Developer seeks preliminary plat approval for 72‑lot Streamsong Estate; planning board continues review

James Ritzenthaler, a project engineer with Bass Arrow Associates, told the Town of Greece Planning Board at a public hearing that his client, 1053 Flynn LLC, is proposing the Streamsong Estate cluster subdivision: 72 lots (71 single‑family lots plus one remainder parcel) on property at 1053 and 1071 Flynn Road.

Ritzenthaler said the proposal has been revised to address prior town comments, is planned in five construction phases and includes two on‑site stormwater management areas. He told the board the firm coordinated with New York State DOT on a plan to extend the southbound right‑turn lane at Flynn and Latta and that sidewalks would extend along Flynn Road up to the creek; whether to construct a bridge across the creek or pay into the town’s sidewalk fund is still under discussion.

Residents at the hearing raised multiple concerns. “If you travel down Flynn Road on a regular basis, the traffic is getting more numerous, and the speed is ridiculous,” said Sue Ann Dunford of Old Country Road, urging the board to relocate the new development’s Flynn Road entrance to align with Old Country Road so a signal could be installed. Dunford also questioned the small lot sizes and urged preservation of farmland and green space for future generations.

Joe Edmond, who identified himself as owner of Greenacre Farm and Nursery, said a proposed turnaround and a stub road near his property line would create a security risk and operational problems for his business and questioned the safety and feasibility of routing traffic to Ladder Road near a bridge and creek. “It’s a huge security risk for my family and I,” Edmond said.

Board members and staff focused much of the discussion on the location of a required stub or connection for a large adjacent parcel (referred to at the hearing as the “3400” property, owned by Wegmans). Members asked whether a future connection to Ladder Road was feasible without crossing wetlands and whether a gated, EMS‑only access or a town‑dedicated public road would be more appropriate. Planning staff said agency coordination (Monroe County DOT, the town’s engineering and DPW review, and the fire marshal) is required to determine timing and technical feasibility of roadway and sidewalk improvements.

Ritzenthaler said the cluster plan creates two conservation areas that would be placed under easement to the town (the plan identifies approximately 6.8 acres and 7.5 acres in two conserved tracts), and he emphasized that the design seeks to follow existing contours where possible. He told the board the smallest lots in the plan are 12,000 square feet (a little over one‑quarter acre) and said those smallest lots are comparable to or larger than smallest lots in nearby developments.

Chair said the board could not act on the application that evening because staff must verify whether the proposed connection to the adjacent parcel is a reasonable and feasible scenario and must close the loop with state and county agencies on the Flynn/Latta improvements and wetland boundaries. The board voted by voice to continue the application to its next meeting in three weeks to allow staff and the applicant to provide the requested information; a motion to continue was made and carried with ayes and no opposition.

Next steps: planning staff will review wetland delineations and easement language, confirm DOT and county input on the Flynn/Latta turning lane and the sidewalk crossing, and report back to the board at the continued hearing. The applicant said it will provide requested elevations and final plat details at subsequent submittals.