The JCC North campus is pictured. A proposal to convert the campus into apartments has been denied by the Dunkirk Town Zoning Board of Appeals. P-J file photo

A proposal to convert the JCC North campus into apartments has been shot down.

Peter Smith, Tanya Smith, and architect Ed Schoberner with Dunkirk Waterfront Development, LLC appeared at a recent Dunkirk Town Zoning Board of Appeals meeting for their proposal to convert the former JCC building at 10807 Bennett Road into 22-24 market-rate apartments, primarily 1-2 bedrooms and studios.

The town’s zoning code does not permit this type of development in this area and the developer needed a Use Variance to proceed.

According to minutes provided to the OBSERVER, Schoberner detailed the building’s 31,000 square feet with wide corridors, handicap accessibility, multiple exits, and ample parking.

Jamestown Community College recently vacated its north campus, instead renting space from SUNY Fredonia.

The building in the town of Dunkirk has been vacant with utilities costing over $3,000 monthly and property taxes at $376 annually.

Conversion costs were estimated at $500,000.

Smith defended the project, emphasizing housing needs for younger generations and professionals at the new hospital. She stressed their commitment to proper tenant vetting and quality standards.

Juan Pagan opposed the project, referencing the Town’s Comprehensive Plan that envisioned the Bennett Road corridor as a commercial gateway. He cited previous issues with Reagan Enterprise’s 64-unit proposal and urged maintaining the area’s commercial residential zoning for retail development.

Town Supervisor Shari Miller raised traffic concerns and requested stipulations including enter-only access and on-site management.

David Newcomb expressed serious concerns about traffic, clientele, and setting precedents for future apartment developments.

Questions arose about law enforcement coverage (sheriff/state police for the town), potential increase in calls, and fire access.

Zoning board members Ken Tarnowski and Thomas Tarnowski both had concerns about traffic, particularly pointing out that former JCC student traffic followed a predictable pattern, whereas housing traffic would not follow established hours with residents and deliveries.

Zoning board member Irene Strychalski suggested better potential uses for the building, such as medical offices.

Chairman Michael Miller agreed with Pagan and Jay Warren, who had worked on the Comprehensive Plan with the town, that the area does not need more residential properties.

Miller then stated that they would review the variance application for hardship as submitted.

The board felt there was insufficient confidential financial evidence of hardship. It was noted utilities and current taxes are not sufficient to demonstrate lack of reasonable return.

The board agreed regarding the uniqueness of the hardship.

In terms of neighborhood character the board determined conversion would alter the essential character of the corridor.

In terms of this being a self-created hardship, the board noted the applicant has not purchased the building and provided no demonstrated hardship.

All five zoning board members voted no.