Zoning Board modifies, approves Frontier House variances

by Joshua Maloni
Lewiston Porter Sentinel, March 15, 2008

With the stipulation that proposed apartment units become condominiums, the Village of Lewiston Zoning Board of Appeals on Tuesday approved four variances to Richard Hastings’ plan to restore and expand the Frontier House. The developer and his architect, Timothy E. Kupinski of the EI Team, can now proceed to the next step in refurbishing the historic building and adding retail and living quarters to it.

As expected, on Monday the Planning Board rejected Hastings’ plan as it fell outside the Village Code in four significant areas: high density, low parking and green space, and no playground. Each requirement is found in the municipality’s 31-year-old law.

In February, the Planning Board told Hastings and Kupinski that the plan would be rejected if it required variances – which most proposals do. Members said the ZBA would decide if the variances were allowable, and they would respond accordingly.

The Zoning Board quickly approved variances for the playground and green space, saying there is no shortage of either within the village. ZBA member Ed Finkbeiner, builder and operator of the Barton Hill Hotel, said the board should institute a maintenance fee in the future when waiving the playground requirement. The money would go toward the upkeep of existing parks in the village.

When it came time to vote on the density issue, the board was hesitant. Based on the tract size and location of the Frontier House, the Village Code allows for up to 16 living units. Hastings seeks to build 27 – Kupinski said that was the minimum required to finance the $13 million project.

“I’m very apprehensive about this,” Zoning Board Chairman John Ritter said. “Apartments on Center doesn’t sit well with me.” Within the village, “Every apartment complex has been a problem,” he added.

Ritter said his board has to look for the village’s best interest – both now and into the future. He speculated the apartment buildings would wind up “an NU frat house.”

On the other hand, “Condos I could go for,” Ritter said. The difference between apartment units and condos is renting versus owning. As such, he said condos maintain better. They also come with a homeowners association to police occupants.

After conferring with Hastings, Kupinski said, “We will make it a condo complex.” The board then approved the variance.

The two men also stipulated to the board that buyers would be baby-boomer-age and up, which further pacified members. Hastings said such an age policy is legal as long as it’s established from the onset.

With regard to parking, 27 units require 54 spaces, or two per unit. Kupinski said the plan includes 53 dedicated spaces within the complex, and up to 15 public spots on the outside (10-11 on Ridge Street and four on Center Street). The ZBA approved the one-spot-less request.

With the variances in place, Hastings and Kupinski will revisit the Planning Board. That entity now has the ability to approve the project. The two also will request a special use permit from the Village Board. Trustees will begin an environmental review process next week.

Ridge Street residents sound off on plan
by Joshua Maloni

Prior to Tuesday night’s Zoning Board of Appeals meeting, a public hearing was held, allowing residents the opportunity to voice their opinions on the Frontier House plan.

First to speak was Dr. Glenda R. Rose, of Rose Chiropractic. Her building, situated on the edge of the Frontier House’s parking lot, stands to be affected the most. Parking spaces Hastings allows her to use for her patients will disappear should the developer’s proposal find acceptance with the municipality.

“I do have a contingency plan for parking,” Rose said. “It’s causing me to have to redesign my entire office.” She said a new driveway will be required, as will further development of her land.

Hastings’ architect, Timothy E. Kupinski of the EI Team, said the development plan leaves enough space for Rose to maintain a sidewalk. He offered to provide even more room should the chiropractic doctor wish to build a pull-in easement for senior patients unable to walk long distances.

Ridge Street resident Jennifer Lutman said 27 units is too many and will further emphasize the village’s parking space shortage.

“Where are these people going to go?” she asked. “There’s not enough village parking as it is.”

“This is too much,” Lutman added. “This is too much traffic.”

Kupinski countered by saying, “This is not a shopping center,” and said occupants, ages 55 and up (roughly), would likely cause less traffic than currently exists within the lot.

Deborah Lehman, who also lives on Ridge Street, said she works with senior citizens, many of whom are quite active.

“Having worked with elderly people, there is a lot of traffic,” she said, citing doctors’ appointments as a prime example.

Paul Grenga, the village’s attorney, reminded residents that the Frontier House was formerly a heavily trafficked McDonald’s.