Site plan goes to Village of Albion Planning Board for final vote on March 12

Photos by Tom Rivers: The Broadway Group wants to knock down this building at 327 East Ave. and build a new 10,640-square-foot Dollar General across from the high school. The Broadway Group will remove three underground storage tanks as part of the project. The current building has been used for auto sales and a warehouse. Ridge Road Station parks school buses on the site.

ALBION – The Orleans County Planning Board on Thursday voted in support of the site plan for a new Dollar General store at 327 East Ave. in Albion, a store that would be across from the high school.

Fagan Engineers created this site plan showing the parking lot with 35 spaces for vehicles and a 10,640-square-foot building.

One Planning Board member, Bruce Kirby of Gaines, opposed the store at that location, saying he is concerned students from the school would eagerly be going to the Dollar General for snacks and likely wouldn’t use the cross walk from the road across from the middle school.

“A lot of us are concerned about putting a candy store across from the school,” Kirby said during the board meeting. “This is a damn bad place to have a store.”

Other Planning Board members noted the zoning as general commercial fits for the store. The site is in a school zone with the speed limit at 20 miles per hour, and there already is an ice cream business next to the proposed site.

There also is a crossing guard at the beginning and end of the school days, and the Albion Police Department also helps monitor the speed on East Avenue.

Kirby said the zoning may allow for the store, but he declared “it’s not safe.”

Dan Strong, the Planning Board vice chairman, noted there is a Dollar General in Lyndonville across from the school. He said he is unaware of any incidents with students and traffic.

Another board member, William Quaranto from Carlton, said he was concerned about delivery trucks being able to negotiate the site. The plan shows them pulling in on one side of the store, and then backing up on part of the site. Then will back in front of the store and be able to exit the site driving forward. The trucks will be limited to exiting from the east only. That was a stipulation by the state Department of Transportation.

Trey Lewis, development manager for the Broadway Group, said many other stores have the same layout for truck deliveries as the one proposed for Albion. He expects there will be one or two Dollar General truck deliveries a week and those deliveries can be scheduled during lower peak times. There will also be trucks from other vendors, such as Pepsi and Coca-Cola.

The Broadway Group will demolish the existing building and will need to remove three underground tanks. Then it will build the new 10,640-square-foot store with 35 parking spaces.

The project goes before the Village of Albion Planning Board for a final vote on the site at 5 p.m. on March 12. The County Planning Board voted to recommend Albion approve the site plan.

The property is owned by Chris Kinter, the village’s code enforcement officer. He has recused himself from the review of the project with Dan Strong, the Town of Albion code enforcement officer, filling in for the village with this proposal.

The Orleans County Planning Board discusses the site plan for a Dollar General on East Avenue in Albion.

Photo by Tom Rivers: Main Street on Albion at the East Bank Street intersection is shown on Wednesday evening.

ALBION – The Albion Historic Preservation Commission is no longer an entity where building owners need to get “certificates of appropriateness” for signs, exterior renovations, structural work or demolition of a building in the historic downtown district.

The Albion Village Board on Wednesday voted to do away with the commission which has struggled in recent years to get a quorum. The group has seven members and needs at least four to have a meeting.

The lack of a quorum has slowed approvals for projects in the downtown, code enforcement officer Chris Kinter said. He told the Village Board he has two applications that have been waiting on the commission.

Although the HPC has been disbanded, the duties of the group will be passed to either the code enforcement officer or the Planning Board. That will be determined by the Village Board.

“Don’t just throw it away,” Planning Board Chairwoman Karen Conn told the Village Board. “We should preserve what we have.”

The HPC’s most recent members included Ian Mowatt, Mary Anne Braunbach, Linda Smith and Courtney Henderson. None of them spoke against doing away with the HPC at Wednesday’s public hearing.

Trustee Joyce Riley said Albion can discuss the preservation standards if the village moves to update its comprehensive plan.

Trustee Tim McMurray said the code for the downtown standards should be revamped. He said there are some inconsistencies. He noted projecting signs are allowed in one part of the code but not in another.

Any changes in the code would need to have another public hearing for the community to have a chance to comment.

The village code notes Albion “has many significant historic, architectural and cultural resources which constitute its heritage.” The village has sought to “protect and enhance the landmarks and historic districts which represent distinctive elements of Albion’s historic, architectural, and cultural heritage.”

The code states certificates of appropriateness will be needed for alteration, demolition or new construction affecting landmarks or historic districts.

“No person shall carry out any exterior alteration, restoration, reconstruction, demolition, new construction, or moving of a landmark or property within an historic district, nor shall any person make any material change in the appearance of such property, its light fixtures, freestanding lights, signs, sidewalks, fences, stairs, outbuildings, walls, driveways or alleys, paving or any other exterior element which affects the appearance and cohesiveness of the landmark or historic district without first obtaining a certificate of appropriateness from the Historic Preservation Commission,” the code states.

ALBION – The Albion Village Board voted on Wednesday to override the tax cap in the 2026-27 village budget, a spending plan that needs to be adopted by April 30.

The tax cap usually allows for about a 2 percent increase in the ta x levy, but for the village the calculation shows Albion would have to cut taxes significantly to be under the cap.

With the village’s current budget, Albion’s tax levy is $3,463,463. However, the village can only take in about $3.2 million with the new budget to be under the cap, said Tracy Van Skiver, the village’s clerk-treasurer.

Albion’s number is below the current tax levy because the fire department moved out of the village budget in 2025 and is now its own taxing entity through the Albion Joint Fire District.

Although Albion and other villages typically vote to exceed the tax cap in March, before the final budget is adopted, that doesn’t mean those municipalities have to go beyond the tax cap. This gives them the option to exceed it.

Albion most likely will be above the tax cap. The Village Board would have to cut well over $200,000 from the current budget to get under the cap.

Van Skiver and board members said they are focused on not raising taxes in the upcoming budget.

The village’s taxes have seen steady increases in recent years. The 2025-26 budget increased taxes by 11 percent, even without the fire department in the budget. The tax levy, what the village collects in property taxes, went up $345,650 – from $3,117,813 to $3,463,463.

The village’s tax levy is up $612,407 over the past three years – 21.5 percent. The tax levy went from $2,851,056 in 2022-23 to $3,463,463 in 2025-26.

Rick Merrill, a village resident, told the board the rising taxes are putting a strain on him and other residents, especially when increases in utilities, health insurance and car insurance are included. He said his village taxes have increased by $900 a year.

“It’s hard to get ahead of the game,” Merrill said during a public hearing. “It’s not just you (Village of Albion). It’s the whole state. It’s tax, tax, tax.”

Van Skiver said the village is in a better position for the 2026-27. The board needed to replenish the village’s contingency funds and also establish some reserve funds in 2025-26.

The current tax rate is $15.99 per $1,000 of assessed property. Trustee Joyce Riley said the board will be focused on keeping it at $15.99 in the new budget.

“There’s nothing that makes us want to go over $15.99,” Riley said. “We’re taxpayers just like you.”

Mayor Angel Javier Jr. also said he doesn’t support increasing taxes. He voted against exceeding the tax cap.

Van Skiver said the village faces increasing costs, just like residents, that makes it difficult to cut more than $200,000 from the 2025-26 budget level to next year’s.

Trustee Will Gabalski said the community would have to decide to eliminate services if it wanted to get under the tax cap and reduce taxes. Gabalski said that could ultimately mean dissolving the village and having the services currently provided by the village be shifted to the towns of Albion and Gaines, and also Orleans County.

“If you want the village to exist and provide these services, this is what it costs,” Gabalski said. “If you’re not willing to pay those costs, you could have the towns and county do them.”