LANSING, N.Y. — A Syracuse-based developer is hoping to bring a few more restaurant chains to the village of Lansing, if village planning officials are amenable to the plans.
Chris Fiello, the Syracuse-based executive vice president of leasing for Summit Properties USA, spoke to members of the Village of Lansing Planning Board at their meeting Tuesday night.
As explained by Fiello, he has a purchase option on the property at 11 West Graham Road, which consists of the former Imperial Kitchen Buffet and undeveloped land next door.
Concept plans shown to the board call for demolition of the existing restaurant, and development of a trio of fast-casual food service properties on the site. One of the spaces has a willing tenant, a national food service chain with one existing location in the Ithaca area, according to the meeting. Developers are attempting to draw in another sought-after national food service chain for the second space that would be new to the area.
They said negotiations are too early to name the potential restaurant tenants, and there is no potential tenant for the third space yet.
The property is currently owned by businessman Eric Goetzmann, who has intermittently been at odds with the village for years. The property is zoned “Commercial Medium Traffic,” which allows low traffic food service and retail (sit-down restaurants, typical stores), as well as office and other less bustling commercial uses.
“I don’t want to do it until I know I can get something done,” Fiello said. “The goal is to really develop the whole parcel. I did not think I’d be working on it for a year, 12,000 cars a day in front of Target. […] I thought it would be a good idea to come in, present, introduce myself, and tell you what I’m looking to do and get a little guidance and a feel for what you may or may not allow.”
Board member Lorraine Capograssi said she was surprised there had not been more appeal among the grad students who live in the area.
Fiello did detail some tenants who expressed interest. Convenience store chains Circle K and Byrne Dairy both expressed interest, but Fiello stated that he felt a deluxe gas station “was not the highest and best use” of the site, and village officials wouldn’t be supporters of it anyway. A credit union also expressed interest, but Fiello felt that wasn’t a good fit for the site either.
Fiello said there was also a conversation with Starbucks, but while the company loves the market, they made clear that after the battle with the unions in Ithaca stores, it may be a long time before another Starbucks comes to Tompkins County. Fiello made clear there is potential: the neighboring McDonald’s has among the highest annual sales of the chain’s 574 locations in New York State.
While Fiello said he had a soft spot for “mom and pops,” he said it’s unfortunately near-impossible to get financing for build-to-suit operations for independent owners.
Perhaps the biggest single point of contention was the possibility of another curb cut onto North Triphammer Road. At least two of the restaurants would have drive-thru aisles and Fiello explained that easy access to the main road was paramount to the tenants.
“I am aware that there are limitations on drive-thrus,” he said. “But since COVID, everybody is requiring them. Panera has had great locations that they’re closing just to open another one that has a drive-thru. Everyone wants a drive-thru.”
However, longtime planning board member Lisa Schleelein made it clear that the curb-cut was a non-starter for her.
“If they want this, really, if a chain needs to have a drive-thru, we’re going to have to figure out a different way to get this,” she said.
Her colleague and the board’s chair, Michael Baker, noted that the property is ringed by roads and there were creative options available.
Planning Board Yamila Fournier agreed with Schleelein and noted that the village was in the midst of rewriting its zoning and they would prioritize urbanized development there. She expressed a preference for a building with sidewalks and abundant housing on upper floors, which drew some disbelief from the developer and others in attendance, including Schleelein and Village Code Officer Mike Scott.
“I’ve sat here for eight years and all we’ve talked about is getting more eateries in this area, so I’m not understanding what direction you’re coming with,” Scott said. “As far as having mixed-use, nothing has been approved. What Chris is bringing to us, yeah, there are some issues, and I don’t have a dog in the race here as far as a vote, but that’s all I’ve heard, is more eateries here.”
Schleelein reiterated her opposition to a curb cut on Triphammer Road. Fellow board member Jim McCauley said he thought there was a workaround, and Fiello said the deal wasn’t entirely contingent on having a curb cut.
“That’s what I’m saying too, we’ve had this happen before,” quipped Schleelein. “We can work something out usually. And if we can’t, maybe it’s not the right location, and life goes on.”
Generally, the board members were not exactly enthusiastic about the proposal, but other than the curb cut issue on Triphammer Road, no one was opposed to the idea. Restaurants do well in that area, it would provide a service to residents and the redevelopment would pay taxes without any complex or controversial tax breaks to worry about.
“I have no problem with another fast food place in the village if built right,” Baker said. “I would also love to see more sit-down restaurants, that is one of the things that the residents do say. Nobody wants to see that lot stay vacant.”
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