Planning board approves 72‑lot Streamsong Estates preliminary plat after adding traffic and conservation conditions

The Greece Planning Board voted to approve preliminary plat for the Streamsong Estates subdivision — a proposed 72‑lot cluster development on Flynn Road — after hearing several hours of presentations and public comment about traffic and business impacts.

James Ritzenthaler of Passaro Associates summarized the proposal as a 72‑lot cluster subdivision (71 single‑family lots plus a remainder lot) with conservation easements over the site’s northwest corner and Smith Creek and sidewalks proposed along Flynn Road. Ritzenthaler said the developer has addressed most agency comments and is working with the New York State Department of Transportation on extending a right‑turn lane at Latta Road. "It's a proposed 72 lot subdivision, 71 of those being the proposed single family lots on‑site," he said during the presentation.

Residents pressed the board on safety and traffic. Sue Ann Dunford, who said she lives on Old Country, argued the county should be asked to widen Flynn and Ladder roads and urged the community to contact county officials. "So you're going to wait until someone's killed before you listen to the concerns of the neighbors," Dunford said, recounting frustrations with past county responses. Other speakers cited high speeds on Flint/Flynn Road, difficult left turns at peak times, and concern that the temporary turnaround and an access point could harm the longstanding Greenacres business.

Staff told the board the application includes several site‑specific conditions that would become part of final approvals: allowing cluster reductions in lot area/width/depth, modifying the front setback from 50 to 40 feet, a deed restriction on Lot 72 to require extension of the sidewalk to Latta if the lot is developed in the future, deed restrictions limiting driveway access from Flynn Road, conservation easements over Brush Creek and Smith Creek, informational bollards marking easement boundaries, and a stipulation that the temporary turnaround comply with Appendix D of the New York State Fire Code subject to fire marshal approval. Staff also proposed condition 27 requiring stop signs at the new intersections subject to Monroe County DOT approval; the board included that condition in its action.

Board members and staff discussed the traffic analysis at length. The applicant said a 2023 traffic study prepared for a larger, previously proposed development (153 units) had been scaled and reanalyzed for the current 72‑lot plan; staff summarized AM/PM peak turning counts and said Monroe County had reviewed and accepted the analysis as supporting an acceptable level of service. Several residents countered that nearby subdivisions built since 2023 have increased background traffic and argued the board should require an updated, site‑specific study.

After reading an abbreviated environmental finding and reviewing the draft conditions, the board called the roll and approved the preliminary plat for the Streamsong Estates subdivision on a recorded vote. The approval is explicitly conditioned on the items summarized by staff, including the sidewalk deed restriction, setback modification, conservation easements, temporary turnaround compliance, and the stop‑sign requirement subject to Monroe County DOT approval. The board noted that final plats for individual sections (1–5) will return for final signature and that temporary easements will be filed prior to final approvals.

The board’s action resolves the preliminary land‑use stage for the 72‑lot project but leaves several implementation items — DOT turn‑lane design, final plat details for sections, and any additional traffic mitigation recommended by county or police — to follow later in the permitting and final‑plat process.