Loading...
HomeMy WebLinkAbout2011-12-06-PB 1 TOWN OF ULYSSES PLANNING BOARD MINUTES 12/06/11 APPROVED 01/03/12 Present: Chairperson-Ken Zeserson, Members- Sarah Adams, Stan Beames, Peter Fry, Rod Hawkes, John Wertis, Environmental Planner Darby Kiley Excused: Rebecca Schneider Applicant: Richard Parker, Glenn Trudell Mr. Zeserson called the meeting to order at 7:02pm. He stated briefly they have received a cluster subdivision proposal. Ms. Kiley, Mr. Trudell, Mr. Rachun and Mr. Zeserson all met to review the plans as submitted. It was reviewed and decided to bring the project to the Board to review. Ms. Kiley stated they had reviewed and while doing this discovered there is a subdivision off Honey Bee Lane they have been unable to verify. If this is true they need to do a subdivision, then review as a cluster subdivision. Mr. Parker stated he remembers coming to Mr. Rachun for the original six lots. Later he came in two add two more. This was after the Zoning changed thus 2 acres were necessary as noted on the end two lots. Mr. Rachun did not advise of any need to subdivide, he cannot remember doing this but maybe the people purchasing the property did. Ms. Adams noted according to the Zoning Page 107 and Page 108 there are many items missing, they would need to have these items to consider this project. Examples are wooded areas, streams, wetlands are not indicated. Ms. Kiley noted they County will divide a lot without receiving Town approval. Mr. Wertis asked if there were any zoning repercussions for having divided this without having gone through the proper steps. Ms. Kiley noted the frontage is on Route 96 thus would be reviewed anyway. She still has files to review thus the subdivision may have occurred. Mr. Zeserson stated he would like to do a preliminary review of the cluster subdivision. The Board can review to determine if this is a project they would like to pursue. In the meantime, Ms. Kiley can continue to review the files and if necessary they could do the subdivision then review the cluster subdivision. The Board agreed this would be a good way to proceed. He asked Mr. Trudell to present the project. 2 Mr. Trudell stated he had been driving past this lot for several years. It has always intrigued him as a good place for a community of cottages. After reviewing the Comp Plan he thought it would be an acceptable addition to the Town. He would be doing the building in two phases. The first phase would be to build 12 single family rental units. If these are successful he would build an additional 9 for a total of 21. He noted the housing vacancy rate is 5%, there is more demand than supply. He is trying to maintain green space. He noted the maps and diagrams and answered questions of the member’s. The member’s reviewed the plans, it was noted they had excluded 7 to 9 acres for green space. The question was raised if this was divided per current subdivision what would the maximum build out be. The group discussed this at length and decided this would an answer the developer should provide. The open space question was raised. Who benefits from open space-the Town resident’s or the resident’s that live in this development. The project locates the buildings alongside Route 96, the remainder is being designed as green space, recreational space for the individual’s living in the area. The developer did note that the front of this development would be 150 feet from the highway. It would have berms built up, the layout of this property slants back from the front. He is planning to accent this with plantings and landscaping such as rain gardens. He is asking for a second curb cut but that is up to the Department of Transportation. The view from the road would essentially be the rooftops with the greenery beyond that. The view further down the highway would be the same as it is currently. The side buffers were discussed. Mr. Trudell noted there would be natural vegetation but he would not be building up the berms on the sides of the property. Mr. Trudell stated he does have concern if they ask him to build the development further back on the property. He is obviously looking at the fiscal feasibility of this project. If he is forced to develop the increase per linear mile at $110 for electric/water. He is present tonight as a preliminary review. If he does not feel this is a feasible project he would walk out tonight and decide it is not going to work based on this Board’s comments. He had investigated many of these places. He reviewed the Katrina Cottages, Boiceville Road homes and decided he really liked the single home units vs. duplexes, etc. He actually had designed 4 x 4 and decided it was not what he wanted for the Town. He resides here himself and wanted really nice, affordable, attractive housing. The member’s mentioned other areas this type of housing is used such as Round Lake, They discussed the procedure to continue this project. It was noted they need to determine if a Minor Subdivision is needed. Once this is determined they can move forward on this process. They would need additional information on the Cluster subdivision, they discussed the additional documents they would need. It was noted the Comprehensive Plan does indicate this type of housing for the Jacksonville area, in addition this is in accordance with the Route 96 Corridor plan. This is a good beginning however they reiterated the need for the maximum buildout. 3 Mr. Zeserson MADE the MOTION, Mr. Wertis SECONDED the MOTION to request the developer provide the traditional build-out of this lot based on current zoning. The VOTE was TAKEN, ALL IN FAVOR. MOTION APPROVED. The meeting was adjourned at 8:15pm Respectfully submitted, Robin Carlisle Peck Secretary