Now that the del Lago Resort & Casino has opened, and the hotel has begun accepting reservations — the Town of Tyre released the final draft of their “Routes 414 and 318 Commercial Corridor Master Plan.”
The Master Plan will serve as a guide for the responsible growth and development of key commercial parcels adjacent to Routes 414 and 318 respectively.
The plan also provides examples and scenarios that would be acceptable to the Town’s Planning Board. The entire proposal was put together with the Town’s Zoning Advisory Committee identifying the “likely” commercial targets in Tyre with the casino development near the New York State Thruway.
Exit 41 was bolstered in expectation of greater traffic coming through the area, improvements were made to area intersections and bridges – including a significant upgrade to the intersection between routes 414 and 318.
While ground hasn’t broken on additional plans at this point, the expectation is that it’s coming. Especially with the development of the Route 318 sewer line, which will serve as an economic driver.
Over the winter Seneca County Board of Supervisors Chairman Bob Shipley was on the Inside the FLX Podcast pointing to the necessity of infrastructure to attract businesses. Seneca County IDA Executive Director Bob Aronson echoed that sentiment in an earlier visit to the FingerLakes1.com Studio.
The Plan identifies opportunities for cooperative discussions between the town and developers regarding future commercial development patterns along State Routes 414 and 318.
It also takes into account the context of local highways, infrastructure, agriculture, and community character.
The goal of the plan is to help retain some of that traffic, which is lost to surrounding communities due to their not being a true commercial district.
The Town of Tyre is also surveying residents to see what broadband options they are interested in pursuing.
Officials say the plan will provide a framework for developers to see before they bring proposals to the community. They also note that it will provide planning and zoning officials with the right tools to address concerns local residents may have early in the planning process.
The plan addresses everything from evolving views in those rural, undeveloped areas, to the addition of larger, commercial signage at the intersection in question, which has already started to pop up with the addition of two major gas stations.
Another area that will be addressed under the plan is providing for safe walking and biking areas between places of business in the commercial district. These are items that typically have been considered in locations where development has existed or downtown spaces have existed for a number of years.
The plan outlines a series of potential growth patterns for this commercial zone, which will include the development of multiple roads as necessary. All of the developments will require to meet certain standards, which are outlined in the plans.
The plan limits excessive lighting on buildings, and requires that designs meet modern specifications to ensure that they fit in with the $440 million investment that was made at the del Lago Resort & Casino.
One thing the plan does specifically is sets the commercial zone up as an area where significant traffic is already seen. While traffic increases will be felt throughout the Town of Tyre if this development takes place — the development plan will ensure that the brunt of the traffic is focused where that traffic is originating.
As development happens, this plan does guarantee that there will be some significant visual changes to the corridor itself.
One plan shows an expansion of Rt. 414 into a divided highway, with several streets and commercial circles jutting out from it. The connected map shows how much of a visual change this could be for residents or even those familiar with Seneca County — as growth happens.
Areas where there is currently nothing other than an empty field, could be converted into complex commercial pathways for local residents and those tourists visiting the Finger Lakes.
Seneca County Chamber of Commerce President and CEO Jeff Shipley said during a presentation on Tuesday that the expectation is significant growth now that del Lago is here and operational.
According to Shipley, traffic and spending has increased year-over-year since 2012 in Seneca County. Especially as it pertains to traffic coming off of the Thruway.
He noted during his presentation that Seneca County has branded itself as the “Gateway to the Finger Lakes,” and if the Town of Tyre has anything to say about it — they will be creating a compelling and impressive commercial center of their own to supplement the addition of del Lago.
Sketches and Photos from Draft Plan