Regular Meeting
Town of Watertown Planning Board
May 5, 2025
Members Present: Tom Boxberger, Co-Chair
Pam Desormo, Co-Chair
Terry MacAdam
Jim Smith
Randy Vaas
Jean Waterbury, Alternate
Mr. Boxberger called the regular May meeting of the Town of Watertown Planning Board to order at 3:00 p.m.
Motion 30-25: Motion by Mr. Smith, seconded by Mr. MacAdam to accept the minutes of the April 7, 2025 meeting as written and distributed.
Ayes All: Motion Carried
PUBLIC HEARING – SUBDIVISION
Gurney McCabe – 20958 NYS Route 232 – Tax Map #90.19-1-11 – 2 Lot Subdivision.
Legal notice was posted in the newspaper and evidence was provided that adjacent property owners were notified.
The public hearing was opened at 3:02 p.m.
• Kay Wilcox, 16605 US Route 11, Watertown, NY asked where the water supply would come.
The public hearing was closed at 3:03 p.m.
PUBLIC HEARING – MIRABITO HOLDINGS – SITE PLAN
Mirabito Holdings – 19950 Morse Lane – Tax Map #90.18-1-12 – Construction of a 2,400 Square Foot Office Building with an Attached Heated Storage Garage, 3,800 Square Foot 6-Bay Fueling Facility, 120 Square Foot Utility Shed, and two new 30,000 Gallon Propane Storage Tanks with Associated Equipment – Site Plan
Legal notice was posted in the newspaper.
The public hearing was opened at 3:04 p.m. No one from the public wished to speak. The public hearing was closed at 3:04 p.m.
SIGN PERMIT
Ashley Furniture – 21115 Salmon Run Mall – Tax Map #82.11-1-50.21 – Sign Permit.
Greg Fishel, Allied Sign Company, on behalf of Ashley Furniture submitted a completed application and proposed plans for 3 signs for property located at 21115 Salmon Run Mall, Tax Map #82.11-1-50.21. Discussion followed.
Motion 31-25: Motion by Mr. Vaas, seconded by Mr. MacAdam to approve signage for Ashley Furniture, 21115 Salmon Run Mall, Tax Map #82.11-1-50.21 as shown on three pages of plans prepared by Allied Sign Company, dated 3/28/25.
Ayes All: Motion Carried.
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SUBDIVISION
Gurney McCabe – 20958 NYS Route 232 – Tax Map #90.19-1-11 – 2 Lot Subdivision.
Andrew McCabe, on behalf of Gurney McCabe, presented updated plans for a 2 lot subdivision at 20958 NYS Route 232, Tax Map #90.19-1-11 as requested at the April 7, 2025 meeting. Discussion followed.
• Kathy McCabe asked to review the proposed plans as her well is on property that is being subdivided. Discussion followed.
• The applicant needs to provide a written agreement (easement) regarding use, repair and/or maintenance/replacement of the well as well as citing the well on the plans prior to subdivision approval.
The applicant will come back to the June 2, 2025 meeting with updated plans.
LOT LINE ADJUSTMENT
Charles Waugh – Ridge Road – Tax Map #83-11-1-53.41/83.11-1-53.42/83.11-1-53.43 – Lot Line Adjustment.
Patsy Storino, on behalf of Charles Waugh presented proposed plans for 2 lot line adjustments on Ridge Road, Tax Map #83.11-1-53.42/83.11-1-53.43.
At this time, Lot #83.11-1-53.42 has a structure that crosses the lot lines on 2 locations. Discussion followed.
It is the concensus of the Board that until the lines are moved to meet all setback requirements, no action regarding a lot line adjustment may be taken.
Mr. Storino submitted a different plan with updated lot descriptions which show the building meets all setback requirements on Tax Map #83.11-1-53.41. Discussion followed.
Motion 32-25: Motion by Mrs. Desormo, seconded by Mr. Vaas to grant conditional approval for two lot line adjustments for Charles Waugh, Ridge Road, consisting of removing properties from Tax Map #83.11-1-53.43 and adding it to Tax Map #83.11-1-53.42 also removing property from Tax Map #83.11-1-53.41 and adding it to
Tax Map #83.11-1-53.42 to meet all setback requirements to the building on this property. New plans will be submitted by Scott Kolb showing the changes. This approval is conditional upon satisfactory review of lot descriptions making sure all setback requirements are met and submission of a new application for the second lot line adjustment from Tax Map #83.11-1-53.42.
Ayes All: Motion Carried.
SITE PLAN
Mirabito Holdings – 19950 Morse Lane- Tax Map #90.18-1-12 – Construction of a 2,400 Square Foot Office Building with an Attached Heated Storage Garage, 3,800 Square Foot 6-Bay Fueling Facility, 120 Square Foot Utility Shed, and two new 30,000 Gallon Propane Storage Tanks with Associated Equipment – Site Plan
Matthew Napieral, Napieral Consulting, on behalf of Mirabito Holdings, submitted updated plans showing the area of disturbance to be less than 1 acre. Also submitted a color rendering with elevations.
They are still waiting for DOT approval for a highway cut. Discussion followed.
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The following information still needs to be submitted:
• The address needs to be changed to Falls Road, County Route 64.
• Mr. Vaas needs a written description addressing how the water runoff will be handled from the added square footage of the roof.
• Screening between the residential properties and this project needs to be cited on the plans in the form of specific deer-resistance vegetation.
• An Agricultural Data Statement needs to be submitted.
• Dark Sky Compliant lighting needs to be cited on the plans.
• Location of the proposed sewer treatment system and the well need to be cited on the plans.
• If there is an easement with Rudd’s, it needs to be addressed and cited on the plans.
Motion 33-25: Motion by Mr. Boxberger, seconded by Mr. Smith to grant conditional site plan approval to Mirabito Holdings, 19950 Morse Lane, Tax Map #90.18-1-12 for the construction of 2,400 square foot office building with an attached storage facility, a 3,800 square foot fueling facility, 120 square foot utility shed, and two 30,000 gallon propane storage tanks with associated equipment as shown on the layout utility plan entitled Mirabito Propane Distribution prepared by Mirabiton Energy Products, dated April 4, 2025, Page C-5, Project #25-2353, and a color rendered drawing of the four (4) facade of the building, conditional upon submission of an updated plat showing location of lights showing they are dark sky compliant, location of plantings that border the residential properties, correction of the road name, Agricultural Data Statement regarding the farm land, and Storm Water Management Best Practices Statement.
Ayes All: Motion Carried.
SITE PLAN/SPECIAL USE PERMIT
American Tower – T-Mobil Northeast, LLC – 17726 Old Rome Road – Tax Map #90.00-6-9.331 – Change Out Antennas – Site Plan
Airian Eastman, Centerline, on behalf of American Tower and T-Mobil, presented proposed plans to replace the antennas, radios, and cables on the tower. On the ground they will replace three cabinets at 17726 Old Rome Road. Discussion followed.
Motion 34-25: Motion by Mr. Boxberger, seconded by Mr. Smith to schedule a public hearing for site plan/special use permit for American Tower/T-Mobile on Monday, June 2, 2025 at 3:00 p.m. for an upgrade to the tower and ground equipment located at 17726 Old Rome Road.
Ayes All: Motion Carried.
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SIGN PERMIT
Jersey Mike’s – 21220 Pioneer Plaza Drive – Tax Map #82.11-1-69 – Sign Permit.
The Board reviewed proposed signage submitted by email. Discussion followed.
Motion 35-25: Motion by Mr. Boxberger, seconded by Mrs. Desormo to waive site plan for Jersey Mike’s at 21220 Pioneer Plaza Drive as there is absolutely no changes to the exterior of the building and parking is existing. The only change will be for signage which will be handled under a separate motion.
Ayes All: Motion Carried.
Motion 36-25: Motion by Mr. Smith, seconded by Mr. Boxberger to grant Jersey Mike’s sign approval for two (2) signs located at 21220 Pioneer Plaza Drive, Tax Map #82.11-1-69 as shown on a five (5) page plan prepared by Urban Sign Group, dated 4/16/25,
Project #024-04. One sign will be on the building facade and the other on the multi-tenant sign.
Ayes All: Motion Carried.
This will require a zoning permit.
SIGN PERMIT
Mike Lundy – 22708 Summit Drive – Lot #7 – Tax Map #91.05-1-72 – Multi-Tenant Medical Office Building – Sign Permit.
The board reviewed proposed signage submitted for 22708 Summit Drive – Lot #7 – Tax Map #91.05-1-72. Discussion followed.
Motion 37-25: Motion by Mr. MacAdam, seconded by Mr. Smith to grant sign approval to Mike Lundy for a 4′ x 6′ multi-tenant medical office building sign located at 22708 Summit Drive, Lot #7, Tax Map #91.05-1-72 as shown on plans prepared by Design Build, Sheet G-101, Job #055-23-004, dated 3/7/25, conditional that the location meets all setback requirements.
Ayes All: Motion Carried.
This will required a zoning application.
The Board discussed an email that was submitted requesting feedback regarding proposed signage for Dave’s Hot Chicken that may be going into the former TGIF on Route 3. At this time no application has been submitted. The sign company is only asking for feedback regarding the proposed drawings. Discussion followed.
It is the consensus of the Board that this proposed signage is not consistent with the Comprehensive Plans as stated on Page 28 and that the Board will require full site plan approval for this project.
Motion 38-25: Motion by Mr. MacAdam, seconded by Mr. Boxberger to adjourn the meeting at 4:25 p.m.
Ayes All: Motion Carried.
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Susan Burdick
Secretary