of it is now a hiking/biking trail; some of it is
maintained by local groups, other parts by Rochester Gas and Electric, for access to their
utility lines. Some parts are not maintained. Figure 2.3.3B depicts the existing Auburn
Trail condition at the rear of the property.
173 Whole Foods Plaza DEIS Town of Brighton
4.0 Environmental Impacts and Mitigation
4.1 Geology, Topography and Soils
Impacts
The redevelopment proposal will result in the disturbance of approximately 9.4 +/- acres
of the 10.1 acre redevelopment site. The redevelopment proposal will increase the
impervious surface areas for buildings and pavement areas by approximately 1.0 +/- acre.
The existing buildings and pavements will be removed to facilitate regrading of the site,
construction of building foundations and the installation of utility infrastructure and
stormwater management facilities. The general site topography of the site is to be
maintained. Regrading of the site is to be performed to provide positive drainage of the
pavement surfaces, provide ADA accessibility throughout the site and to minimize the
amount of materials to be imported.
The grading plan developed for the site provides for a balanced earthwork approach with
respect to the overall finished grades of the existing site and the proposed redevelopment.
Figure 2.2.1F depicts the proposed redevelopment area grading plan.
Cut and fill operations for grading is limited across the site to less than five feet except in
the rear of the property where a small portion of the existing gravel parking lot and
surrounding area will be filled up to nine feet to create adequate and reasonably level
parking areas meeting ADA accessibility guidelines. Grades along the existing Monroe
Avenue Right-of-Way will be maintained. While grading of the site will occur over the
majority of the site, the impacts of the grading will generally be limited to visual impacts.
The end result of the grading operations will result in a site similar in to the existing
174 Whole Foods Plaza DEIS Town of Brighton
condition. Visual impacts are discussed in Section 4.8 of this DEIS.
The grading work will require the removal of the existing structures, removal of unsuitable
fills, and then regrading of the site. As outlined in the Geotechnical Evaluation the fill
within the proposed Whole Foods and primary retail building contain organics and debris
which do not allow the soil to be used within the future building areas. The unsuitable fill
within these proposed building footprints is estimated to be 15,491 cubic yards of soil. The
unsuitable fill will be hauled off the site and disposed of in a legal manor.
To reduce the quantity of material imported and exported from the site, existing pavements
will be rubblized and stockpiled for reuse as fills. Existing crushed stone subbase material
will also be stockpiled for reuse/augmentation of proposed pavement subbase materials.
The stormwater management system for the project will include subsurface detention
piping network will generate approximately 4,094 cubic yards of fill material for general
site work balancing. Further details on earthwork volumes are contained in Appendix 11
of this DEIS.
Topsoil striping is limited to a relatively small area of the site consisting of areas adjacent
to Monroe Avenue Right-of-Way and the rear of the property. Topsoil stripped from the
site will be stockpiled which will be reclaimed and redistributed in landscape areas to a
minimum depth of 6-inches. Additional topsoil will be brought into the site to
accommodate the additional greenspace that is included in the plan as needed.
Material removed from the site as necessary for the construction of the footings by hauling
175 Whole Foods Plaza DEIS Town of Brighton
to a receiving site using “over the road” truck transport. No impacts are anticipated from
this other than typical construction traffic. Depending on weather and soil conditions, a
truck wheel wash area will be maintained on-site in order to minimize sediment build-up
on Monroe Avenue. Material will be exported from designated stockpile locations on the
site and overseen by the Owner’s Representative. Imported material will be hauled on-site
via “over the road” truck transport. The import operation will occur in the early stages of
construction to establish grades and to be consistent with construction phasing. No impacts
are anticipated from this other than typical construction traffic.
The site configuration minimizes the amount of site clearing to be performed at the rear of
the property. Approximately 0.5+/- acres of wooded area is to be cleared to facilitate
separation of the Auburn Trail from the parking and roadway areas of the redevelopment.
Implementation of the access management plan will result in a disturbance of
approximately 1.0 +/- acres. Implementation of the access management plan will result in
the transfer of approximately 0.5 +/- acres of land from ownership by the State to private
ownership. Implementation of the access management plan will result in an increase in
approximately 0.2 +/- acres of additional impervious surface area for pavements.
Earthwork operations associated with the implementation of the plan are primarily
earthwork cutting operations associated with boxing out for pavement areas and
development of the subsurface stormwater management facility. Development of the
access management plan results in average cuts of 1-2 feet to establish positive drainage.
Approximately 372 cubic yards of topsoil is to be stripped from areas to be developed for
pavements. Approximately 1,114 cubic yards of subsurface soils are to be cut from the
site to establish the pavement subbase elevations and construction of the subsurface
176 Whole Foods Plaza DEIS Town of Brighton
stormwater detention system. Topsoil stripped from the site will be stockpiled which will
be reclaimed and redistributed to a minimum depth of 6-inches. Excess topsoil resulting
from development of the access management improvements will be transported to the
Whole Foods Plaza redevelopment area to supplement any topsoil needs for restoration of
disturbed areas. Figure 2.2.1H depicts the grading/utility plan for the access management
area. Further details on earthwork volumes are contained in Appendix 11 of this DEIS.
The primary potential impact due to site topography is the potential for soil erosion and
downstream sedimentation. Erosion control measures are to be implemented at the
perimeter of the site with attention given to down- gradient areas of all disturbed areas to
minimize the transport of sediment off-site. Sedimentation basins will be constructed with
temporary diversion swales to treat and convey stormwater runoff. Stormwater inlets and
proposed filter and engineered soil planting areas will be protected with silt fencing or
other barriers until such time that landscaping is established and other site coverage
complete. A stabilized contraction access will be provided and if warranted by weather
conditions, a truck wheel wash area will be maintained on-site in order to minimize
sediment build-up on Monroe Avenue. Exposed soils will be wetted as necessary to avoid
windblown dust erosion. Figure 2.2.1B depicts the erosion control measures to be
implemented for the redevelopment site. Figure 2.2.1C depicts the erosion control
measures to be implemented for the access management areas. Further detail on erosion
control measures are contained in Section 4.2 and Appendix 19 of this DEIS.
The construction of the trail system will involve earth moving and clearing of some
vegetation as shown in the plan. In this process, grading and construction of retaining walls
will occur near the northern property line closest to the residential neighborhoods. This
177 Whole Foods Plaza DEIS Town of Brighton
construction will take place with special attention to time of day and length of the
construction period as to mitigate the adverse impact on the neighbors.
Construction operations for the Whole Foods Plaza redevelopment project is expected to
be completed in a single phase approximately eighteen (18) months. The anticipated
construction duration for the redevelopment is expected to have an eighteen (18) month
duration. To ensure the construction of the access management improvements, the project
sponsor proposes that they be allowed to provide an assurance bond to the Town as part of
these approvals.
The anticipated sequence of construction commences with demolition of the existing
structures that are Mario's Restaurant, Clover Lanes Bowling Center and Mamasan's
Restaurant.
Demolition operations for the structures will be followed by general earthwork operations.
Mass earthwork for the site will be completed in a single phase which will include
rubblization of existing pavement surfaces for reuse, removal of unsuitable soils within the
proposed building footprints and replacement with select fills and establishing the general
lines and grades for the development of the parking areas and building pads. Mass
earthwork operations will be followed by utility infrastructure improvements for sanitary,
storm, water, gas and electric. Upon completion of the utilities infrastructure and on- site
fire protection, construction of the new buildings will commence. A five acre waiver will
be sought to allow for the mass grading to be performed in a single phase disturbing more
than five acres at one time.
178 Whole Foods Plaza DEIS Town of Brighton
The existing main access point on Monroe Avenue for the Mario’s and Clover Lanes
facilities will serve as the stabilized construction access during the initial stages of the
redevelopment construction operations. Access to the site during construction will be
limited including the re-routing and fencing off of the Auburn Trail to the north on the site
and the sidewalks along Monroe Avenue.
The installation of the traffic signal will be coordinated with the New York State
Department of Transportation and will occur during the initial site work stage of
construction, although the signal will be installed, it will most likely not be operational
until the new Whole Foods Plaza is close to completion. Construction of the site access
points and utility connections within the Monroe Avenue right-of-way will require the
implementation of a Maintenance and Protection of Traffic (MPT) plan. The MPT plan
will be developed in accordance with NYSDOT requirements and will require review and
approval from the NYSDOT. The MPT plan developed for the site will provide specific
consideration to minimize the impacts of construction vehicle traffic during the peak hour
of roadway traffic.
It is expected that the 50,000 square foot Whole Foods building will be constructed first,
followed by the remaining three structures. The Whole Foods building will require 7-9
months to complete the internal buildout of the grocery store making it likely that the
grocery store and adjoining retail stores will open at roughly the same time or within 6
months of each other. The site construction should be completed before any retail store
opens to the public with only inside buildout construction remaining thereafter.
179 Whole Foods Plaza DEIS Town of Brighton
Mitigation
The primary potential impact due to site topography is the potential for soil erosion and
downstream sedimentation. The preventative and mitigation measures for erosion control
planned for the project will meet or exceed those specified in the NYS DEC Stormwater
Design Manual, NY Guidelines for Urban Erosion and Sediment Control, and New York
State Department of Transportation clean road control measures. New York State
Department of Environmental Conservation Erosion Control requirements will be
implemented at the perimeter of the site with attention given to down- gradient areas of all
disturbed areas to minimize the transport of sediment off-site. Sedimentation basins will
be constructed with temporary diversion swales to treat and convey stormwater runoff.
Stormwater inlets and proposed filter and engineered soil planting areas will be protected
with silt fencing or other barriers until such time that landscaping is established and other
site coverage complete. Exposed soils will be wetted as necessary to avoid windblown
dust erosion.
Import and/or export of material will be accomplished through a stabilized construction
entrances. Re-graded slopes will be stabilized / reseeded in accordance with DEC
guidelines. Maintenance of erosion control measures will be the responsibility of the
project sponsor and their contractors. The erosion control measures will be depicted on
the erosion control plan and stormwater Pollution Prevention Plan (SWPPP). Inspections
will be constructed in accordance with DEC guidelines. This construction will take place
with special attention to time of day and length of the construction period as to mitigate the
adverse impact on the neighbors. Figures 2.2.1F and 2.2.1H depict the Erosion Control
Plan for the Plaza redevelopment area and access management areas.
180 Whole Foods Plaza DEIS Town of Brighton
The impacts associated earthwork operations are mitigated through the development of
grading schemes for the plaza area and access management areas that minimize the change
of proposed surface elevations from existing surface grades and that tie back into existing
surface grades as rapidly as practical. Material import to the site is minimized through the
reclamation of existing pavement surfaces and subbase material as general fill.
Development of the subsurface stormwater management facilities creates earthen fill that
can be utilized as general earth fills for areas outside the building areas requiring structural
fills.
Further mitigation to reduce the impact of the quantity of cuts and fills to be performed for
the redevelopment site include the examination of alternative building foundation designs
to reduce the quantity of unsuitable soil to be removed from the site and import of select
fill within the building pad footprints for the Whole Foods and primary retail facility.
4.2 Surface Waters /Stormwater Management
Impacts
The proposed development will result in a decrease in the stormwater discharge rates for
the redevelopment site and access management areas. Overall impervious surface area for
the Whole Foods Plaza redevelopment site will increase by approximately 1.0 +/- acres.
Overall impervious surface area for the access management plan area will increase by
approximately 0.2 +/- acres. Stormwater runoff rates and water quality will be improved
through the implementation of stormwater management facilities. Drainage patterns for
the site will be improved by modifying drainage conditions where portions of the site shed
stormwater onto the adjacent residential properties to the north of the project.
181 Whole Foods Plaza DEIS Town of Brighton
The two (2) primary discharge points, located along Clover Street, for the 40.8 acre
drainage basin are to be maintained. Stormwater surface runoff discharging to these points
will continue to flow to the unnamed tributary to Allens Creek north of the site.
Stormwater discharge patterns for the redevelopment site will be altered. Stormwater
discharge to the swale at the northern end of the redevelopment site will be will be
eliminated by the project. Figure 4.2.2 depicts the development site drainage areas and
discharge points.
Overall stormwater discharge rates from the redevelopment site and access management
areas will be reduced from the existing stormwater flow rates in accordance with Town
Code Section 215. The hydraulic design reductions were based on the drainage area for
the project being classified as a tertiary watercourse, as such the developed 10-year storm
event runoff rates are reduced to the predeveloped 2-year storm event runoff rates. All
other storm event runoff rates for the developed storm events are held to the corresponding
predeveloped runoff rates.
Stormwater discharge rates to the stormwater piping network on Monroe Avenue will be
decreased as a result of the grading scheme for the access management plan which results
in a decrease in areas draining to the roadway system.
Pollutant loading rates for stormwater runoff will be decreased for the project area drainage
basin.
182 Whole Foods Plaza DEIS Town of Brighton
DEVELOPED CONDITIONS
The redevelopment site drainage analysis evaluated the stormwater run-off of the
approximately 10.13± acre development area on a located at 2740/2750/2800 Monroe Ave,
and 175 Allen’s Creek Road. The proposed impervious percentage for the redevelopment
site drainage basin is approximately 76%.
For analysis purposes, the redevelopment drainage area was broken up into three (3) sub-
areas. Delineated sub-drainage areas can be described as follows:
Developed drainage area 1a (D-1a) is the main drainage shed which will collect the
majority of the developed site which will be directed to sub-surface detention area SD-1a.
The drainage shed consists primarily of parking fields for the development and the
proposed Whole Foods building. The area is comprised of approximately 5.08 acres, with
a curve number of 93 and a time of concentration of 0.091 hours.
Developed drainage area 1b (D-1b) consists of the area immediately northeast of the
proposed 32k SF retail facility and parking field north east of the Whole Foods building
which will be collected via catch basins and filter strips before being directed to sub-surface
detention area SD-1b. The area is comprised of approximately 2.93 acres, with a curve
number of 97 and a time of concentration of 0.083 hours (minimum).
Developed drainage area 2 (D-2) consists of a portion the proposed Whole Foods building
and pervious strip which all discharges to the swale running along the western portion of
the site. The area is comprised of approximately 0.82 acres, with a curve number of 94
183 Whole Foods Plaza DEIS Town of Brighton
and a time of concentration of 0.083 hours (minimum). Figure 4.2.2 depicts the developed
condition drainage areas for the redevelopment site.
Table 4.2-1 summarizes the redevelopment site un-detained developed peak flow rates for
the drainage areas (before stormwater management facility routing).
Table 4.2-1 – Redevelopment Site Un-detained Peak Discharge Rates
Drainage Area Q1 Q2 Q10 Q25 Q50 Q100
(cfs) (cfs) (cfs) (cfs) (cfs0 (cfs) D-1a (5.08 acres) 13.4 15.7 24.2 28.1 31.9 34.2 D-1b (2.93 acres) 9.1 10.4 15.3 17.5 19.6 21.0 D-2 (0.82 acres) 2.3 2.7 4.1 4.7 5.3 5.7 Total (10.1 acres) 24.8 28.8 43.6 50.3 56.8 60.9
All supporting data and calculations used to derive the un-detained developed peak flow
rates can be found in Appendix 19.
Stormwater runoff from the development will be treated by proposed source control surface
features before being conveyed to centralized stormwater management facilities. The
stormwater management facility will provide 1 through 100-year storm event peak flow
attenuation for the site in the form of underground detention. Design and construction
criteria conform to the “New York State Department of Environmental Conservation’s
Phase II Stormwater Rules” and the “New York State Stormwater Management Design
Manual”, dated January 2015 in association with “SPDES General Permit for Stormwater
Discharges from Construction Activity”, dated January, 2015 (GP-0-15-002).
Peak stormwater runoff rates for the redevelopment site will be attenuated though the use
184 Whole Foods Plaza DEIS Town of Brighton
of a subsurface stormwater detention facilities. The subsurface stormwater detention
facilities will be comprised of a closed system of oversized piping within the parking fields
for the site.
Table 4.2-2 – Redevelopment Site Detained Peak Discharge Rates
Q1 Q2 Q10 Q25 Q50 Q100
(cfs) (cfs) (cfs) (cfs) (cfs0 (cfs) Existing 26.5 30.5 45.1 51.9 58.5 61.9 Proposed Un-detained 24.8 28.8 43.6 50.3 56.8 60.9 Proposed Detained 7.0 8.6 17.8 24.5 39.5 48.4 Net Reduction 19.5 21.9 27.3 27.4 19.0 13.5
For analysis purposes, the access management drainage area was evaluated as a single
drainage area.
Table 4.2-3 summarizes the access management area un-detained developed peak flow
rates for the drainage area (before stormwater management facility routing).
Table 4.2-1 – Access Management Area Un-detained Peak Discharge Rates
Drainage Area Q1 Q2 Q10 Q25 Q50 Q100
(cfs) (cfs) (cfs) (cfs) (cfs0 (cfs) Total (0.6 acres) 1.89 2.24 3.5 4.08 4.65 4.99
All supporting data and calculations used to derive the un-detained developed peak flow
rates can be found in Appendix 19.
Peak stormwater runoff rates for the access management area will be attenuated though the
use of a subsurface stormwater detention facility. The subsurface stormwater detention
facility will be comprised of a closed system of oversized piping within the parking fields
for the access management area.
185 Whole Foods Plaza DEIS Town of Brighton
Table 4.2-4 – Access Management Area Detained Peak Discharge Rates
Q1 Q2 Q10 Q25 Q50 Q100
(cfs) (cfs) (cfs) (cfs) (cfs0 (cfs) Existing 1.92 2.24 3.5 4.08 4.65 4.99 Proposed Un-detained 1.89 2.24 3.5 4.08 4.65 4.99 Proposed Detained 0.32 0.36 0.57 0.70 0.86 0.98 Net Reduction 1.57 1.88 2.93 3.38 3.79 4.01
Water Quality And Channel Protection Volumes
In keeping with the goals of the NYSDEC Stormwater Pollution Prevention Control and
SPDES General Permit GP-0-15-002 associated with long term development, in order to
meet pollutant removal goals, runoff reduction and source control practices are to be
implemented to provide at least minimum required Runoff Reduction volume. The basin
has also been designed pursuant to the current NYSDEC Stormwater Management Design
Manual. In order to meet pollutant removal goals, site appropriate practices have been
implemented for the required water quality volume (WQv) for the site. Runoff Reduction
volume have been provided via green infrastructure practices wherever practical. In
addition to the water quality volume and also pursuant to the New York State Design
Manual, the channel protection volume (CPv) requirements will be met.
Stormwater quality measures are being provided for the Whole Foods Plaza redevelopment
site in accordance with the NYS-DEC Chapter 9 – Redevelopment project criteria. The
stormwater management plan proposes that a minimum of 25% of the water quality volume
(WQv) from the disturbed area is captured and treated by the implementation of standard
water quality practices. The following standard practices are to be employed for the Whole
Foods Plaza redevelopment area:
186 Whole Foods Plaza DEIS Town of Brighton
• Disconnection of Roof Top Areas (Area Reduction Practice)
• Permeable Pavement (Area Reduction Practice)
• Bioretention (Treatment Practice)
The combined practices provide approximately twice the volume of storm water quality
measures. The redevelopment area has a WQv requirement of 8,989 cubic feet.
Disconnection of a portion of the Whole Foods building roof and the 6,300 square-foot
retail building reduce the WQv required to 7,162 cubic feet. Approximately 22,842 square-
feet of permeable pavement is to be constructed which further reduces the WQv required
to 5,369 cubic feet. The filter bed sizing required to provide 5,369 cubic feet of WQv is
4,474 square-feet. The redevelopment proposal provides 9,400 square-feet of filter bed
area.
An evaluation of the redevelopment site and access management areas has been performed
to assess the pollutant loading for the stormwater runoff from the project areas. Pollutant
loadings for Total Suspended Solids (TSS), Total Phosphate (TP), and Bacteria
Concentration were calculated. Tables 4.2-5, 4.2-6, 4.2-7, & 4.2-8 summarize the
stormwater pollutant loading and reductions for the project area.
187 Whole Foods Plaza DEIS Town of Brighton
Table 4.2-5 –Stormwater Runoff Post Development Pollutant Loads – No Treatment Pollutant Treatment Needed Total Suspended Solid 5039.14 lb/yr Yes Total Phosphate 21.02 lb/yr Yes Bacteria Concentration 6128.55 Billion yes Colonies Table 4.2-6 –Stormwater Runoff Post Development Pollutant Loads – Post Treatment Pollutant Treatment Needed Total Suspended Solid 28.35 lb/yr no Total Phosphate 2.84 lb/yr no Bacteria Concentration 612.85 Billion no Colonies
Table 4.2-7 –Stormwater Runoff Post Development Pollutant Loads – Load Removal in Treatment Pollutant Total Suspended Solid 5010.79 lb/yr Total Phosphate 18.18 lb/yr Bacteria Concentration 5515.69 Billion Colonies
Table 4.2-8 –Stormwater Runoff Post Development Pollutant Loads – Reduction in Pollutant Loading from Existing Conditions Pollutant Total Suspended Solid 3328.72 lb/yr Total Phosphate 10.8 lb/yr Bacteria Concentration 3574.00 Billion Colonies
188 Whole Foods Plaza DEIS Town of Brighton
Full details on the pollutant calculation parameters and methodology are contained in the
Costich Engineering report in Appendix 19.
Stormwater runoff from snow storage and ice melting operations is captured in the inlets
within the parking fields and filter area at the north of the site and are treated for water
quality by the proposed stormwater management practices.
Green infrastructure practices to be implemented include, preservation of undisturbed
areas, development within less sensitive areas, disconnection of roof areas, vegetated filter
areas, permeable pavement, and subsurface detention. Stormwater runoff for the
redevelopment project will be collected through inlets and subsurface collection piping and
conveyed by a closed piping network to a network of subsurface detention piping.
Discharge rates from the collection system will be controlled through the use of outlet
piping sizing and orifice plates to result in decreased runoff rates for the redevelopment
project from the existing site conditions. Figure 2.2.7 depicts the locations of the proposed
green infrastructure practices. Figures 4.2.2 & 4.2.2A depict the proposed outlet control
structure configurations to be employed for the subsurface stormwater detention facility to
attenuate stormwater runoff rates for the redevelopment site and access management area.
Erosion And Sediment Control Measures
All erosion and sediment control measures will be designed in accordance with the “New
York State Standards and Specifications for Erosion and Sediment Control.” The site
contractor shall adhere to all erosion and sediment control measures. All temporary
measures will be installed as outlined in construction documents to control any potential
189 Whole Foods Plaza DEIS Town of Brighton
pollutants leaving the construction site.
Temporary stabilization practices for this site include siltation fence, stone and block inlet
protection in paved areas, filter fabric drop inlet protection of new inlets, stone filter check
dam(s) and a stabilized construction entrance.
Permanent stabilization practices for this site include new pavement, crushed stone and
final seeding of all lawn areas.
Mitigation
A stormwater management plan has been developed in accordance with the current
NYSDEC stormwater management design manual, Irondequoit Drainage Basin
Collaborative, and Town Code Requirements.
The stormwater management practices reduce pollutant loading and peak flow rates for the
project area. Stormwater quality is improved through pretreatment filter areas and a
subsurface detention network. Filter areas include engineered soil, stone edge
treatments and plantings. The subsurface detention network will consists of a series
of interconnected oversized storm piping which connects to the filter areas, drainage inlets
and outfall locations. Two (2) primary detention bed areas are planned to serve the
redevelopment. Stormwater quality measures are being provide for the access management
areas by means of permeable pavement and a bioretention filter area. Stormwater runoff
rate attenuation for the access management area is being provided by means of a subsurface
stormwater detention system.
190 Whole Foods Plaza DEIS Town of Brighton
Permanent stabilization practices for this site include new pavement, crushed stone and
permanent seeding of all lawn areas.
Sequence Of Major Activities
The contractor will be responsible for implementing all erosion control and stormwater
management control measures. The contractor may designate these tasks to certain
subcontractors as he sees fit, but the ultimate responsibility for implementing these
controls and ensuring their proper functioning remains with the contractor. A detailed
order of activities will be provided with final construction documents.
The developed drainage areas are shown on the Developed Drainage Area Maps figures
4.2.2 and 4.2.2B and in Appendix 19. Under developed conditions, the majority of the
developed site, and all new impervious areas will be treated for runoff reduction by green
infrastructure practices wherever practical (as consistent with NYSDEC SWDM Chapter
5: Green Infrastructure Practices, and Chapter 9: Redevelopment Projects). Stormwater
for developed areas will be collected using drainage inlets and directed to centralized
underground detention areas (see conceptual detention areas on Developed Drainage Area
Map). All site discharges will be temporarily detained and attenuated to below existing
conditions at all proposed discharge points.
The developed drainage shed has been evaluated to determine specific discharge points for
various portions of the site. Delineated sub-drainage areas can be described as follows:
191 Whole Foods Plaza DEIS Town of Brighton
4.3 Terrestrial and Aquatic Ecology
Impacts
The Whole Foods Plaza redevelopment will result in the removal of approximately 0.5
+/- acres of trees/scrubland vegetation. The implementation of the access management
plan will result in the removal of approximately 0.4 acres of scrubland. The disturbed
areas do not represent significant wildlife habitat.
4.3.1 Woodlots and Trees
Within the approximately 0.5 +/- acre treed area of the Whole Foods Plaza
redevelopment area approximately ninety-one (91) trees whose trunks are greater than
five (5) inches in diameter at a height of four (4) feet above the ground are to be removed
associated with construction of parking areas and the Auburn Trail upgrades. Of the
ninety-one (91) trees to be removed forty (40) of the trees are black walnut trees, twenty
(20) of the trees are spruce trees and the remaining trees are a mix of box elder, butternut,
sumac, and ash trees.
Within the approximately 0.4 +/- acres area to be disturbed for the implementation of
the access management plan only scrub growth is to be removed, and will have no
impact on woodlots and trees.
Construction of the Whole Foods Plaza includes the redevelopment of the Auburn Trail.
This redevelopment will preserve most of the buffer that currently exists between the
commercially zoned site and the residential district to its north.
192 Whole Foods Plaza DEIS Town of Brighton
Further details on the tree survey and trees to be removed are contained in Appendix 12
of this DEIS.
The Tree Inventory (Appendix 12) shows and quantifies the loss of trees. Figures 2.2.8,
the proposed Landscaping Plan, shows the buffer that will be preserved and where
necessary, reconstructed. There is very little other vegetation that acts as screening or
buffering. That which is removed will be replaced with comparable and more effective
screening.
4.2.1 Wildlife
Within the project area wildlife habitat for mammals, reptiles and amphibians will not be
effected. The project will result in the loss of scrubland area which provides habitat for
birds.
The proposed stormwater runoff reductions for the redevelopment site and access
management areas will have no impact adverse impacts on woodlots, trees, and wildlife
habitat. The stormwater management facility improvements to be implemented for the
project will decrease stormwater pollutant loading on downstream areas. Further details
on the runoff reductions and pollutant loadings are contained in Section 4.2 of this DEIS.
Mitigation
To mitigate for the loss of some trees in the construction of the Auburn Trail, the Project
Sponsor proposes to properly establish ground cover and plant trees on the site per the
landscape plan and 2.5”to 3” caliper in size. The landscaping plan for redevelopment
193 Whole Foods Plaza DEIS Town of Brighton
proposal includes the installation of approximately 175 trees, of which approximately
54 are within the existing wooded area of the site. The end result will be more vegetation
on the site than currently exists. The implementation of a conservation easement on the
1 acre parcel that borders Clover Street, will act as a legally protected and forever wild
buffer area. The establishment of the Auburn trail through this section of commercial
district protected by a legal pedestrian easement to the Town of Brighton, will forever
preserve the boundary between the commercial and residential district.
The landscape plantings proposed for the project will help to serve as additional habitat
for birds. The loss of the scrubland area does not affect the overall environment for the
birds. All bird species are common to western New York capable of moving in and out
of the woodlot.
4.4 Transportation
Compliance with the Town of Brighton Monroe Avenue Corridor Community Vision
Plan, February 2011
The Town of Brighton’s Community Vision Plan, driven by community residents,
merchants, local Steering Committee, and crafted in conjunction with the Rochester
Regional Community Design Center (RRCDC), envisions the following for this section of
Monroe Avenue per the February 2011 Vision Plan Report:
• Provide for pedestrian and bicycle friendly area
• Improve sidewalks and crossings
• Provide improved tree lawns and green buffer
• Enhance commercial districts and provide cohesion
194 Whole Foods Plaza DEIS Town of Brighton
• Establish area as a recognizable major gateway to the Town
• Improve circulation
• Create a parking strategy
• Provide a safe environment for all modes of transportation
• Improve street lights, overhead utilities, and improved landscape
• Develop green spaces
• Mitigate hardscaping
In order to realize this vision, a Monroe Avenue – East End Plan was developed that
includes these principal strategies:
Planted Median – introduce landscaped medians;
Redevelopment Support – reorganize parking and traffic flow to allow for rear lot
access road roads for new development and redevelopment;
Reduce Curb Cuts – promote cross access and shared parking
Crosswalks – introduce a safe way for pedestrians to cross Monroe Avenue
A key solution noted in the Vision Plan, that facilitates many of these principal design
strategies involves the creation of a new signalized intersection within this section that
allows both safe side road ingress and egress for customers, as well as safe pedestrian
crossing.
The Vision Plan calls for future build out and interconnection of properties along both the
north and south sides of Monroe Avenue between I-590 and Clover Street. The Whole
Foods Plaza redevelopment project will unite many of the properties along the north side
195 Whole Foods Plaza DEIS Town of Brighton
of Monroe Avenue, and provide cross access and a centralized ingress/egress point.
The Vision Plan shows properties along the south side of Monroe Avenue with a
frontage/rear lot access road network that connects the properties and consolidates
driveways along Monroe Avenue. The Whole Foods Plaza redevelopment plan presents an
opportunity to significantly accelerate the advancement of the overall Vision Plan with
unified access, circulation and parking with potentially a new traffic signal on Monroe
Avenue. The new signal would be located on the alignment with the existing Sakura Home
driveway. It is likely that six of the existing properties on the south side of Monroe Avenue
would be able to develop cross access between the properties to gain access to the new
signal immediately. Over time, four additional properties could connect to the signal.
Traffic related to properties on the south side of Monroe Avenue is included in the
background traffic volumes. Nationally accepted ITE trip generation information was used
to estimate driveway volumes for properties on the south side of Monroe Avenue for the
purpose of analyzing traffic entering and exiting the properties at a single access point
opposite the Whole Foods Plaza redevelopment. It is anticipated that traffic on the south
side of Monroe Avenue will follow travel patterns similar to the Whole Foods Plaza
redevelopment traffic.
Description of Proposed Development
The Proposed Action (Alternative 1) for the proposed Whole Foods Plaza Redevelopment
includes the following land uses: a 50,000 square-foot supermarket (Whole Foods), a 2,000
square-foot coffee shop (Starbucks with drive-thru window – relocated from the NE corner
at Clover Street), and two buildings (6,300 square-foot and 31,700 square-foot) that will
196 Whole Foods Plaza DEIS Town of Brighton
include various specialty retail type uses. There is an additional 3,900 square-foot of
mezzanine space for the Whole Foods. This space will be utilized by store customers and
employees for seating and office purposes and is not expected to add to the trip generation
for the overall store hence it was not included in trip generation calculations. The proposed
site encompasses the lands currently occupied by Mario’s Italian Restaurant, Clover Lanes,
and Mamasan’s Restaurant. The existing uses will be eliminated and/or relocated
elsewhere.
Access to the site under the redevelopment proposal (Alternative 1) will be provided by
existing/relocated driveways as follows:
• Main Signalized Driveway located approximately on current Clover Lanes Driveway
alignment opposite Sakura Home;
• Restricted Whole Foods driveway (located approximately on existing Mario’s
Driveway alignment) – Right In, Left In, Right Out Only.
Site Traffic Generation
The next step in the evaluation is to determine the additional traffic attributable to the
development as defined, vehicle trips entering and exiting the site. Trip Generation, 9th
Edition is used as a reference for this information.
Inherent in the trip generation estimate for the proposed development, is the “multi-use”
traffic component of traffic entering and exiting the site. According to the Institute of
Transportation Engineers, Trip Generation Handbook, 2004, “…a multi-use development
is typically a single real-estate project that consists of two or more ITE land use
197 Whole Foods Plaza DEIS Town of Brighton
classifications between which trips can be made without using the off-site road system. In
addition, for certain types of developments, the total number of trips generated is
different from the amount of new traffic added to the adjacent highway network by the
generator. Retail and service-oriented developments (such as supermarkets, coffee shops,
and shopping centers) often locate adjacent to busy streets in order to attract the motorists
already passing the site on the adjacent street. These sites attract a portion of their trips
from traffic passing the site. The “pass-by” traffic refers to the amount of existing traffic
already on the roadway adjacent to the site that, as it “passes by” the site, will enter the
site driveways to patronize the project site.
The combination of “multi-use” and “pass-by” trips has the net result of reducing the
volume of new traffic that is added to the site driveways and/or adjacent roadways. Table
4.4-1 shows the total site generated trips, pass-by trips, driveway trips, and resulting
primary trips that are added to the existing highway system for full development of the
project under the Preferred Plan. A total of eight alternative site plans have been
evaluated. Trip generation for each alternative is summarized in the TIS.
TABLE 4.4-1: SITE GENERATED TRIPS W/TRIP ADJUSTMENTS
AM Peak PM Peak SAT Peak Land Use Size Enter Exit Enter Exit Enter Exit Whole Foods Supermarket 50,000 SF 105 65 238 228 310 298 Starbucks Coffee Shop 2,000 SF 103 98 43 43 85 84 Specialty Retail 38,000 SF 34 10 63 76 63 76 Total Unadjusted Trips 242 173 344 347 458 458 Multi -use Trips -12 -9 -17 -17 -23 -23 Pass -by Trips -98 -85 -124 -123 -152 -150 Total Primary Trips 132 79 203 207 283 285
LL DEVELOPMENT VOLUMES
198 Whole Foods Plaza DEIS Town of Brighton
The distribution of traffic entering and exiting the Whole Foods Plaza redevelopment is
based upon several parameters, including the following:
• Proximity and access to I-590;
• Location of nearby employment and residential areas;
• Access drive locations;
• Existing highway network;
• Existing traffic patterns; and
• Existing traffic conditions and controls
The projected design hour traffic volumes were developed for the weekday AM and PM
and Saturday midday peak hours by combining the 2017 background traffic conditions with
the full build out volumes for the Whole Foods Plaza redevelopment. In addition,
connections on the south side of Monroe Avenue are also evaluated.
The future traffic conditions generated by the proposed development were analyzed to
assess the operations of the intersections in the study area. Capacity analysis results for the
2017 Background Conditions and future full development conditions for the
redevelopment project (Alternative 1) are listed in Tables 4.4-2 and 4.4-3. The discussion
following the tables summarizes capacity conditions.
199 Whole Foods Plaza DEIS Town of Brighton
TA BL E 4 . 4 - 2 : CAPACITY ANALYSIS RESULTS – UNSIGNALIZED INTERSECTIONS
Redevelopment Project (Alt 2017 Background 1) Full Development Intersection Conditions Conditions AM PM SAT AM PM SAT Monroe Avenue/Mario’s Driveway Eastbound Left – Monroe Avenue B(15.0) C(23.1) n/a C(17.6) D(28.6) D(30.1) Southbound Right – Mario’s D’way C(17.2) D(26.2) n/a C(20.2) E(38.1) F(52.6) Southbound Left – Mario’s D’way E(41.3) F(78.5) n/a n/a Allens Creek/Mario’s Egress Southbound Left – Allens Creek n/a B(10.2) A(7.9) n/a B(11.9) A(8.3) Westbound – Mario’s Egress n/a C(21.8) B(10.3) n/a D(31.8) B(11.5) Clover St/Pittsford Animal Hosp. Northbound Left – Clover Street A(8.3) A(8.6) A(8.8) A(8.3) A(8.6) A(8.8) Eastbound – Pittsford Animal Hosp. B(11.2) B(14.6) B(14.9) B(11.0) B(14.6) B(14.9) Clover Street/Shoreham Drive Southbound Left – Clover Street A(8.2) A(8.4) A(8.0) A(8.4) A(8.4) A(8.0) Westbound – Shoreham Drive C(15.4) C(15.6) C(17.4) C(18.5) C(15.7) C(18.4) Allen’s Creek/Whitestone Northbound – Whitestone - C(19.5) - - C(20.1) - Westbound Left – Allen’s Creek - A(9.1) - - A(9.2) - Clover St/Towpath Northbound Left – Clover Street - B(10.4) - - B(10.5) - Southbound Left – Clover Street - B(10.0) - - B(10.2) - Eastbound - Towpath - F(118.9) - - F(*) - Westbound – Driveway - C(21.5) - - C(24.2) - Clover St/Warren Ave Northbound Left – Clover Street - B(10.3) - - B(10.5) - Eastbound – Warren Ave - F(89.0) - - F(107.0) - Allen’s Creek/Schoolhouse Southbound – Schoolhouse - B(13.0) - - B(13.2) - Eastbound Left – Allen’s Creek - A(8.1) - - A(8.2) -
200 Whole Foods Plaza DEIS Town of Brighton
TA BL E 4 . 4 - 3 : CAPACITY ANALYSIS RESULTS – SIGNALIZED INTERSECTIONS
Redevelopment Project (Alt 2017 Background 1) Full Development Conditions Intersection Conditions AM PM SAT AM PM SAT Monroe/Clover Eastbound Thru - C(28.8) D(41.8) D(35.8) C(31.6) D(52.6) D(42.7) Monroe Eastbound Right - A(1.1) B(10.5) A(3.8) A(1.2) B(11.1) A(5.1) Monroe Westbound Left - C(20.6) E(78.0) E(65.2) C(23.5) F(87.3) E(78.3) Monroe Westbound Thru/Right - C(20.0) C(25.6) B(19.3) C(21.5) C(26.1) C(21.1) Monroe Northbound Left - Clover D(39.3) E(74.1) E(56.3) D(49.9) E(77.6) E(63.9) Northbound Thru/right - C(32.3) E(58.6) D(50.7) D(36.8) E(58.8) D(54.3) Clover Southbound Left - Clover D(40.0) E(63.2) E(59.7) D(44.8) E(68.0) E(66.8) Southbound Thru/right - D(36.2) E(61.3) D(47.3) D(39.6) E(66.9) D(51.2) Clover Overall LOS (delay) C(28.1) D(41.0) C(34.1) C(32.5) D(45.5) D(38.6) Monroe/Proposed Driveway Eastbound Left - Monroe B(15.0) C(23.1) n/a B(19.2) C(24.6) C(27.2) Eastbound Thru - - - - A(8.7) A(5.2) A(8.3) Monroe Westbound Left - - - - A(6.9) F(*) F(*) Monroe Westbound Thru/Right - - - - A(7.0) C(22.4) D(42.2) Monroe Northbound Left – South - - - E(71.1) D(46.9) D(46.6) Side Dwy Northbound Thru/right – - - - A(0.3) B(12.2) A(0.4) S. Side Dwy Southbound Left - C(17.2) F(78.5) n/a D(50.9) F(*) F(*) Proposed Dwy Southbound Right - - - - B(18.2) A(4.5) A(9.0) Proposed Dwy Overall LOS (delay) - - - B(11.0) C(25.4) D(43.0)
201 Whole Foods Plaza DEIS Town of Brighton
Monroe/I-590 NB Eastbound - Monroe A(4.9) B(10.5) A(6.4) A(6.6) B(10.4) B(10.9) Westbound Thru - A(2.7) A(3.3) A(2.1) A(4.8) A(2.6) A(1.2) Monroe Westbound Right - A(1.9) A(1.8) A(1.2) A(0.9) A(1.3) A(0.7) Monroe Northbound Left - I-590 D(52.0) D(52.0) D(51.8) D(46.5) D(52.0) D(51.8) NB Northbound Right - I-590 C(20.0) E(60.1) D(48.4) C(28.3) E(65.2) D(52.1) NB Overall LOS (delay) A(7.9) B(15.8) B(10.7) A(9.5) B(16.1) B(12.4) Monroe/I -590 SB (Exit
2B Ramp) Eastbound Thru - A(2.7) B(13.8) C(25.3) A(7.9) B(14.3) B(12.5) Monroe Westbound Left - D(42.0) C(23.5) C(25.8) D(38.6) C(26.5) C(24.4) Monroe Westbound Thru - A(0.2) A(0.2) A(0.2) A(0.2) A(0.3) A(0.3) Monroe Northbound - I-590 SB A(1.2) C(22.5) C(23.0) A(4.6) C(23.7) C(24.5) Overall LOS (delay) A(4.5) B(11.5) B(14.5) A(6.3) B(11.9) B(10.6) Monroe/Westfall/Allens
Creek Eastbound Left - Monroe B(11.1) B(14.0) A(4.7) B(13.5) B(13.4) A(4.4) Eastbound Thru/Right - B(17.8) C(25.4) B(11.0) C(25.0) C(20.5) A(9.7) Monroe Westbound Left - B(14.0) B(14.0) A(5.5) B(15.9) B(18.6) A(4.0) Monroe Westbound Thru/Right - B(19.9) B(19.4) B(10.7) C(21.5) C(27.5) A(6.2) Monroe Northbound - Westfall B(19.6) C(33.6) C(25.5) C(24.2) C(31.8) C(21.2) Southbound Left/Thru - D(44.1) D(51.0) E(57.6) D(43.8) E(70.5) E(68.7) Allens Creek Southbound Right - A(4.7) A(5.2) A(9.1) A(4.7) A(5.1) A(8.5) Allens Creek Overall LOS (delay) C(20.9) C(24.5) B(13.9) C(23.5) C(27.0) B(12.0) Monroe/Edgewood Eastbound - Monroe A(4.8) A(5.2) A(3.6) A(4.6) A(5.4) A(4.0) Westbound - Monroe A(6.8) A(7.2) A(3.8) A(6.0) A(7.4) A(4.3) Northbound - Edgewood D(37.2) E(65.6) D(44.5) D(43.2) E(56.0) D(44.5) Southbound – Meadow B(17.8) C(29.8) C(25.9) B(19.8) C(29.3) C(23.6) Overall LOS (delay) B(10.5) B(11.9) A(6.6) B(10.8) B(11.0) A(6.9)
202 Whole Foods Plaza DEIS Town of Brighton
Clover/Allen’s Creek Eastbound Left – Allen’s C(24.1) C(21.1) B(10.8) C(26.7) C(24.0) B(12.5) Creek Eastbound Thru/Right – B(13.5) C(33.3) B(10.8) B(13.8) D(37.5) B(12.9) Allen’s Creek Westbound Left – Allen’s B(13.1) F(103.5) B(12.1) B(13.3) F(*) B(13.8) Creek Westbound Thru/Right – C(20.8) B(15.1) B(10.9) C(21.0) B(15.5) B(11.6) Allens Creek Northbound Left - Clover B(15.0) B(13.8) A(7.5) B(15.2) B(14.0) A(8.0) Northbound Thru/right - B(14.5) C(21.8) A(8.5) B(14.5) C(21.4) B(10.3) Clover Southbound Left - Clover B(13.5) B(14.5) A(7.3) B(13.7) B(14.5) A(7.7) Southbound Thru/right - C(23.7) C(25.7) A(9.6) C(24.3) C(26.0) B(12.6) Clover Overall LOS (delay) B(18.9) C(28.8) A(9.9) B(19.4) C(31.9) B(12.0) Notes: B(10.6) = Level Of Service (delay in seconds per vehicle) N/A = Approach does not exist/was not analyzed during this condition. F(*) = Delays greater than two minutes per vehicle
Synchro Calibration and Queuing Analysis
The Synchro model was calibrated to reflect existing conditions. A queuing analysis of the
most critical PM commuter peak hour period is included for comparison purposes. The
NYSDOT approval letter indicates that the new signal would need to be coordinated with
other signals in corridor to minimize queuing impacts. NYSDOT also states “For the best
overall operation of the Route 31 corridor, the proposed traffic signal would need to be
coordinated with the existing signals to the west at certain times of day, and to the east at
others. This means that at certain times of the day, the proposed traffic signal will need to
operate at a very long cycle length which offsets the reduction of delay of development
traffic that a signal provides.” Table 4.4-4 summarizes the PM peak hour queuing analysis
results for 2017 Background and the Redevelopment Project (Alt 1) conditions.
203 Whole Foods Plaza DEIS Town of Brighton
TA BL E 4 . 4 - 4 : QUEUING ANALYSIS RESULTS* – PM PEAK HOUR
2017 Redevelopment Project Intersection Background (Alt 1) Full Development Conditions Conditions Monroe/Clover Eastbound Thru - Monroe 616’ 615’ Eastbound Right - Monroe 450’ 450’ Monroe/Proposed Driveway Eastbound Left - Monroe 225’ 124’ Eastbound Thru - Monroe 204’ 233’ Westbound Left - Monroe 96’ 212’ Westbound Thru/Right - Monroe 151’ 614’ Monroe/I -590 NB Eastbound Thru - Monroe 152’ 171’ Westbound Thru - Monroe 172’ 121’ Northbound Left - I-590 NB 180’ 138’ Northbound Right - I-590 NB 225’ 291’ Monroe/I -590 SB Eastbound Thru - Monroe 170’ 142’ Westbound Left - Monroe 204’ 136’ Northbound - I-590 SB 293’ 318’
* Maximum queues from Simtraffic analysis in feet
Impacts and Mitigation
The peak hour capacity analysis results indicate that in general, most of the approaches at
the study intersections will operate similar to 2017 Background Conditions with a new
traffic signal at the proposed driveway. Following are discussions of operating conditions
at locations where there are decreases in levels of service.
1. Monroe Avenue at Clover Street
Currently traffic exiting properties on the north side of Monroe Avenue experience such
great difficulty making a left turn onto Monroe Avenue during peak hours, that the majority
of motorists (approximately 90%) choose to turn right onto Monroe Avenue instead and
use Allens Creek Road to access Clover Street southbound and then either continue south
204 Whole Foods Plaza DEIS Town of Brighton
on Clover Street or turn left onto Monroe Avenue at the Clover Street signal. This is
evidenced by existing traffic counts at the driveways. Installing a signal at the Monroe
Avenue driveway will alter this travel pattern by allowing motorists to turn left directly
onto Monroe Avenue (thereby avoiding Allens Creek Road and the segment of Clover
Street between Allens Creek Road and Monroe Avenue) shortening their travel time by
two and a half minutes and the distance traveled by almost one mile.
During the AM peak hour, the northbound thru/right turn movement experiences a 4.5
second increase in delay resulting in a change in LOS from “C” to “D”. The westbound
left turn movement from Monroe Avenue to Clover Street is expected to decrease from
LOS “E” to “F” during the PM peak hour with a moderate increase in delay of 9.3 seconds
per vehicle. During the Saturday peak hour, the westbound through/right turn movement
on Monroe Avenue will decrease from LOS “B” to “C” with a small increase in delay of
1.8 seconds per vehicle.
2. Monroe Avenue at the Proposed Signal
Even with the proposed traffic signal in place, traffic exiting the proposed site will
experience delays during the peak hours as more green time will be provided to Monroe
Avenue traffic to minimize queueing and delays for Monroe Avenue traffic. Left turns
exiting the proposed site will operate at LOS “D” and “F” with long delays during the PM
and Saturday peak hours. It is noted, however, that the new signal will provide significant
benefits to properties along the south side of Monroe Avenue while providing a much safer
entrance and exit for the properties along both sides of Monroe Avenue. Northbound lefts
will operate at LOS “E” during the AM peak hour (primarily a result of Dunkin Donuts
traffic) and “D” during the PM and Saturday peak hours.
205 Whole Foods Plaza DEIS Town of Brighton
In addition, the new signal will create gaps in eastbound traffic providing properties along
the south side of Monroe Avenue to the east of Dunkin Donuts additional gaps in traffic to
facilitate safer and more efficient ingress and egress.
3. Monroe Avenue at Westfall-Allen’s Creek Roads
During the AM peak hour, the eastbound through movement decreases from LOS “B” to
“C” with a decrease in delay of 7.2 seconds per vehicle. The westbound through/right turn
and the northbound approach also decrease from LOS “B” to “C” during the AM peak hour
as a result of borderline conditions and small increases in delay. During the PM peak hour,
the westbound through/right turn movement will decrease from “B” to “C” with an increase
in delay of 8.1 seconds per vehicle and the southbound left turn/through movement will
decrease from LOS “D” to “E”.
Clover Street at Allen’s Creek Road
During the PM peak hour the eastbound through/right turn movement is expected to
decrease from LOS “C” to “D” due to a borderline condition with a small increase in delay
of 4.2 seconds per vehicle. The Northbound thru/right turn and the southbound
through/right turn movements will decrease from LOS “A” to “B” during the Saturday
peak hour.
The new traffic signal will be coordinated with others in the corridor as determined by
NYSDOT.
206 Whole Foods Plaza DEIS Town of Brighton
Queuing Discussion
The PM peak hour capacity and queuing analysis results indicate that in general, most of
the approaches at the study intersections will operate similar to ETC conditions or better
with a new traffic signal at the proposed driveway. Following are two exceptions to this
generalization:
1. Westbound Monroe Avenue at the Proposed Signal
Maximum westbound queuing on Monroe Avenue is expected to reach approximately
614’. The distance between the westbound stop bar at the proposed signal and the west side
of the Clover Street intersection is approximately 750’. Therefore queuing at the proposed
traffic signal is not expected to impact operations at the Clover Street intersection.
2. Northbound Right Turn from I-590 ramp to Monroe Avenue
This movement will be minimally impacted by additional queuing on Monroe Avenue that
will result from the new traffic signal. The capacity analysis indicates that the delay will
increase less than six (6) seconds per vehicle for the northbound right turn movement
during the PM peak hour. The queuing analysis indicates a corresponding increase in queue
length of 66’ with a maximum queue of 291’. Given the length of the off ramp (over 1,100’)
there is more than sufficient storage on the ramp to accommodate potential future queuing
without concern for spillback onto the I-590 mainline.
Warren Avenue Traffic Evaluation and Potential for Neighborhood Cut-Through
Traffic
An origin and destination study (license plate survey) was conducted to determine the
volume of eastbound and westbound traffic that travels along Warren Avenue without
207 Whole Foods Plaza DEIS Town of Brighton
stopping at one of the homes. The data collection occurred from 4:45 and 5:45 PM on
Thursday October 15, 2015. The last four digits of each license plate were recorded during
the peak hour at each location. Matches between the locations indicate vehicles that are
traveling through on Warren Avenue from one end to the other. All of the license plate data
is attached.
The license plate survey indicated that 21 out of 58 total vehicles that traveled eastbound
during the PM peak hour were through traffic and 23 out of 62 vehicles that traveled
westbound during the PM peak hour. This indicates that approximately 36% of the
eastbound traffic and 37% of the westbound traffic is through traffic during the PM peak
hour.
The proposed Whole Foods Plaza redevelopment is not expected to significantly impact
the volume of through traffic during the PM peak hour.
Cut-through traffic on nearby residential streets is unlikely. It would take two to three times
as long to travel through the Shoreham neighborhood as it would to use Clover Street and
Allen’s Creek Road. Similarly, for Warren Avenue Google Maps indicates that it takes 1
min longer to travel to and from a destination on Edgewood Avenue that is south of Warren
Avenue by traveling via Warren Avenue as opposed to traveling via Monroe Avenue and
Edgewood Avenue. It is likely that a small portion of traffic would still choose to Warren
Avenue as it may be viewed as a shorter route even when it is not actually shorter.
However, Warren Avenue connects a Monroe County highway and a New York State
highway with a fairly short segment (just under 4,000 ft.) of relatively straight roadway. It
is likely used as a cut-through today for traffic between Edgewood Avenue and Clover
208 Whole Foods Plaza DEIS Town of Brighton
Street. The proposed development is not expected to add significantly to any existing cut-
through traffic.
Increases In Segment Volumes
Increases in segment volumes have been estimated for the segments of: Monroe Avenue
between Clover Street and the proposed driveway, Clover Street between the existing
driveway and Allen’s Creek Road, and Allen’s Creek Road between the existing driveway
and Clover Street. Table 4.4-5 summarizes the segment volumes.
TA BL E 4 . 4 - 5 : SEGMENT VOLUME SUMMARY
Clover Street between Allen’s Creek Road Monroe Ave West of Shoreham Drive & between the existing
Clover Street Allen’s Creek Road driveway & Clover Street AM PM SAT AM PM SAT AM PM SAT Background 2804 4112 3380 765 918 800 1000 1194 409 Original Conceptual Site 2915 4237 3647 783 951 860 1020 1231 458 Plan Original Plan - 2899 4224 3624 779 947 855 1017 1229 453 No bank Alternative 1 2917 4280 3712 772 928 829 1025 1247 479 Alternative 2 2913 4268 3698 772 928 828 1023 1244 475 Alternat ive 3 2899 4224 3624 792 974 888 1004 1202 419 Alternative 4 2917 4280 3712 772 928 829 1025 1247 479 Alternat ive 5 2884 4229 3537 774 939 829 1009 1219 433 Alternative 6 2925 4264 3642 782 947 856 1019 1229 454
Table VIII shows that the segment volumes are expected to increase from background to
full development between 80(112)[157] vehicles per hour (vph) and 121(168)[332] vph
during the AM(PM)[SAT] peak hours respectively on Monroe Avenue. Similarly, the
segment volumes are expected to increase between 7(10)[28] vph and 27(56)[88] vph on
Clover Street and between 4(8)[10] vph and 25(53)[70] vph on Allen’s Creek Road.
209 Whole Foods Plaza DEIS Town of Brighton
Gap Analysis
A Gap Analysis was performed at several unsignalized intersection locations to determine
the availability of gaps for traffic to enter (left-turns) and exit (left and right turns) the
various side roads. These intersections include: Clover Street/Shoreham Drive, Clover
Street/Towpath Lane, Clover Street/Warren Avenue, Allen’s Creek Road/Schoolhouse
Lane, Allen’s Creek Road/Whitestone Lane. For un-signalized intersections such as these,
gap availability can be used as a surrogate methodology for evaluating the ability of side
road traffic to enter and exit the fronting traffic stream.
The availability of gaps within the traffic stream primarily determines the side road driver
behavior and delay for both entering and exiting motorists. A gap study counts the actual
gaps in existing traffic available for a vehicle to enter or exit the side road. The difference
between the actual number of gaps and the projected demand for a particular traffic
movement can then be calculated as a reserve or deficit capacity.
The 2010 Highway Capacity Manual provides data relative to gap sizes that motorists find
acceptable to execute the required maneuver. SRF & Associates performed a gap analysis
at the locations listed above during the AM and PM peak hours on Thursday, October 8,
2015 and Thursday, October 15, 2015 to evaluate existing and potential future operating
conditions. Table 4.4-6 indicates the acceptable gap duration, the theoretical number of
gaps based on the duration, the projected traffic volume for the movement, and the resulting
theoretical reserve (or deficit) capacity during the AM and PM peak hours.
210 Whole Foods Plaza DEIS Town of Brighton
T A B L E 4 . 4 - 6 : PEAK HOUR GAP ANALYSIS RESULTS THEORETICAL ACCEPTABLE EXISTING GAPS THEORETICAL EXISTING INTERSECTION MOVEMENT GAP BASED ON RESERVE VOLUME DURATION COLLECTED CAPACITY DATA Right turns 6.2 sec 306(302) 11(12) 295(290) exiting site Clover Left turns Street/Shoreham 6.4 sec 182(193) 30(11) 152(182) exiting site Drive Left turns 4.1 sec 449(502) 6(23) 443(479) entering site Right turns 6.9 sec 250(148) 15(11) 235(137) exiting site Clover Left turns Street/Towpath 7.5 sec 41(29) 37(11) 4(18) exiting site Lane Left turns 4.1 sec 453(259) 6(7) 447(252) entering site Right turns 6.2 sec 430(212) 12(15) 418(197) exiting site Clover Left turns Street/Warren 6.4 sec 142(92) 46(30) 96(62) exiting site Avenue Left turns 4.1 sec 721(359) 10(17) 711(342) entering site Right turns 6.2 sec 372(466) 4(5) 368(461) exiting site Allen’s Creek Left turns Road/Schoolhouse 6.4 sec 208(110) 3(2) 205(108) exiting site Lane Left turns 4.1 sec 605(567) 4(5) 601(562) entering site Right turns 6.2 sec 374(296) 14(8) 360(288) exiting site Allen’s Creek Left turns Road/Whitestone 6.4 sec 200(174) 19(8) 181(166) exiting site Lane Left turns 4.1 sec 553(493) 3(11) 550(482) entering site Note: 00(00) = AM(PM) Peak Hour
Based on the field observations, gap study, and existing traffic volumes, there are sufficient
gaps during the weekday AM and PM peak hours to accommodate the existing turning
movements at the unsignalized intersections studied. The theoretical reserve capacity
indicates the additional gaps available for turning movements into and out of the side roads.
All of the locations and movements have a theoretical reserve capacity greater than 60
211 Whole Foods Plaza DEIS Town of Brighton
vehicles during the two peak hours based on existing conditions with the exception of left
turns exiting the Towpath Lane intersection.
There are currently 37(11) left turns exiting Towpath Lane during the AM(PM) peak hours.
The theoretical reserve capacity would allow for 4(18) additional left turns under existing
conditions. The Whole Foods Plaza Redevelopment will add approximately 30 vph in each
direction during the PM peak hour. This is one additional vehicle every two minutes. While
this may reduce the number, duration and/or frequency of the gaps it is unlikely to
significantly impact the current conditions for left turns exiting Towpath Lane. In addition,
Towpath Lane is a cul de sac that provides access to single family homes and apartments
that are completely built out. While traffic volumes entering and exiting Towpath Lane
may fluctuate during the peak hours, it is unlikely that traffic entering and exiting Towpath
Lane would increase or decrease significantly in the future.
The proposed Whole Foods Plaza Redevelopment is unlikely to have a significant impact
on gap availability during the peak hours at the other intersections studied which all have
more than adequate gap availability.
Conceptual Access Management Plan
To effectively manage the transportation and land use cycle, both NYSDOT and the local
agencies must address both the transportation system and the adjacent land development.
NYSDOT has indicated in their December 23, 2014 approval letter that “Access
management, which includes consolidation and elimination of driveways and cross-access
easements or service roads, should be planned and carried out for this and any future
212 Whole Foods Plaza DEIS Town of Brighton
development to take advantage of the signal. All properties between I590 and Route 65
should be subject to an access management plan.”
The intent of the Access Management Plan is to provide NYSDOT, and the local Officials
and Planning Boards, a framework for assisting with decision-making regarding access,
circulation, and safety for future development along the corridor. The Plan is also intended
to preserve and enhance the economic viability of the adjacent businesses, particularly on
the south side of Monroe Avenue. The Plan should be used as a framework for guiding
future growth and decision-making over time, as the corridor redevelops. The concept plan
shows recommendations for consolidating driveways, providing cross access and shared
access connections, the proposed new signal location, a rear access road for properties
along the south side of Monroe Avenue, unified parking and circulation, and a potential
median. The proposed Plan considers and is consistent with the Town of Brighton Monroe
Avenue Corridor Community Vision Plan [Appendix 2] Conclusions and
Recommendations.
This segment of Monroe Avenue is heavily traveled and presents numerous challenges for
motorists to enter and exit adjacent properties. The Whole Foods Plaza redevelopment
project proposes to redevelop properties along the north side of Monroe Avenue in keeping
with the Town of Brighton’s Community Vision Plan (Appendix 2). In addition, the
Development Plan also improves access to properties along the south side of Monroe
Avenue by providing a new signalized intersection that potentially services most of the
south side properties between I-590 and Clover Street with various cross access agreements
and rear lot access road roads. This new signal also provides a safe pedestrian crossing
across Monroe Avenue, particularly for patrons of the existing hotels and restaurants.
213 Whole Foods Plaza DEIS Town of Brighton
Currently, the closest signal controlled crosswalk is at the Clover Street intersection. In
addition, the new signal will create gaps in eastbound traffic providing properties along the
south side of Monroe Avenue to the east of Dunkin Donuts additional gaps in traffic to
facilitate safer and more efficient ingress and egress.
The results of this traffic study indicate that a new signal at the full access driveway is
warranted with full development of the Whole Foods Plaza project. The existing Mario’s
driveway should allow right-in/right-out/left-in turns only. Left-turns out should be
prohibited. The access management plan, Figure 2.2.1E, with a new traffic signal and
properties along the south side connected with easements and a rear lot access road , shows
that the study intersections will experience small to moderate increases in delay during the
weekday AM and PM, and Saturday midday peak hours.
The future growth and vitality of this segment of the Monroe Avenue Corridor depends
largely on achieving a better balance between the future transportation and land use
demands within the corridor. In reaching that balance, a number of issues must be
considered and trade-offs made as identified in this report.
Air pollution emissions in the general site vicinity are primarily associated with vehicle
emissions. NYS Routes 31 and 590 are located immediately south and west of the site.
The presence of these indirect air pollutant emission sources will not change as result of
the project proposal and have not resulted in any recognized degradation of air quality in
the project vicinity.
The Whole Foods Plaza redevelopment project encourages the use of alternative energy
214 Whole Foods Plaza DEIS Town of Brighton
transportation and is examining the inclusion of electric car charging stations within the
parking areas reserved for alternate energy vehicles.
The project has been revised by the project sponsor to limit the number of drive-through
operations on site to one (1) facility to reduce the emissions from vehicles idling while
circulating through a drive-through operation.
All transportation alternatives evaluated include pedestrian connectivity to the
surrounding areas.
4.5 Land Use and Zoning
Impacts
The Whole Foods Plaza redevelopment proposal will result in the removal of three existing
commercial uses from the project area. Two restaurant facilities and a bowling center are
to be closed. Redevelopment of the properties will result in the removal of the existing
structures and reconfiguration of pavement areas and site access points.
The Whole Foods Plaza redevelopment project involves proposed incentives associated
with redevelopment of the site and implementation of the access management plan. The
proposed incentive categories relate to bulk area requirements, relief from obtaining
individual special use permits for the uses proposed, and signage. Table 2.3.4-1
Summarizes the Requested Incentives by Lot.
The bulk area incentives relate primarily to dimensional deviations from the Code, in large
215 Whole Foods Plaza DEIS Town of Brighton
part dictated by the split zoning of the development lands. The addition of 1.2 acres of RLA
zoned land to the northern portion of the site (behind the current Mario's and Clover Lanes
properties) generates the need for a use incentive to allow commercial improvements and
activity to extend into the 1.2 acres of the adjacent RLA District. Other use incentives
proposed relate to conditional permit uses which carry a favorable legal presumption of
being permitted and in harmony with the neighborhood. To that end, the incentives seek
to avoid unnecessary duplication in the review process. The site includes 7.04 +/- acres
located in the BF-2 General Commercial Zoning District and 3.09 +/- acres located in the
RLA Residential- Low Density District adjacent to the north. The zoning classifications
and boundaries are to be maintained as they currently exist.
Bulk area incentives related to the implementation of the access management plan serve to
address preexisting non-conforming site conditions. These conditions are beyond the
control of the project sponsor. Bulk area incentives are summarized in Table 2.3.4-1.
Deviations for bulk area requirements are typically handled by means of obtaining area
variances from the Zoning Board of Appeals. The redevelopment of the project area also
proposed allow uses that typically require obtaining special use permits form the Town
Board. To ensure that the project proposal undergoes a thorough comprehensive review of
all uses proposed and deviations in bulk area requirements an Incentive Zoning Application
has been prepared for the project. The incentives fall into the following main categories:
A. Use. The lands to be acquired from the Church are located in the RLA Zoning
District. Limited activities involving parking and access are proposed to extend onto the
property to be acquired from the Church. While commercial uses are not generally
216 Whole Foods Plaza DEIS Town of Brighton
permitted in the RLA District, pursuant to Code Section 201-9(A) (3), the commercial use
is permitted to encroach into the residential district by 30 ft. The proposed incentive is to
permit commercial development to extend into the RLA District beyond the permitted 30
ft. zone. Notwithstanding this fact, the remaining approximately 1 +/- acre of land
extending between the Whole Foods Plaza development and Clover Street is proposed to
remain undeveloped open space providing an additional buffer between the commercial
and residential areas, with no access onto Clover Street
The bulk of the property is located in the BF-2 District. The identified proposed uses
include a food market, a specialty coffee shop/restaurant, and general retail. The coffee
shop requires a drive through operation. Outdoor seating may be desired by the restaurant
and/or food market. All of these uses are conditional permit uses in the BF-2 District.
Incentives are proposed to waive the conditional use permit requirement associated with
these uses, as these uses will be thoroughly reviewed as part of both the incentive zoning
application by the Town Board and site plan approval process by the Planning Board. This
request is not designed to avoid scrutiny by the Town Board or the Planning Board, but
only to confirm that the proposed use of the property is permitted as part of this overall
Incentive Zoning package.
B. Drive-Thru Location . The proposed development includes a drive through
operation for the specialty coffee shop. Pursuant to Code Section 207-14.3, drive through
operations shall not be located in the front yard. A proposed incentive is to allow the
proposed drive-thru to be located in the front yard. This relief is appropriate and necessary
for the development of the coffee shop as an “outparcel” in the larger shopping center. The
layout of the site is constrained largely by the placement of the traffic signal. The visibility
217 Whole Foods Plaza DEIS Town of Brighton
of the drive-thru is in keeping with the nature of development along this portion of Monroe
Avenue, which includes a new Dunkin Donuts with a drive thru on the south side of
Monroe Avenue.
C. Signs. Town Code Section 207-32 allows limited business identification and
directional signage. Section B allows a single attached sign on the principal building
entrance. The total area of the business identification sign permitted may not exceed 10%
of the first-floor area of the building face or 150 square ft., whichever is less. A requested
incentive is to allow a sign package which is designed to meet the needs of the individual
businesses for signage in the context of the business plaza, with visibility from both
Monroe Avenue and internal to the plaza. The sign package will exceed the amount
permitted by Code and include: (1) signage on multiple building faces (for the food market
and outparcel buildings), (2) appropriate drive thru signage, which typically requires
specialized signage (such as a menu sign), (3) an attractive monument sign identifying the
plaza and tenants, (4) signage greater than 150 square feet on Building 1, (5) logo greater
than 25% of any individual sign, and(6) additional signage contained in a sign package to
be provided in final form to the Town Board prior to the scheduling of the public hearing
on the Incentive Zoning application. A preliminary Sign Package chart and accompanying
plan is attached in Appendix 15.
D. Bulk Requirements. Among the requested incentives are relief to a limited
number of building setbacks, lot coverage, density, and pavement setbacks, as detailed on
the Conceptual Site Plan. Bulk area determinations for the redevelopment site reflect the
split-zoning of the lands. Bulk requirement for the BF-2 were applied to the BF-2 area, and
requirements applicable to the RLA are applied to the RLA area. A summary of the bulk
218 Whole Foods Plaza DEIS Town of Brighton
area requirements and conformity of the proposed redevelopment project is depicted in
Figure 2.2.5A. As outlined in the Bulk Area Summary figure, the proposed redevelopment
project is in general conformance with the preponderance of the bulk requirements under
Code.
Evaluation of the bulk area requirements under the split zoning categories effects the lot
coverage and development intensity calculations for the project. With respect to
impervious surface coverage, the Code provides for a maximum of 65 % impervious
surface coverage. The proposed lot coverage within the BF-2 portion of the site is 88% (the
existing impervious surface area coverage within the BF-2 portion of the development is
86%). Code provides for a maximum density of 10,000 square feet per acre in the BF-2
District. The proposed density, applied to the BF-2 portion of the site, is 13,384 square
feet per acre for Lot 1 and 12,096 square feet per acre for Lot 2. These numbers reflect the
exclusion of the RLA lands in the calculations. It should be noted that if the Code allowed
the entire proposed site to be included in these calculations, the impervious surface area of
this proposed project would be 76% and the proposed density would be 9,297 square feet
per acre. The resultant building density would be below that allowed by code and the
impervious surface coverage would be within 11% of that allowed by code.
The proposed incentives include relief from pavement setback regulations of the Town
Code applicable to the BF-2 and RLA Districts. Table 2.3.4.1 summarizes the incentives
requested by lot.
The acquisition of lands from the First Baptist Church, and the proposed resubdivision of
the Church lands will not create additional non-conformities with the bulk area requirement
219 Whole Foods Plaza DEIS Town of Brighton
for the Church lands. It is noted that the existing setback on Allen Creek, for the Church,
is non-conforming and will remain so. The Church is setback at 59.4 ft. where the Code
requires a front setback of 100 ft.
The use of RG&E lands, under license agreement from RG&E, for the redevelopment of
the Auburn Trail will not create non-conformities with the bulk area requirements for the
RG&E lands.
Redeveloping the three properties in a comprehensive retail plaza redevelopment affords
the ability to reduce the impervious surface area that would be associated with the
redevelopment of the three properties separately. The comprehensive redevelopment plan
allow for the shared use of vehicular access points, drives, walkways and parking areas.
Drive isle widths and parking stall dimensions are limited to those required by code.
Excess parking is not being developed for the project. The redevelopment proposal
provides parking in accordance with code requirements. 473 parking spaces are being
provide where the code requires 470. Delineation of parking fields and main access ways
within the plaza are delineated by landscape islands and lawn areas that also serve to
provide visual interest, break up views, and provide screening throughout the project area.
In addition to delineating the parking fields and access routes throughout the project the
islands serve to offset the heat island effect of the asphalt parking areas. Additional
measures to address the heat island affect associated with asphalt parking areas include the
use concrete pavements for sidewalks and truck loading areas and dumpster pads.
Landscaping inlands have been incorporated into sidewalk islands within the larger parking
field associated with the Whole Foods building. These islands provide additional
220 Whole Foods Plaza DEIS Town of Brighton
mitigation for the heat island affect from the asphalt parking areas, buffering, and visual
interest along the pedestrian routes. Permeable pavement is to be incorporated within
perimeter parking fields for the redevelopment site where practical based on the grading
plan. These perimeter parking areas account for approximately 22,842 square-feet of
permeable pavement for the redevelopment site. Permeable pavement is incorporated into
the access management plan areas or the southern perimeter parking areas as well. These
perimeter parking areas account for approximately 10,206 square-feet of permeable
pavement for the access management areas. Figure 2.2.1I depicts the Landscaping Plan
for the project. Figure 2.2.7A depicts the green infrastructure practice locations for the
redevelopment site. Figure 2.2.7B depicts the green infrastructure practice locations for
the access management area.
The project will provide enhanced multimodal connectivity to the surrounding residential
neighborhoods and Monroe Avenue corridor. Multimodal improvements will include the
construction of sidewalks, pedestrian gathering area, bus shelter, and wayfinding kiosk
located along the Monroe Avenue project frontage. Figure 2.2.9 depicts the sidewalk
network to enhance multimodal connectivity. Figures 2.2.10 depict the pedestrian
gathering area and bicycle rack area associated with the Auburn Trail improvements.
The centralized pedestrian gathering area with wayfinding Kiosk and bicycle racks
provides a connection hub for the trail system, Whole Foods Plaza, and adjoining Monroe
Avenue corridor. The hub provides trail users with a defined safe connection point to the
Plaza and Monroe Avenue corridor. The bicycle rack area allows bicyclists with a safe
and secure location to store their bicycles while visiting retails by foot. The sidewalk
network which connects to the hub is designed to promote users of the trail system to
221 Whole Foods Plaza DEIS Town of Brighton
frequent Plaza businesses and the Monroe Avenue corridor. The hub serves to transition
the trail traffic from shared use traffic to pedestrian traffic within the plaza. By
transitioning the bicycle/pedestrian traffic to pedestrian traffic entering the Plaza the
potential for conflicts are decreased to traditional pedestrian/ vehicle conflicts. The site
layout and sidewalk system layout has been designed to minimize those conflicts.
The site layout for the redevelopment site has been designed to complement the odd
geometry of the site. The anchor Whole Foods building has been placed to the western
portion of the site to take advantage of the increased depth of the parcel at this location.
The Whole Foods building is the larger building of the proposed buildings and has been
placed at the portion of the site where the site has its largest depth. This has allowed for
the development of the main parking field and loading areas for the building to complement
the building design. Although the building has been placed closer to the Monroe Avenue
Right-of Way, the configuration of the Right-of-Way, due to the northbound on-ramp for
NYS Route 590, allows for significant green space between the roadway and building face.
The site is also encumbered by a 20-inch MCWA distribution man which crosses the site.
The distribution main limits the ability to move the building to the north. The main retail
facility has been placed to the rear of the site adjacent to the distribution main. The
placement of the building takes advantage of the nature of multi-tenant retail building
needs. These buildings have a limitation on the practicality of their depth. Tennant spaces
typically run from the front of the building to the back. Tennant spaces are developed in a
linear fashion resulting in a shallower longer building. The placement of the main multi-
tenant space at the eastern portion of the site takes advantage of the building geometry and
reduced depth of the site in this area. The smaller out-parcel styled buildings are placed
closer to the Monroe Avenue corridor to enhance the street scape appearance of the
222 Whole Foods Plaza DEIS Town of Brighton
redevelopment and to take advantage of shared parking fields and access routes. The odd
geometry of the site has been capitalized on in the development of landscape islands,
pedestrian gathering areas and stormwater filter areas.
The redevelopment will utilize a cohesive architectural theme to be consistent with the
anchor tenant, including the use of regional materials and a waste management plan that
will look to re-use material from the existing buildings that are proposed to be demolished.
Re-use of materials will include reclamation and re-use of materials on site and reclamation
of materials for reuse regionally. Materials to be reclaimed for use regionally include the
bowling lane beds and machines from the Clover Lanes facility and the clay tile roof
shingles from the Mario’s facility. Materials to be reclaimed for re-use on-site include
timber from the roof trusses and lumber from the bowling lane approached and setae areas
from the Clover Lanes facility. Rubblization of asphalt pavement surfaces and reclamation
of pavement subbase materials from the entire redevelopment area for reuse as general fill
materials and augmentation for use as pavement subbase material. In addition to reuse of
building materials the project will incorporate sustainability/green infrastructure practices
for redevelopment of the site. The buildings will incorporate light colored roof systems
and concrete pavement in areas will be utilized to help mitigate the "heat island" effect
associated with parking areas and rooftops for the development. Landscape islands
combing trees, shrubs, ornamental grasses and annual and perennial vegetation are
proposed within parking areas and adjacent to building areas to aid in mitigating the “heat
island effect” and provide visual interest and screening within the development. Figures
2.2.1.G and 2.2.1.H depict the Landscaping Plan and island planting details. Figures
2.2.7A and 2.2.7B depict the Permeable pavement and engineered soil planting beds and
filter strips will be utilized to reduce stormwater surface runoff rates and provide water
223 Whole Foods Plaza DEIS Town of Brighton
quality measures. Figure 2.2.7 depicts the stormwater green infrastructure practice areas.
The Whole Foods building will be constructed to U.S. Green Building Council (USGBC)
Silver LEED standards and incorporate architectural features and materials appropriate to
the Rochester area. The additional buildings of the retail plaza will be designed to
complement the Whole Foods building, providing an architectural theme consistent
throughout the development. USGBC certification for the buildings will not be sought.
The proposed redevelopment is consistent with the Climate Smart Communities effort,
specifically;
• The redevelopment of buildings that are 22-75 years old and where built
without regard to the Climate Smart standards will incorporate the most modern
and energy efficient building systems
• The re-use of building materials from the razed structures will minimize the
waste going to land fills
• The use of LED lighting will dramatically increase efficiency on the property
from its current lighting infrastructure
• The promotion of pedestrian and bicycle use through on site bicycle parking
and linkages through the improved Auburn trail system will promote an
alternative to traditional automotive use
• The installation of electric vehicle charging stations as part of the anchor tenants
parking plan along with special parking for car pool and low emission vehicles
is unique to Brighton and in keeping with Climate Smart strategies
• The anchor tenants commitment to building to Silver LEED standards
• Integration of public transit accessibility to the proposed development
224 Whole Foods Plaza DEIS Town of Brighton
• The anchor tenant's commitment to anti-idling delivery policy
• The anchor tenant's commitment to promoting local food systems
• Dramatically minimizing untreated stormwater run-off
• Strengthens development towards existing community centers and urban areas
The proposed development seeks to meet the goals and recommendations of the Town’s
Comprehensive Plan. The project proposal will provide a revitalized commercial
development in a high intensity commercial district. This redevelopment will encourage
redevelopment along this section of Monroe Avenue from Clover Street to the I-590
Expressway. As a result of the Whole Foods Plaza redevelopment project, commercial
property values will increase in value and in turn property tax revenue for the local
stakeholders is a vital benefit to the residents of the Town.
Future retail use along Monroe Avenue should not be impacted negatively, conversely, the
addition of Whole Foods Plaza has already increased property values and has spurred
redevelopment along the Monroe Avenue corridor based on recent commercial property
sales, new leases signed and market data for the Monroe Avenue corridor.
Furthermore, the Monroe Avenue corridor is almost entirely developed with preclude
projects that are similar to or compliment this type of project.
The potential impacts resulting from commercial truck deliveries, snowplowing
operations, refuse removal are comparable to what exists in the currently developed site.
The elimination of two very busy restaurants that currently operate and the replacement
225 Whole Foods Plaza DEIS Town of Brighton
with uses that generate much less organic waste, will have a positive impact on odors from
refuse. Truck deliveries and snowplowing operations will be comparable to what exists
today and therefore have no negative impact on the surrounding properties or
neighborhoods.
The redevelopment project will provide site lighting in accordance with Town Code
requirements and in accordance with current Illumination Engineering Society (EIS)
recommendations. The site lighting system will incorporate energy saving LED fixtures.
Special consideration is applied to night sky compliance, selection of lighting distributions,
shielding of fixtures, and pole heights with providing safe, uniform lighting with the focus
on keeping light trespass and spillage as minimal as possible.
Target lighting levels of 1.0 -2.0 fc are to be maintained throughout the parking areas and
walkways. The average lighting level computed for the design is 0.54 foot-candles (fc).
Lighting level calculations reflect the additive effect of all fixtures and was prepared
utilizing LitePro version 2.037 software. Lighting levels were analyzed based on a ten-
foot (10’) square grid.
Lighting control systems shall be installed to automatically control the operation of the
lighting system. Site lighting controls will turn the system on at dusk and will turn the
system off ½ hour after the anchor tenant has closed. The lighting control system will
allow for general security lighting to be provided during the hours the plaza is closed.
Area lighting will be integrated throughout the site to provide a level of security to all
patrons and visitors of the new Whole Foods Plaza. Light poles will be located to provide
226 Whole Foods Plaza DEIS Town of Brighton
the uniform illumination with limited disruption to the existing neighbors and proposed
residents of the development. Similar style light fixtures will be installed throughout the
development, as well as illuminated building mounted signage. Figure 2.2.1K depicts the
Lighting Plan for the project. The proposed resultant lighting levels are depicted on the
Lighting plan. Further details on the proposed lighting system including product
specification sheets and lighting level recommendations, and lighting calculation summary
report are included in Appendix 8 of this DEIS
The proposed lighting on the site will not be seen from the Shoreham / Clover
neighborhoods or the Schoolhouse / Allen's Creek neighborhoods and therefore have no
negative impact. The lighting will be night sky compliant and is designed to remain on the
developed site.
There are no anticipated cumulative impacts resulting from the proposed project. The
project is a redevelopment project of commercial properties to ensure continued viability
of the project area.
Mitigation
The proposed development seeks to meet the goals and recommendations of the Town’s
2000 Comprehensive Plan [Appendix 2]). The proposed plan will provide a revitalized
commercial development in a high intensity commercial district. This redevelopment will
encourage redevelopment along this section of Monroe Avenue from Clover Street to the
I-590 Expressway. Increasing property values and in turn property tax revenue for the
local stakeholders is a vital benefit to the residents of the Town.
227 Whole Foods Plaza DEIS Town of Brighton
The proposed project seeks to meet the goals and recommendations of the Monroe Avenue
Corridor Plan in at that it provides a number of distinct elements from the plan. Those
elements are both aesthetic in nature (dealing with placement of buildings) and safety-
related. The safety related items are addressed through the location of access points for the
redevelopment project and implementation of the access management plan for the
properties on the south side of Monroe Avenue. Safety improvements relate to vehicular,
pedestrian, multimodal and bicycle access.
The proposed seeks to meet the goals and recommendations of the Bicycle and Pedestrian
Master Plan / Bike Walk Brighton Community in that it provides a number of distinct
element from the plan. The project provides the following elements from the plan:
• Improves safety through implementation of improvement to the Auburn Trail.
• Provides links and connections between existing active transportation assets to
support the growth of a safe, attractive and identifiable Bike Walk Brighton
network.
• Makes the best of existing infrastructure and opportunities to provide a cost-
effective and sustainable active transportation system.
The proposed redevelopment is consistent with the Climate Smart Communities effort as
outlined above.
Light colored roof systems and use of concrete in certain areas will mitigate the "heat
island" effect associated with parking lots. Additionally, more trees and vegetation are
228 Whole Foods Plaza DEIS Town of Brighton
proposed within parking areas than currently exist in the currently developed parcel.
Special attention to providing trees that will provide a substantial canopy to provide
shading and visual mitigation to the parking area. Planted islands within the parking fields
will provide visual interest and screen views of the proposed buildings. In addition, the
islands create a tree lined edge to drive aisles, reduce the heat island effect, and help
demark/provide buffering for safe pedestrian access through the Whole Foods Plaza site.
The project's layout was developed to address the awkward geometry of the access
driveways interior traffic flow. The addition of the traffic signal and elimination of one
curb cut on Monroe Avenue improves the integration of this retail site to Monroe Avenue.
The proposed redevelopment plans to provide sole access to the redevelopment site via two
driveways on Monroe Avenue and the implementation of an access management plan for
Monroe Avenue inclusive of a signalized intersection.
The new Lifestyle Center design will also improve vehicular access and circulation. A
new traffic signal with crosswalk will be installed on Monroe Avenue. The anticipated
location will align the Clover Lanes property and the Sakura Home restaurant site. The
existing curb cut at the Mamasan's property will be eliminated. The signal location has
been dictated by the New York State Department of Transportation (NYSDOT), which
maintains jurisdiction over Monroe Avenue. Multimodal transportation improvements, in
cooperation with the Rochester Genesee Regional Transportation Authority, are
contemplated. Included in the development will be electronic vehicle charging stations,
dedicated spots for HOV (high occupancy vehicles) and LEV (low emission vehicles).
Tesla, a leader in electric automobile technology, is contemplating the site for a Tesla Super
Charger station, the first in the Monroe County area.
229 Whole Foods Plaza DEIS Town of Brighton
The Rochester Genesee Regional Transportation Authority has been consulted and has
reviewed and commented on the proposed development to insure safe and convenient
access to mass transit on both the north and south side of Monroe Avenue along this
corridor are contemplated and made a part of this plan. The RGRTA has stated that they
do not intend on accessing the site internally.
The proposed food market building incorporates sustainability. The design will respect the
local landscape. Recycled materials from the Clover Lanes building, including wood from
bowling lanes and timber from the roofing system will be incorporated into the building.
The natural and organic foods market/grocery building will be constructed to U.S. Green
Building Council (USGBC) Silver LEED standards and incorporate architectural features
and materials appropriate to the Rochester area. The two outparcel buildings and retail
plaza building will be designed to complement the new food market, providing an
architectural theme consistent throughout the development.
4.5.1 Density Analysis Study
Impacts
The Monroe Avenue Corridor Density Analysis study was conducted to analyze the density
of construction and development along the Monroe Avenue Corridor, encompassing the
major retail development areas along the corridor in the Town of Brighton. Refer to
Appendix 17.
Each major developed area was analyzed separately by calculating the total acreage of land
and total constructed square footage within said acres of development. Town and County
230 Whole Foods Plaza DEIS Town of Brighton
records were used to verify calculations. Included in the exhibits of this study are maps
showing each area analyzed with the specific areas outlined in yellow. Each map is labeled
on the upper right corner to correspond with the title on the attached density chart analysis.
This study was conducted using the total property acreages of each parcel per Town and
county maps. The subject property borders a residential area which may affect the code
calculation depending on who and how those calculations are computed. The intent of this
study is to view an understandable and clear picture of construction density within the
Brighton Monroe Avenue corridor using a standard technique addressing each parcel and
property consistently by dividing the constructed square feet by the area of land.
The basic development codes (certain uses may vary) of Brighton allow for construction
density of 10,000 square feet (SF) of construction per acre; or a “Density” of approximately
23% of the usable land. The results of the study conclude that each of the major areas of
development along the Monroe Avenue corridor represent substantially more construction
than the basic codes of Brighton allow. The average density for all the developments
studied within the Town of Brighton was approximately 11.9% above code. The Whole
Foods Plaza subject property falls under the Town’s average density as it will be only 3.2%
above code. Property density in Brighton will have a lowering effect on the overall density
calculations within the Town of Brighton down from 11.9% to 9.8% when including the
Whole Foods Plaza subject calculations.
In conclusion, this study finds that the subject property falls well within acceptable density
standards when comparing it to neighboring developments. This study finds that the subject
property will have one of the lowest density calculations compared to all the major
231 Whole Foods Plaza DEIS Town of Brighton
neighboring developments.
4.6 Community Services
4.6.1 Water Service
Impacts
The proposed redevelopment will increase domestic water consumption/demand by
approximately 288 gallons per day. The average domestic water demand has been
estimated to be 9,000 gpd. The average domestic water demand was calculated based on
the New York State Design Standards for Intermediate Sized Wastewater Treatment
Systems, dated March 2014, Table B-3 Typical Per Unit Hydraulic Loading Rates. The
redevelopment project hydraulic loading rate is 0.1 gallons per day per square-foot. The
anticipated domestic water demand has been estimated to be 18.4 gallons per minute (gpm).
The anticipated fire flows has been estimated to be 1,000 gpm per building. The fire flow
demands were calculated based on NYS Building Code and NFPA requirements.
The pubic water system has adequate pressure and flow capacity to accommodate the water
system demands of the redevelopment project.
The implementation of the access management plan will have no effect on water
consumption or system demands.
Two water service connections will be made for the redevelopment project. One water
service will connect to the public watermain at the west side of the project and will serve
232 Whole Foods Plaza DEIS Town of Brighton
the Whole Foods building. The second water service will connect to the watermain on
Monroe Avenue and will serve the balance of the redevelopment project. Fire hydrants
will be installed throughout the redevelopment project. The hydrants will be part of the
private water distribution system for the site and their placement will in accordance with
NYS Building Code requirements. Cross contamination control devices will be engineered
and installed on the proposed water service connections in accordance with MCWA and
MCDOH requirements. Figure 2.2.1G depicts the proposed water services and hydrant
locations.
Hydrant test flow data supplied by the MCWA is summarized in Table 3.6.1-1.
Further details on domestic and fire flow demands for the redevelopment are contained in
Appendix 6 of this DEIS.
Mitigation
Given that no adverse impacts have been identified and the project will be assessed the
appropriate service fees, no further mitigation measures are proposed.
4.6.2 Sanitary Sewer
Impacts
The proposed redevelopment will increase sanitary sewer flows by approximately 288
gallons per day. The average sanitary sewer flows has been estimated to be 9,000 gpd.
The average sanitary sewer flows for the proposed redevelopment was calculated based on
the New York State Design Standards for Intermediate Sized Wastewater Treatment
Systems, dated March 2014, Table B-3 Typical Per Unit Hydraulic Loading Rates. The
233 Whole Foods Plaza DEIS Town of Brighton
redevelopment project hydraulic loading rate is 0.1 gallons per day per square-foot
The implementation of the access management plan will have no effect on sanitary sewer
flows.
The proposed redevelopment proposal could connect to two (2) existing eight-inch (8”)
diameter dedicated Town of Brighton sanitary sewers. One of the sewers being along the
project frontage on Monroe Avenue and the other sewer adjoining the project at the west
side of the project which connects to the dedicated sewer on Allens Creek Road. However
as suggested by the Town Engineer, the project will eliminate sanitary sewer discharges to
the Monroe Avenue sewer and direct them to the Allens Creek sewer. Both sewers
discharge to a larger trunk sewer within close proximity to the project location.
Sanitary sewer flows to the Monroe Avenue sewer will be reduced by 7.9 gpm (0.076 cfs)
for a 2,844 gallon per day reduction by eliminating sewer connections to the Monroe
Avenue sewer.
Sanitary sewer flows to the Allens Creek Road sewer will increase by 8.7 gpm (0.0193 cfs)
for a 3,132 gallon per day increase.
The redevelopment project will increase overall sanitary sewer discharge volumes to the
dedicated sewer system by approximately 0.8 gallons per minute or 288 gallons per day.
The Allens Creek sanitary sewer has a full flow capacity of 420 gallons per minute which
is sufficient to convey the 19.2 gallons per minute discharges from the project. The Town
sewer system has sufficient capacity to service the additional flows from the project.
234 Whole Foods Plaza DEIS Town of Brighton
Table 4.6.2-1 Sanitary Sewer Summary Service Drive 8 inch SDR-35 Full Flow Capacity – 420 gpm Project Flows – 19.2 gpm
Further details on the sanitary sewer capacities is contained in Appendix 6 of this DEIS.
Grease interceptors will be installed in accordance with the Monroe County Department of
Health and Monroe County Department of Environmental Services (Pure Waters)
requirements for restaurant uses.
The proposed project will not result in any significant off-site impacts related to sanitary
sewer volumes. Thus sewer capacity for downstream sanitary sewers should remain
essentially unaffected by the proposed redevelopment.
Mitigation
Sanitary sewer flows for the redevelopment site will be eliminated from the Monroe
Avenue sanitary sewer and conveyed to the Allens Creek sanitary sewer system in
accordance with the recommendations of Town staff. Installation of the sanitary sewer
system will be in accordance with the Town of Brighton Sewer District, MC-DES, and
DEC requirements. Grease interceptors will be installed in accordance with the Monroe
County Department of Health and Monroe County Department of Environmental Services
(Pure Waters) requirements for restaurant uses.
Given that no adverse impacts have been identified and the project will be assessed the
appropriate district fees, no further mitigation measures are proposed.
235 Whole Foods Plaza DEIS Town of Brighton
4.6.3 Private Utilities
Impacts
An 8 inch Rochester Gas and Electric (RG&E) owned gas main exists along the south side
of Monroe Avenue within the right of way. Overhead electric, telephone and cable
television lines exist along the east and west side of Monroe Avenue. Overhead electrical
lines exists along the eastern property border. The redevelopment site is currently served
by public utilities. There are no capacity issues with the existing private utility
infrastructure system affecting the ability to serve the project. Figure 2.2.1E, Site Utility
Plan depicts the private utility locations. Further detail on private utilities and the
Adequacy of Utility Infrastructure is contained in Appendix 6 of this DEIS.
RG&E has provided the project sponsor with an intent to serve letter indicating there are
no capacity issues associated with proving energy to the redevelopment site.
The implementation of the access management plan will have no effect on private utility
demands.
Mitigation
Given that no adverse impacts have been identified and the project will be assessed the
appropriate usage fees, no further mitigation measures are proposed.
236 Whole Foods Plaza DEIS Town of Brighton
4.6.4 Police
Impacts
Police protection is provided by the Town of Brighton Police Department with back-up
protection available from the Monroe County Sheriff road patrol and the NYS Police.
The proposed project includes a similar use and intensity to that which currently exists and
therefore no additional impacts on public safety services is anticipated by the new
development.
The implementation of the access management plan will have no effect police protection
demands.
Improved Monroe Avenue corridor traffic flows and safety improvement have the potential
to reduce the number of responses by the police department associated with motor vehicle
accidents within the project area.
Mitigation
Given that no adverse impacts were identified and contributions to the Town fund through
increased property tax revenue, the resulting impact will be a positive one for the Town of
Brighton.
4.6.5 Fire
Impacts
Fire protection will be provided by the Brighton Fire Department. The closest Brighton fire
Station is located at Twelve Corners approximately 2 miles the east.
237 Whole Foods Plaza DEIS Town of Brighton
The proposed project includes a similar use and intensity to that which currently exists and
therefore no additional impacts on fire protection services is anticipated by the new
development.
The implementation of the access management plan will have no effect fire protection
demands.
Improved Monroe Avenue corridor traffic flows and safety improvement have the potential
to reduce the number of responses by the fire department associated with motor vehicle
accidents within the project area.
Mitigation
Given that no adverse impacts were identified and contributions to the Town fund through
increased property tax revenue, the resulting impact will be a positive one for the Town of
Brighton.
4.6.6 Ambulance
Impacts
Brighton Volunteer Ambulance Corp., located at Westfall Road and Winton Road,
provides emergency medical services, transports, training in CPR and acts as are source
for information and materials for those who are sick or injured.
The proposed project includes a similar use and intensity to that which currently exists
and therefore no additional impacts on emergency medical and transport services is
anticipated by the new development.
238 Whole Foods Plaza DEIS Town of Brighton
Improved Monroe Avenue corridor traffic flows and safety improvement have the
potential to reduce the number of responses by the ambulance corps associated with motor
vehicle accidents within the project area.
Mitigation
Given that no adverse impacts were identified and contributions to the Town fund through
increased property tax revenue, the resulting impact will be a positive one for the Town
of Brighton.
4.6.7 Educational Services
Impacts
The redevelopment project will increase tax revenues for the Brighton Central School
District. The School District is funded by property taxes, along with Monroe County sales
tax revenue and State aid. The retail portion of the project will be fully taxable, with an
estimated $340,000 increase in annual tax revenue going to the Brighton School District
inclusive of the increase of both property and sales taxes. The anchor grocery tenant is
typically involved with the local school district and will most likely contribute generously
to the local school district.
The implementation of the access management plan will serve to ensure the continued
viability of the commercial properties on the south side of Monroe Avenue and has the
potential to increase the property values of the properties thereby representing further
opportunities for increased tax revenues for the School District.
239 Whole Foods Plaza DEIS Town of Brighton
There will be no new residences as a result of this project, therefore the development will
not have an adverse impact to the Brighton School District as there are no residents of
school age.
Mitigation
Given that no adverse impacts were identified and contributions to the Town fund through
increased property tax revenue, the resulting impact will be a positive one for the Town of
Brighton.
4.6.8 Health Care Services
Impacts
The project area is served by Strong Memorial Hospital. The redevelopment of the site
will have no effect on health care services.
The implementation of the access management plan will have no effect on health care
services.
Mitigation
Given that no adverse impacts were identified effecting health care services, the resulting
impact will be a positive one for the Town of Brighton.
240 Whole Foods Plaza DEIS Town of Brighton
4.6.9 Recreational
Impacts
The redevelopment project provide increased recreational opportunities by providing
connectivity to the surrounding commercial and residential neighborhoods and upgrading
the connectivity of the trail system components to the east and west of the project area.
Improvements to the mixed use trail include constructing approximately 1060 lineal feet
(1060’) of asphalt trail. The trail is to be reconstructed to a width of ten feet (10’) wide to
comply with the American Association of State Highway (AASHTO) guidelines for
mixed use pathways. The trail is being separated from the parking areas to enhance user
safety. The radiuses, pavement cross slope, running slope, and pavement surface are in
accordance with the AASHTO recommendations for shared use trails. A pedestrian
gathering area with pedestrian linkages to the retail facilities and Monroe Avenue
corridor, wayfinding signage and centralized bicycle parking area with bicycle parking
for sixteen (16) bicycles is included in the trail system upgrades to promote access to the
site by users of the trail system. The proximity to the trail will provide enhanced
pedestrian connections between the retail and residential neighborhoods.
Mitigation
Given that no adverse impacts were identified, no mitigation measures are proposed.
4.6.10 Sidewalks
Impacts
The Whole Foods Plaza redevelopment project and implementation of the access
management plan will increase pedestrian access routes and connectivity by incorporating
241 Whole Foods Plaza DEIS Town of Brighton
approximately 2,368 lineal feet of sidewalks. The sidewalk network for the redevelopment
project have been broken down into three classifications. The classifications include
primary routes, tertiary routes and connector routes. Pedestrian access is provided
throughout the project with a sidewalk system network within the center and connecting to
the sidewalk system within the Monroe Avenue Corridor. The sidewalk network includes
a system of sidewalks designed to provide safe pedestrian access from parking areas to
buildings, from building to building and to and from the public sidewalk system on Monroe
Avenue and the multi-use Auburn Trail. Cross walk locations and pedestrian routes have
been designed to avoid pedestrian-vehicle conflicts. All walkways within the development
will be compliant with the American with Disabilities Act (ADA) guidelines. Figure 2.2.9
depicts the proposed sidewalk network system.
The design, construction and maintenance of sidewalks, pedestrian gathering area, bus
shelter, and wayfinding kiosk located along the Monroe Avenue project frontage will be
borne by the project sponsor. All improvements within the NYSDOT Right-of-Way shall
be publicly owned and operated. All improvements outside the NYSDOT Right-of-Way
shall be privately owned and access easements will be granted to facilitate public use.
Mitigation
Given that no adverse impacts were identified and the proposed redevelopment project and
access management plan will provide increased pedestrian routes and connectivity within
the project area, the resulting impact will be a positive one for the Town of Brighton.
242 Whole Foods Plaza DEIS Town of Brighton
4.6.11 Town Tax Rate/Budget and Fiscal Impacts
Impacts
The proposed development will generate a significant increase in tax revenues. The yearly
taxes currently generated are $190,661 +/-and includes tax exempt property. The future
projected taxes (using current tax rates) are expected to be $483,300.
While this property may be eligible for a payment in lieu of taxes (PILOT) Agreement and
substantial benefits under programs sponsored by the County of Monroe Industrial
Development Agency the project sponsor has committed that they will, in accordance with
the Town of Brighton's preference, forgo any request for such benefits.
By comparing the current property values, tax revenues and sales tax revenues in the
current condition versus the completed project and a conservative estimate of the increased
values of adjacent and surrounding properties and the revenues they will generate for the
Town of Brighton, the conservative estimate is an increase in property taxes collected in
the $753,900 to $1,000,000 range per year.
All special district fees (i.e. fire, sewer) will be paid as the project is developed.
In addition, no tax abatements will be sought from COMIDA that would have minimized
the positive impact on community resources. Forgoing any request for COMIDA will
apply to any and all buildings or uses of the site.
In summary, the new Whole Foods Plaza project will have a positive fiscal impact of
$753,900 to $1,000,000 range per year.
243 Whole Foods Plaza DEIS Town of Brighton
Mitigation
Given that no adverse impacts were identified, no mitigation measures are proposed.
4.7 Visual and Cultural
4.7.1 Visual
A visual impact analysis has been completed or the Whole Foods Plaza redevelopment
project. The process utilized for the visual assessment consisted of identification of the
physical/visual limits of the affected environment and development of a 3D visual model
of the project site and use of the model to create photo simulations and cross-sections.
Impacts
The redevelopment project will significantly upgrade the Monroe Avenue corridor in the
project area by providing a cohesive redevelopment of three properties which will meld
upscale architectural elements, landscaping elements which will enhance the building
architecture and provide enhanced visual interest, screening, and buffering to the
surrounding neighborhoods.
The proposed buildings are all single-story buildings with architectural features which
provide visual interest to the building facades. Buildings are set back at varying distances
from the roadway with shared parking fields. The varied building sizes and setbacks serves
to break up the scale and massing of the project elements to minimize the visual impact of
the redevelopment and to provide areas within the project for landscape islands to soften
the sightlines of the building from the Monroe Avenue corridor.
244 Whole Foods Plaza DEIS Town of Brighton
A six foot privacy fence, as required by code, will be installed along the northern project
disturbance limit adjoining the residential properties. The privacy fence will be augmented
with the construction of an earthen berm with landscape plantings to limit sightlines from
the residences north of Clover Street and motorists traveling along Clover Street.
Currently there is no consistent architectural pattern in the area, the proposed development
would not be out of character with the surrounding properties. Therefore, there will be no
significant adverse visual impacts as a result of this development.
In fact, the amount of visible vegetation and greenspace interspersed throughout the
project, will dramatically improve the vista of this site compared to its existing condition.
The positioning of the proposed buildings, entrance into the property, landscaping, trail
system and pedestrian walkways help to create a vibrant gateway to the Town of Brighton.
The architectural design will be more cohesive that the current structures. Design features
will include re-use of materials and feature materials and elements from the historic and
natural area.
Considering the current conditions of the site and the fact that it is located at one of the
prime entrances to the Town, the proposed project would result in a significant visual
improvement. As it is today, the site is viewed as a disjointed mix of many different styles
and material that have little to no architectural value. The proposed project would
significantly change the aesthetics of the site due to the impressive architectural design of
the buildings, varied formats of the structures and landscaping along the road frontage and
245 Whole Foods Plaza DEIS Town of Brighton
within the site.
The project sponsor proposes to redevelop the properties as Whole Foods Plaza, a Retail
Shopping Center anchored by a 50,000 sq. ft. natural and organic foods market/grocery,
shown on the Conceptual Site Plan [Figure 2] as Building I. The proposed development
includes a new 31,780 square ft. retail plaza building, and two outparcel buildings. The
existing buildings will be demolished for the cohesive redevelopment of the site. One of
the buildings is anticipated to include a specialty coffee shop with a drive through.
The goal of the design and layout is to create a retail center that is inviting and convenient
for shoppers of all ages. The new Whole Foods Plaza is intended to provide amenities
attractive to the residents of Brighton and the surrounding communities. These amenities
include trail linkages, bicycle racks, parking for HOV and Electric cars complete with
charging stations.
The anchor tenant has traditionally opened their sites up to a "public market" feel including
outdoor displays, entertainment and food service outdoors.
The architecture of the anchor building is intended to marry the old with the new; using
high quality local materials that evoke a taste of the past like the Erie Canal, while at the
same time re-using a significant amount of material from the Clover Lanes bowling alley,
specifically the wood from the bowling lanes and the large trusses that are usable from the
bowling alleys roof system. The building will also be designed and built with the
possibility of being re purposed some day in the event that the anchor grocery store where
to not be there in the distant future.
246 Whole Foods Plaza DEIS Town of Brighton
The main in line retail center is intended to be 31,780 square feet and although not matching
the main anchor building, share similar design influences and colors as to make the
buildings work together. It is likely that 6-10 different retail stores will occupy this
building; for this reason, the building will be constructed so the units are modular in nature
and can be reconfigured to accommodate different size tenants and uses in the future.
There are two outparcels in the design. The western most outparcel is designed to be 2,300
square feet and is committed to be a coffee shop with a drive through. The popularity of
coffee has grown tremendously and become a staple of social interaction. This parcel is
designed to accommodate a limited amount of outdoor seating visible to the main roadway.
This intentional display of a vibrant and welcoming atmosphere builds on the Lifestyle
Center feeling that this center will evoke.
It should be noted that although there are many different uses proposed for the center, there
will be a significant amount of patrons who come into the center with multiple stops at
different outlets. This is important when evaluating the effect on traffic and is indicative
of a Lifestyle Center.
The proposed architecture for the new Whole Foods Plaza project includes features that tie
the new construction to aspects of Brighton's past including aspects of the Erie Canal
Heritage using high quality natural materials, soft natural colors and creating a unique
center that is unlike the cookie cutter shopping centers of today.
The site has been designed to respond to the natural constraints of the land while meeting
247 Whole Foods Plaza DEIS Town of Brighton
the goals of the Project Sponsor. The layout is sensitive to the residential community to
the north of the project in that the largest building, the anchor grocery store, has been pulled
as far from the neighborhoods as possible. This accomplishes a significantly lower visual
impact to the residential community, it mitigates noise as well as odors and other naturally
occurring commercial byproducts. In consulting with the Town of Brighton Planning
Board, it was also a desire of that board to not have one large buildings, but instead, have
some larger buildings up front on the main road and several smaller structures throughout
the project. The idea is not to have a traditional strip mall look where the entire parking
field is in front of the retail.
The proposed redevelopment plans to provide sole access to the redevelopment site via two
driveways on Monroe Avenue. Implementation of an access management plan to benefit
commercial properties on the south side of Monroe Avenue and motorists traveling the
Monroe Avenue Corridor within the project area.
Mitigation
The site development will introduce and establish the amount of visible vegetation and
greenspace interspersed throughout the project, will dramatically improve the vista of this
site compared to its existing condition. The public vantage point is from Monroe Avenue.
The view from Clover Street will include an enhanced buffer between the residential and
commercial properties delineated by the improved Auburn Trail and landscaping designed
to screen the commercial area where one marginally exists now. The development is at
one of the gateways to the Town of Brighton.
Building and parking lighting will be quality and type that is clean, inconspicuous and does
248 Whole Foods Plaza DEIS Town of Brighton
not spill outside of the areas intended to be lit. Building materials will consist of a variety
of natural finishes.
This project will not cause an undesirable change to the visual characteristics of the area.
While there is no consistent architectural pattern in the area, the proposed development
would not be out of character with the surrounding properties. Therefore, there will be no
significant adverse visual impacts as a result of this development. The positioning of the
proposed buildings, formal entrance into the property, naturalist landscaping, maintained
lawn and pedestrian walkways help to create a vibrant gateway to the Town of Brighton.
4.7.2 Historical and Archeological
Impacts
The Whole Foods Redevelopment project and implementation of the access management
plan will have no adverse effect on historical or archeological resources. The New York
State Office of Parks, Recreation and Historic Preservation (OPRHP) was contacted and
they have conducted their review and found that the project will have no impact on
archeological and/or historic resources listed in or eligible for the New York State and
National Registers of Historic Places. Appendix 4 includes the documentation and findings
letter from the OPRHP.
Mitigation
Given that no adverse impacts were identified relating to historical and archeological
resources, the resulting impact will be a positive one for the Town of Brighton.
249 Whole Foods Plaza DEIS Town of Brighton
4.8 Noise
Impacts
The Whole Foods Plaza redevelopment project will result in increased noise levels at the
adjacent residential properties by 3 to 4 dBA. The increased noise levels are considered
unnoticeable to tolerable to the human ear.
Noise impacts have been evaluated for the proposed project based on the Town of Brighton
Zoning ordinance and NYS-DEC regulatory noise threshold levels. The NYS-DEC report
entitled Assessing and Mitigating Noise Impacts identifies that noise level increases less
than 5 dBA are considered unnoticed and tolerable to humans, and as such are considered
to have no impact. No noise abatement measures to be implemented for increases less than
5 dBA.
The potential noise-producing elements associated with the project include increased
traffic on the adjoining roadway system, commercial truck circulation, general parking lot
operations, loading dock activities, rooftop air-handling units, ground mounted mechanical
equipment (refrigeration compressors, and trash compactors), and project related
construction noise.
The FHWA Traffic Noise Model (TNM) was utilized to calculate traffic level noise
emission for the proposed redevelopment project. Projected traffic volumes were input
form the TIS prepared for the project. The model included truck delivery vehicles
circulating within the site and loading dock areas.
250 Whole Foods Plaza DEIS Town of Brighton
The combined total predicted proposed noise levels, from traffic sources, point sources,
plus existing ambient noise levels were calculated for eight locations. The locations
represented adjacent residential properties. The total combined noise sources are added
using logarithmic addition. Other noise factors including shielding are considered in the
noise calculations.
Table 4.8-1 summarizes the ambient future noise levels.
251 Whole Foods Plaza DEIS Town of Brighton
Table 4.8-1 – Ambient / Future Noise Levels and Human Reaction
Noise Levels (dBA) Site Period Existing Proposed Change Human Reaction Ambient Total Daytime 49 51 +2 Unnoticed to Tolerable R1 Nighttime 45 47 +2 Unnoticed to Tolerable
Daytime 48 50 +2 Unnoticed to Tolerable R2 Nighttime 44 47 +3 Unnoticed to Tolerable
Daytime 46 49 +3 Unnoticed to Tolerable R3 Nighttime 43 47 +4 Unnoticed to Tolerable
Daytime 45 47 +2 Unnoticed to Tolerable R4 Nighttime 42 45 +3 Unnoticed to Tolerable
Daytime 45 47 +2 Unnoticed to Tolerable R5 Nighttime 42 45 +3 Unnoticed to Tolerable
Daytime 45 47 +2 Unnoticed to Tolerable R6 Nighttime 42 45 +3 Unnoticed to Tolerable
Daytime 46 48 +2 Unnoticed to Tolerable R7 Nighttime 42 44 +2 Unnoticed to Tolerable
Daytime 47 49 +2 Unnoticed to Tolerable R8 Nighttime 42 44 +2 Unnoticed to Tolerable
FHWA’s Roadway Construction Noise Model (RCNM) data was used to estimate the noise
levels at the residences during snow plowing operations. The noise evaluation for snow
plowing operations modeled the equipment utilized in modern snow removal operations
for plazas. The model was based on a front end loader, with a reference noise level of 80
dBA at 50 feet. Snow plowing operations only occur during winter months when
residential activity primarily occurs indoors. Indoor noise levels are decreased by
approximately 20 dBA. Snow plowing operations will generate noise levels at the adjacent
252 Whole Foods Plaza DEIS Town of Brighton
residential properties which are below the US Department of Housing and Urban
Development (HUD) interior noise level goals of 45 dBA. Snow plowing operations are
currently undertaken for the site, redevelopment of the project area will not have an impact
beyond that which occurs on the site now.
Typical site construction equipment and operations will generate short-term impacts. The
impacts will vary in duration and magnitude based on equipment use and operations being
performed. Typical site construction equipment to be utilized in the redevelopment of the
site and implementation of the access management plan includes, but is not limited to:
• Bulldozers
• Excavators
• Backhoes
• Motor Graders
• Air Compressors and Pneumatic Tools
• Generators and Pumps
• Gasoline Powered Cut-off Saws
Noise emissions from construction equipment is in the range of 73 to 76 dBA, at a reference
distance of 200 feet from the source.
Implementation of the access management plan will not have an impact on area noise
levels.
253 Whole Foods Plaza DEIS Town of Brighton
Further details on the Noise Study methodology and findings are contained in Appendix
13 of this DEIS.
Mitigation
Although the 3 to 4 dBA increase in noise levels resulting from the redevelopment project
are categorized as having unnoticed or tolerable impacts the resultant noise levels are
mitigated by the construction of the earthen berm with landscaping, the installation of the
six-foot high privacy fence, and building orientations.
Additional operation practices to mitigate noise impacts include:
• Limiting any parking lot sweeping operations to daytime hours.
• Limiting refuse pickups to daytime hours.
Construction noise impacts for the redevelopment project and implementation of the
access management plan include:
• Location stationary equipment away from residential sound receivers when
possible.
• Locating material stockpiles and haul routes away from residential sound receivers
when possible.
• Coordinating construction truck traffic and deliveries with local traffic.
• All construction activities will occur during the hours of 7:00 am and 7:00 pm
Monday through Friday, and between 9:00 am and 6:00 pm Saturday and Sunday
in conformance with Town Code section 102-3.
254 Whole Foods Plaza DEIS Town of Brighton
• Limiting / scheduling of particularly load construction activities by time of day to
minimize impacts.
4.9 Construction
Impacts
The Whole Foods Plaza redevelopment project and implementation of the access
management plan will create short-term impacts. The impacts will vary in magnitude
based on the phase of construction. Typical construction impacts associated with the
project include but are not limited to:
• Noise
• Dust
• Soil & Erosion Control
• Construction Activities
• Construction Vehicle Traffic
• Pedestrian Detours
Construction operations for the Whole Foods Plaza redevelopment project is expected to
be completed in a single phase. The anticipated construction duration for the
redevelopment is expected to have an eighteen (18) month duration. The anticipated
construction period will include construction of the improvements necessary to implement
the access management plan and Auburn Trail improvements.
255 Whole Foods Plaza DEIS Town of Brighton
The anticipated sequence of construction commences with demolition of the existing
structures that are Mario's Restaurant, Clover Lanes Bowling Center and Mamasan's
Restaurant.
The demolition of the existing buildings and redevelopment of the site provide
opportunities for material reclamation and reuse of materials regionally. The project
sponsor has committed to a material reclamation and regional reuse plan. The planned
reuse of materials include reclamation of the clay tile roof shingles from the Mario’s
facility, reuse of the timber from the Bowling Center roof truss system, reuse of a portion
of the lumber from the bowling approaches and setae areas, reclamation of the bowling
lane beds for reuse, and rubblization of pavement surfaces for use as fill materials. All
debris that is not reclaimed or reused from the demolition of the structures will be disposed
of off-site in a legal manor.
Demolition operation for the structures will be followed by general earthwork operations.
Mass earthwork for the site will be completed in a single phase which will include
rubblization of existing pavement surfaces for reuse, removal of unsuitable soils within the
proposed building footprints and replacement with select fills and establishing the general
lines and grades for the development of the parking areas and building pads. Mass
earthwork operations will be followed by utility infrastructure improvements for sanitary,
storm, water, gas and electric. Upon completion of the utilities infrastructure and on- site
fire protection, construction of the new buildings will commence. A five acre waiver will
be sought to allow for the mass grading to be performed in a single phase disturbing more
than five acres at one time.
256 Whole Foods Plaza DEIS Town of Brighton
Further details on the volume of soils to be exported and imported from the site are included
in Section 4.1 and Appendix 11 of this DEIS.
The existing main access point on Monroe Avenue for the Mario’s and Clover Lanes
facilities will serve as the stabilized construction access during the initial stages of the
redevelopment construction operations. Access to the site during construction will be
limited including the re-routing and fencing off of the Auburn Trail to the north on the site
and the sidewalks along Monroe Avenue.
The installation of the traffic signal will be coordinated with the New York State
Department of Transportation and will occur during the initial site work stage of
construction, although the signal will be installed, it will most likely not be operational
until the new Whole Foods Plaza is close to completion. Construction of the site access
points and utility connections within the Monroe Avenue right-of-way will require the
implementation of a Maintenance and Protection of Traffic (MPT) plan. The MPT plan
will be developed in accordance with NYSDOT requirements and will require review and
approval from the NYSDOT. The MPT plan developed for the site will provide specific
consideration to minimize the impacts of construction vehicle traffic during the peak hour
of roadway traffic.
The installation of the access management improvement will be performed on a similar
timeline with the installation of the signalized intersection improvements.
It is expected that the 50,000 square foot Whole Foods building will be constructed first,
followed by the remaining three structures. The Whole Foods building will require 7-9
257 Whole Foods Plaza DEIS Town of Brighton
months to complete the internal buildout of the grocery store making it likely that the
grocery store and adjoining retail stores will open at roughly the same time or within 6
months of each other. The Whole Foods building will be constructed to U.S. Green
Building Council (USGBC) Silver LEED standards and incorporate architectural features
and materials appropriate to the Rochester area. The additional buildings of the retail plaza
will be designed to complement the Whole Foods building, providing an architectural
theme consistent throughout the development. USGBC certification for the buildings will
not be sought.
The site construction should be completed before any retail store opens to the public with
only inside buildout construction remaining thereafter.
All construction activities will occur during the hours of 7:00 am and 7:00 pm Monday
through Friday, and between 9:00 am and 6:00 pm Saturday and Sunday in conformance
with Town Code section 102-3. The project sponsor does not intent to have construction
activities occurring routinely on Sundays. Construction activities on Sundays for site
related construction will be limited to completing time sensitive elements and delays due
to inclement weather. Once the building shells are completed, indoor construction
activities which will not impact the neighboring residential district may occur during the
hours allowed under the Code.
All construction equipment and materials will be stored onsite in a safe and secure manor.
The construction access point for deliveries and workers will be clearly demarked.
Erosion control measures are to be implemented at the perimeter of the site with attention
258 Whole Foods Plaza DEIS Town of Brighton
given to down- gradient areas of all disturbed areas to minimize the transport of sediment
off-site. Sedimentation basins will be constructed with temporary diversion swales to treat
and convey stormwater runoff. Stormwater inlets and proposed filter and engineered soil
planting areas will be protected with silt fencing or other barriers until such time that
landscaping is established and other site coverage complete. A stabilized contraction
access will be provided and if warranted by weather conditions, a truck wheel wash area
will be maintained on-site in order to minimize sediment build-up on Monroe Avenue.
Exposed soils will be wetted as necessary to avoid windblown dust erosion. Figure 2.2.1F
depicts the erosion control measures to be implemented for the redevelopment site. Figure
2.2.1H depicts the erosion control measures to be implemented for the access management
areas. Further detail on erosion control measures are contained in Section 4.2 and
Appendix 19 of this DEIS.
Mitigation
Dust will be monitored daily during construction and will be controlled with water on an
as needed basis. Erosion and sediment control devices will be installed at the start of the
construction activity and inspected and repaired as needed. A truck tire washing station
will be set up at a stabilized construction access if needed to remove soil from the truck
tires. Signs will be installed directing users of the Auburn trail along temporary detours to
navigate safely around the construction area. Work on the main road will be done in
cooperation with NYSDOT to minimize the negative impact on traffic.
Construction related impacts are anticipated to be limited to a single construction phase
that is anticipated to last 18 months or less. During the construction period impacts will
include dust and noise generation; limited impairment to local traffic flow associated with
259 Whole Foods Plaza DEIS Town of Brighton
construction vehicle traffic, utility extensions and curb cuts and general visual changes.
Noise impacts will be limited to daytime hours and the working hours permitted by the
Town of Brighton. Ambient noise levels during construction will be higher than existing
noise levels. However, construction equipment will meet industry standards for noise
control. No blasting is anticipated during construction.
Traffic impacts during construction will be monitored and any work on the roadway will
be controlled by methodology of the NYS Manual of Uniform Traffic Control Devices and
Monroe County Department of Transportation regulations.
Signs will be installed directing users of the Auburn trail along temporary detours to
navigate safely around the construction area.
260 Whole Foods Plaza DEIS Town of Brighton
5.0 Unavoidable Environmental Impacts
The proposed Whole Foods Plaza redevelopment project and associated implementation of
the Monroe Avenue access management plan will result in the loss of approximately 1.0
acre of shrub land/treed areas. The vegetated areas will be converted to parking areas,
mixed use pathway, pedestrian gathering area and lawn area. The development of these
areas will increase the impervious surface area of the project area.
The redevelopment of the site will alter the visual character of the Monroe Avenue corridor.
The existing Mario’s Restaurant, Clover Lanes, and Mamasan’s Restaurant facilities will
be closed and demolished.
Although the redevelopment project has a significant commitment to materials reclamation
the demolition of the existing structures will result in increased landfill debris.
Redevelopment of the site and implementation of the access management plan will result
in the irreversible and irretrievable of natural resources associated with construction
materials, equipment and fuel.
In addition to the commitment of resources for the construction redevelopment of the site
and implementation of the access management plan are short duration construction impacts
of varying magnitude. The following short term irreversible construction impacts include:
• Noise
• Dust
• Soil & Erosion Control
261 Whole Foods Plaza DEIS Town of Brighton
• Construction Vehicle Traffic
• Pedestrian Detours
The full build analysis, with a new traffic signal and properties along the south side
connected with easements and a rear-lot access road, shows that the study intersections will
experience small to moderate increases in delay during the weekday AM and PM, and
Saturday midday peak hours.
6.0 Alternatives
6.1 Development of the Site Under Existing Zoning Regulations
Redevelopment of the site under existing zoning regulations results in a site redevelopment
plan which does not require incentives for deviations from bulk area requirements.
Although “incentives” for the uses would be eliminated it would not preclude uses which
would require special use permits as permitted by Town Code. Redevelopment of the site
under existing zoning regulations results in a reduction in requested incentives but does not
offset the loss of amenities which would be provided by the proposed action and
implementation of the access management plan. Redevelopment of the site under existing
zoning regulations would not include construction and maintenance of the signalized
intersection on Monroe Avenue, implementation of an access management plan,
multimodal connectivity and pedestrian connectively to the south side of Monroe Avenue.
Redevelopment of the site under existing zoning regulations results in a reduction in the
increase in property tax and sales tax revenues from the redevelopment project.
262 Whole Foods Plaza DEIS Town of Brighton
Redevelopment of the site under existing zoning regulations results in similar impacts to
soils, stormwater, lighting, and utilities.
Due to the odd lot configuration the redevelopment of the site which optimizes the property
results in “Strip Plaza” style layout which does not meet Comprehensive Plan objectives.
This style development plan does not meet Town Comprehensive Plan and Monroe Avenue
Corridor objectives.
Redevelopment of the site under existing zoning regulations is not a financially viable
alternative and would result in a negative return on investment.
These alternate development plans and uses do not reflect the goals of the Project Sponsor
or future intended tenants.
6.2 Alternate Developed Use
Alternate uses of the project site in compliance with the current BF-2 and RLA zoning
districts include, but is not limited to: offices, consumer services, fitness centers, single
family dwellings and family childcare. Additional conditional uses include, but are not
limited to: banks, restaurants, new auto sales, hotels/motels, nursing homes, places of
worship, private non-profit educational facilities.
The project sponsor has contemplated several other uses including a hotel or mixed use
development. The hotel alternative was the part of an original concept plan that was
discussed with Town staff as depicted in the Hotel Site Plan Alternative 1 &2 (Figures 10A
& 10B) and Hotel Site Layout Alternative (Figure 10C). The Mixed Use Alternatives 1 &
263 Whole Foods Plaza DEIS Town of Brighton
2 (Figures 10D & 10E), concepts contemplated a mixed use residential and commercial
use. These alternatives do not meet the stated desires of the Comprehensive Plan and entail
a more dense use with the need for more variances and deviation from the adopted Town
building codes include height requirements, 4-5 floors, which would have a significant
adverse effect on the residential developments to the north. Neither the Hotel nor Mixed
use alternatives are marketable when meeting the height or density maximums required by
code. Alternative developed uses include different variations of mixed residential and
commercial use, again, this would require building height variances which would have a
significant impact on the residential vista. Additionally, these uses are not consistent with
the uses along this Monroe Avenue corridor.
Redevelopment of the site under alternate uses would result in similar impacts to soils,
stormwater, lighting, public and private utilities.
Alternate uses of the site in compliance with the current zoning district permitted uses has
the potential to increase demands on the public water system and community resources
associated with hotel/motel, fitness center or nursing home uses.
These alternate development plans and uses do not reflect the goals of the Project Sponsor
or future intended tenants.
6.3 Alternate Site Plans
Alternate project sizes are a theoretical possibility for any development. In this case any
significant downsizing will present an economic challenge that puts the entire project at
risk. Due to the properties geometry, soil conditions and acquisition costs the
264 Whole Foods Plaza DEIS Town of Brighton
redevelopment of the site is expensive. The project sponsor has carefully balanced the
need for leasable square-footage and the need for the anchor tenant facility size.
Based on discussions with the Planning Board and feedback from neighbors and Town
staff, the project sponsor has developed alternate site designs in order to try to achieve a
redevelopment plan that complies with current codes. These Option Alternatives are
depicted in Appendix 5 and where presented to the Brighton Planning Board as considered
alternatives with pros and cons listed on each alternative option. These designs do not
inspire creativity nor a project that is in keeping with the designs that work for the more
sophisticated consumer and retailers that it is built to attract.
As detailed in the Density Study [Appendix 17], the proposed density of the redevelopment
is in keeping with and in most cases less than is in keeping with the developed parcels in
this area of Monroe Avenue and other commercial areas in Brighton and surrounding
Towns.
In contemplating the site layout, design and economic viability, several combinations of
alternative uses and square footages where considered. A primary force driving the
proposed development is the economic viability based on market rents and tenant demand,
additionally, the anchor tenant, Whole Foods Grocery Store, has very specific needs and
has committed to coming into an area of the country with a competitor that is known as a
top performer in the grocery industry requiring the anchor tenant to make this store special
and to a level that can compete with Wegman's.
The project sponsor has further evaluated numerous alternatives that contemplate
265 Whole Foods Plaza DEIS Town of Brighton
variations to the project proposal with variations to building sizes, site access, uses and
drive through operations.
Eleven alternatives were further developed and evaluated to assess their impacts on the
transportation network. Ten of the alternative included in some form secondary access to
the site. Variations in secondary access were evaluated that considered full access to both
Allens Creek Road and Clover Street to limiting secondary site access to delivery vehicles.
There has been much discussion about the secondary access points for this project that have
been contemplated on Allens Creek Road and Clover Street. Based on community input
the project sponsor has revised the proposed redevelopment plans to provide sole access to
the redevelopment site via two driveways on Monroe Avenue.
The alternative considered included a outparcel style bank with drive up tell, general retail
size variations, restaurant uses and access schemes. Table 6.3-1 depicts the 11 alternatives
evaluated.
Redevelopment of the site under alternate site plans represent similar impacts for all
variations. The overall magnitude of redevelopment is similar in that the project effects a
project area approximately 10.1 acres in size. The alternative variations do not change
impact categories or benefits. The largest variations related to alternative site plans are
associated with traffic. The variation in traffic generations for the alternates are minimal
when compared to overall traffic conditions. The largest variation associated with the
alternatives is the impacts related to providing secondary access points for the
redevelopment to Allens Creek Road and Clover Street.
One alternative contemplated is to reduce the size of the anchor tenant grocery store from
266 Whole Foods Plaza DEIS Town of Brighton
the proposed 50,000 square foot store to a store that is either 20,000 square feet as permitted
by code or some square footage less than 50,000 square feet. While reducing the square
footage of the grocery tenant would reduce traffic in and out of the center to some degree,
the anchor tenant has expressed that the 50,000 square foot store is the minimum they
would consider for this location as necessary in order to compete with the 125,000 square
foot grocery store in the area and create the value and variety this market demands.
Economically, part of what makes a shopping center viable, is the inclusion of smaller
retail tenants to complement the anchor tenant and creating a blended rent number that
works financially for the proposed development. As is common with most retail
developments, the anchor tenant pays much less per square foot than the accompanying
tenants. If the square footage of the retail stores is reduced, it effects the economics of the
project by a greater proportion that just the proportion of square footage lost to the total
square footage of the center.
The economic viability of this project is based upon the blended rents of both the anchor
tenant and other tenants, therefore, reducing the size of the retail stores alternate
development plan does not reflect the goals of the Project Sponsor or intended tenants.
These alternate development plans and uses do not reflect the goals of the Project Sponsor
or future intended tenants.
Further details on alternatives considered are contained in Appendix 5 of this DEIS.
267 Whole Foods Plaza DEIS Town of Brighton
Table 6.3-1 Summary of Plans and Alternatives
268 Whole Foods Plaza DEIS Town of Brighton
6.4 Potential Allowable Future Uses of Buildings
Potential allowable future uses of the buildings to be constructed will not create any change
in impacts from the development proposal. The general retail buildings are to be
constructed to allow flexibility of partitioning interior space to meet changing retail needs.
The Foods building could be adapted for general retail or other allowable commercial use.
Change in retail tenants will not have an effect on parking demands, energy usage, or
overall traffic generations. Parking for the project has been based on shopping center
parking demand rates of 5/spaces per 1000 square-feet which would be sufficient for all
uses. Changes in use would have no significant impact on energy use, water consumption,
sewer flows. Changes in uses may result in minor shifts in trip generation peaks. Traffic
volumes are more closely related to overall square-footage of the development.
6.5 No Action Alternative
The “no-action” alternative results from the project not receiving approvals form the Town
of Brighton. Under this option the site would not be redeveloped and the access plan would
not be implemented. This plan would also assume that the existing business entities remain
open and viable commercial entities.
No redevelopment of the property would leave several parcels of property underdeveloped
and in disrepair. The largest structure, the bowling alley, has a roof system that is in
substandard condition and perhaps unsafe. It is cost prohibitive to repair the roof system
so abandonment or demolition are inevitable in a relatively short period of time.
269 Whole Foods Plaza DEIS Town of Brighton
Site access safety concerns, limited pedestrian accessibility issues, pedestrian safety issues,
untreated stormwater runoff, parking issues, limed commercial viability/sustainability of
properties.
The no-action alternative would eliminate the benefits of the redevelopment project and
access management plan.
This option does not meet the goals of the Project Sponsor.
270