Proposed Restaurant with Bar at 1 South Main Street — Pittsford PZBA Meeting April 16, 2026
The Short Version
- The April 16 PZBA meeting covers two continued public hearings, both tabled from earlier sessions.
- Abode Furniture is seeking a 2,140 sq. ft. addition at Northfield Commons, plus a variance to build to the property line.
- A proposed pizza restaurant with a bar at 1 South Main Street needs a parking variance because the historic building has no on-site parking.
- Neighbors raised concerns about the Abode expansion as far back as November 2024 — questions about setbacks, visual impact, and application completeness.
- The meeting is open to the public in person and via Zoom; written comments can be submitted to the Deputy Clerk before the meeting.
Meeting Notice and How to Attend
Meeting Notice and How to Attend
The following is the official legal notice published by the Village of Pittsford, dated March 30, 2026.
VILLAGE OF PITTSFORD 21 N. Main Street, Pittsford, NY 14534 LEGAL NOTICE – PUBLIC HEARING (RESCHEDULED)
PLEASE TAKE NOTICE that the public hearings before the Village of Pittsford Planning Board and Zoning Board of Appeals (PZBA), previously scheduled for April 1, 2026, and tabled on March 4, 2026, have been rescheduled to Thursday, April 16, 2026, at 6:30 PM, at Village Hall, 21 North Main Street, Pittsford, New York.
This rescheduling is due to the regular meeting of the PZBA being advanced by two weeks.
All interested parties are invited to attend and will have an opportunity to be heard. The meeting is open to the public for in-person attendance. Virtual access to the meeting and application materials are available on the Village website. Written comments may also be submitted in advance to the Village Deputy Clerk.
To join the meeting virtually:
Join from PC, Mac, iPad, or Android: https://us06web.zoom.us/j/83931831358
Phone one-tap: +16469313860,,83931831358# US +19292056099,,83931831358# US (New York)
Join via audio: +1 646 931 3860 US +1 929 205 6099 US (New York) +1 309 205 3325 US +1 312 626 6799 US (Chicago) +1 301 715 8592 US (Washington DC) +1 253 215 8782 US (Tacoma) +1 346 248 7799 US (Houston) +1 669 900 6833 US (San Jose) +1 689 278 1000 US Webinar ID: 839 3183 1358
Written comments may be submitted to Alexandria Vaughn, Deputy Clerk, at dclerk@villageofpittsfordny.gov.
Tentative Agenda — April 16, 2026
Tentative Agenda — April 16, 2026
The following is the tentative agenda as posted by the Village. This agenda is subject to change.
PLANNING & ZONING BOARD OF APPEALS REGULAR MEETING Thursday, April 16, 2026, at 6:30PM
Board Members: Jared Cook, Chair; Jo Anne Shannon; Susan Lhota; Jeanne Powers; Kathleen VanderZwaag; Christopher Cyrkin (Alternate); Dennison Terha Attorney: Mindy Zoghlin | Building Inspector: Steve Lauth | Deputy Clerk: Alexandria Torres Vaughn
I. CONTINUED PUBLIC HEARINGS
a. 50 State Street, Building B – Northfield Commons "Abode" i. Planning Board – Site Plan Review 1. Construction of a 2,140 sq. ft. addition to Building B ii. Zoning Board of Appeals – Area Variance 1. Request for lot line setback relief to permit construction at the property line
b. 5 AKA 1 South Main Street i. Zoning Board of Appeals – Area Variance 1. Request for relief from off-street parking requirements for proposed restaurant with accessory bar
- MEMBER ITEMS
i. Approval of Minutes
Application 1: Abode Furniture Expansion at 50 State Street
Application 1: Abode Furniture Expansion at 50 State Street
The following is the complete project narrative submitted by Northfield Common Holdings, LLC, applicant Charlie Fox, as filed with the Village.
Northfield Common Holdings, LLC
RE: ABODE FURNITURE STORE ADDITION 2140 SQFT +/-
To Whom It May Concern
The following are answers to the necessary questions identified in the zoning code that pertain to this project.
Project Narrative
The applicant proposes a 2,140-square-foot addition to the existing Abode Furniture building. This expansion will attach to the northeast side of the current structure. To ensure architectural consistency, the addition will feature the same ceiling heights and roof line as the existing building. Exterior materials, including metal siding and metal roofing, will be selected to match the existing facility exactly. Additional access to the addition will be provided via one man door located at the northeast corner, facing east. The proposed addition is an expansion of the existing use; as such, there are no changes to the current hours of operation, peak number of employees.
The project includes minor modifications to the exterior lighting. One existing building-mounted light will be relocated to the north side of the new addition, and one additional fixture will be installed. Both fixtures will match the types previously approved by the Board. The addition is designed to integrate seamlessly with the existing stormwater system. Gutters from the new structure will tie directly into the existing gutter system and utilize the existing downspouts. The existing dumpster will be relocated to the area behind Northfield Music, as indicated on the submitted site plan. The new enclosure will remain identical in design and material to the previously approved enclosure from the prior site plan review. No additional landscaping or screening is proposed for this project. The addition is sited entirely on an area that is currently paved, resulting in no loss of green space or significant change to existing topography. The plaza will lose two paved parking spots behind Northfield Music however we have the ability to add one or two parking spots along the northside of the addition.
Site Plan See attached for proposed site plan drawings.
Land Survey No Lot Changes have been proposed therefore a Land Survey is not required.
The following responses address required site plan elements under the Village code:
The location of all properties, their ownership, uses thereon, subdivisions, streets, easements, and adjacent buildings within 100 feet of the property in question. See attached drawing.
The location and use of all existing and proposed structures on the property in question, including all dimensions of height and floor area, exterior entrances, and anticipated future additions and alterations. No other Additions / Alterations Planned, site plan is drawn to scale.
The location of all existing and proposed topography features, including, but not limited to, site grading, open spaces, woodlands, watercourses, steep slopes, wetlands, floodplains, and watersheds. Addition will not affect existing Topography, no updated plan provided.
The location of existing and proposed landscaping, screening, walls, and fences, including information regarding the size and type of plants and building materials proposed. No additional landscaping, screening, walls, fences, proposed — see attached site plan.
The location of existing and proposed public and private streets, off-street parking areas, loading areas, driveways, sidewalks, ramps, curbs, and paths. Such plans shall include considerations for vehicular, pedestrian, and bicycle traffic circulation, parking, and access. See attached Site Plan.
A waste and trash management plan including the proposed location, appearance, and operation of dumpsters or other trash receptacles. See Site plan for proposed new dumpster location, the new dumpster will match the existing. The schedule will be the same.
The location, height, intensity, cutsheets, bulb type, and light color of all exterior lighting fixtures. Such fixtures shall be subject to the requirements of Chapter 117 of the Village Code. See attached elevation drawings for locations of one new fixture and one relocated fixture, both fixtures will match existing approved fixtures and meet code.
The location, height, size, material, and design of all existing and proposed signs. No New Signage is being proposed, see attached pictures for current signage.
The location of existing and proposed utility systems including sewage or septic, water supply, telephone, cable, electric, and stormwater drainage, including the location of all new or modified downspouts or stormwater systems. No changes to existing utilities, proposed addition will utilize existing downspouts and drainage system.
The configuration of a system for stormwater drainage. No Changes to the stormwater system.
Elevations at a scale of 1/4 inch equals one foot for all exterior facades of the proposed structure(s) and/or alterations to or expansions of existing facades, showing design features and indicating the type and color or materials to be used. See attached for drawings.
Plans to prevent the pollution of surface or groundwater, erosion of soil both during and after construction, excessive runoff, excessive raising or lowering of the water table, and flooding of other properties, as applicable. No plan provided — remove existing asphalt, utilizing stone base for slab.
Plans for disposal of construction and demolition waste. Utilizing a dumpster for all construction waste.
Soil logs, test well, percolation test results, and/or stormwater runoff calculations. No changes to site plan or stormwater.
A schedule for completion of each construction phase for buildings, parking, and landscaped areas. Project is estimated to take 3 months from start to finish weather dependent. Would like to start and finish this project in 2026.
Identification of any state or county permits required for the project and record of application for and approval status of such permits. No permits required, other than from the Village of Pittsford.
Application 2: Proposed Restaurant with Bar at 1 South Main Street
Application 2: Proposed Restaurant with Bar at 1 South Main Street
The following is drawn from the official legal notice filed by the Village, dated March 30, 2026. The applicant is FORM2 Architecture PLLC, as agent for property owner Michael Collichio.
Applicant: FORM2 Architecture PLLC, as agent for Michael Collichio Property Address: 5 South Main Street, Pittsford, NY 14534
Zoning Board of Appeals: The applicant seeks an Area Variance from the off-street parking requirements under Chapter 210, Article 25 of the Village Code of the Village of Pittsford. The request pertains to a proposed restaurant (pizza) with an accessory bar, located within an existing historic, zero-lot-line Main Street building with no on-site parking.
For any questions or additional information, please contact the Village Planning and Zoning Department. Alexandria Vaughn, Deputy Clerk, dclerk@villageofpittsfordny.gov Dated: March 30, 2026
Prior Meeting Minutes — October 1, 2025
Prior Meeting Minutes — October 1, 2025
The following are the official PZBA meeting minutes from October 1, 2025, as included in the April 16 meeting packet. These minutes cover prior public testimony on the Abode Furniture application and are pending board approval at the April 16 meeting.
VILLAGE OF PITTSFORD PLANNING AND ZONING BOARD OF APPEALS REGULAR MEETING MINUTES Wednesday, October 1, 2025, at 6:30 PM
The video recording, meeting package, and additional documents for this meeting are available on the Village website or by contacting the Village office.
PRESENT: Chairperson: Jared Cook Members: Kathleen VanderZwaag; Jo Anne Shannon; Jeanne Powers Absent: Susan Lhota Attorney: Mindy Zoghlin Recording Secretary: Alexandria Torres Vaughn
CALL TO ORDER Chairperson Cook moves, and Member Shannon seconds, to open the PZBA meeting for October 1, 2025. Vote: Cook – yes; Shannon – yes; VanderZwaag – yes; Powers – yes. Motion carries.
CONFLICTS OF INTEREST DISCLOSURE All members indicate there are no conflicts of interest.
50 State Street, Building B — Site Plan — Planning Board 50 State Street, Building B — Setback Variance — Zoning Board of Appeals
Chairperson Cook moves, and Member Vanderzwaag seconds, to open the public hearing for all applications. Vote: Cook – yes; Shannon – yes; VanderZwaag – yes; Powers – yes. Motion carries.
Art Pires, 70 State Street — had previously attended and commented on this same application in November 2024. Questioned whether the application should be classified as a minor vs. major site plan (noted it was originally minor in October 2024 but came back as major). Discussed setback requirements (15 vs. 35 feet for contiguous commercial properties). Raised questions about a lot line variance vs. valid criteria in the code.
Lynn Cole, 66 State Street — stated that her property directly abuts the project site. She reiterated concerns raised during the prior application in 2024 regarding negative impacts to adjacent property values, visual obstruction, and loss of openness to the rear field area. She requested that the Board consider design revisions, including a smaller or single-story structure, to reduce impacts on neighboring residential properties.
John Limbeck, 62 State Street — supports the business, yet expressed concerns regarding the completeness of the application materials. He stated that the project should be reviewed as a major site plan and noted that several required elements appeared to be missing from the submitted drawings.
Margaret Caraberris, 81 South Main Street — comments by Zoom. Whether the Historic Preservation Board would review the design for consistency with Northfield Commons and neighborhood compatibility. If the project required LWRP (Local Waterfront Revitalization Program) review. Neighborhood impact concerns — worried about the building's effect on the area given limited space. Parking impacts on Northfield Commons' existing parking plan, especially if the business attracts more customers.
The Board acknowledged receipt of written materials and photographs submitted by members of the public, which were entered into the record. Furthermore, the Board determined that the application materials were incomplete and lacked several items required under §210-34.3.
Chairperson Cook moves, and Member Shannon seconds, to table and amend the application to give the applicant opportunity to supplement the application with items required under section 210-34.3 with current photos. Vote: Cook – yes; Shannon – yes; VanderZwaag – yes; Powers – yes. Motion carries.
ADJOURNMENT Chairperson Cook moves, and Member Shannon seconds, to close the PZBA meeting for October 1, 2025. Vote: Cook – yes; Shannon – yes; VanderZwaag – yes; Powers – yes. Motion carries.
Alexandria Torres Vaughn, Recording Secretary
Attend, Watch, or Weigh In
Attend, Watch, or Weigh In
The April 16 meeting is open to the public. You can attend in person at Village Hall, 21 North Main Street, or join the livestream via the Zoom link above. Written comments may be submitted in advance to Deputy Clerk Alexandria Vaughn at dclerk@villageofpittsfordny.gov.
The full agenda packet — including site plan drawings and architectural elevations — is available on the Village of Pittsford website.
What happens in these hearings shapes what Pittsford looks like — not just on paper, but on the streets where we walk and the buildings we pass every day. If either of these applications touches your neighborhood, this is your chance to be heard.
