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HomeMy WebLinkAbout1995-03-06 - PB TOWN OF ULYSSES PLANNING BOARD MEETING MARCH 6 , 1995 TOWN HALL P RESENT : CHAIRMAN : DAVID TYLER ; MEMBERS : GERALDINE KEIL , KRYS CAIL , BUDD STOVER , PETER DEMJANEC ; SECRETARY : ROXANNE SMITH The meeting came to order at 7 : 38 PM . The minutes from the short meeting on January 3 , 1995 were reviewed . Krys moved that those minutes be approved ; Peter seconded . The minutes were • approved unanimously . The Chairman stated that the purpose of the meeting was to ✓ egroup , and discuss issues that needed to be addressed during the coming year . Two issues that came up were the Subdivision Regulations and an analysis of the Business Zone . Budd inquired what the current status of the water grant application was . Krys responded that the last meeting she attended on that , was about a week before the deadline for the g rant was due . The County employee who was going to write the grant stated that they didn ' t have what was needed for a winning e ffort . When there is another round they will try again . The engineer ' s report came in at double what they thought it would be . Peter stated that a poor system works better than none , perhaps the engineer should have been told to try again . Krys stated that she left that meeting thinking it might be unwise to t eam up one end with the other as the north end has a water tower which is expensive . The numbers for the south loop were more ✓ easonable . Of course , the Village thought that was what they would be getting out of the whole process ( an improved water system for the north end ) . The engineer did state that there would not be any added stress to the north end if only the loop was done at the south end . David wondered if the zebra mussels would eventually be a problem . Bolton Point is already looking into that said Krys . If the point where the pump draws is in the g ravel , it may not be a problem , said David . The Members discussed the Subdivision Regulation issue . The Chairman read the Subdivision Regulation , Article I , Section 112 and 112 . 2 . Subdivision : division of a lot or lots into two or more lots . . . Rural Subdivision : subdivision of land resulting in 5 lots each of which is 3 acres or more , and which : ( 1 ) does not include new streets , utility extensions . . . ( 2 ) does not conflict w ith the zoning regulations . . . ( 3 ) does not adversely affect use o r development of adjoining land . A Minor Subdivision is 5 lots o r more of which is less than 3 acres and which : ( 1 ) does not include new streets , utility extensions . . . ( 2 ) does not conflict w ith the zoning regulations . . . ( 3 ) does not adversely affect use o r development of adjoining land . A Major Subdivision is 5 or - more lots , otherwise not qualifying as a Rural or Minor Subdivision . It may involve new public right - of -way , utility e xtensions , or other public facilities . The only time that the P lanning Board gets involved in reviewing a Subdivision is when you have either a Minor or a Major Subdivision . David stated that • S TOWN OF ULYSSES PLANNING BOARD MEETING MARCH 6 , 1995 TOWN HALL h e believes that the Rural Subdivision does not come under their jurisdiction . David has been on the Board six years and has n ever seen one . The bottom line is there is no jurisdiction going on unless there is something significant going on . Most people sell off land , as a practical matter or by virtue of premeditation , and end up not falling within the purview of this • ordinance . David added that he thinks that the Health Department law is more stringent than this , it says 5 or more in less than 3 years . If you fall outside of that than you ' re not under the H ealth Department purview either . They have tightened it up a little bit though . If you have a piece of land , and you sell off 3 lots , it is actually a 4 lot subdivision as they count the ✓ emaining piece as a lot . If you have land that is divided by a public street , with the same owner on both sides , they count that as one unit . One of the favorite things to do when a person is in that position is to ask the acessor to assign them two d ifferent tax parcel numbers . Then they go ahead and subdivide them off on either side as independent mother parcels . Gerri said you could also go ahead and put them in two different names . D avid said that some of the time restraints are in state statue . H e would suggest shortening up some of the time requirements . David stated that the real issue may be a touchy one , whether there should be some review of all subdivision . Krys e xplained the situation in her neighborhood . They have an area o n the interior roads ( Glenwood Hts . Rd . is the first road down between DuBois Rd . and Rt . 96 ) that is a fairly large parcel that is currently a combination of woods and fields . It is between DuBois and Rt . 89 and it is like a triangle . Currently the property that is being developed is Dorothy Evans ' . She has already sold the property on the other side and a house has been put up . Her son has been involved on her behalf . A development company out of Homer is involved . The easiest way to do this is to build a couple of homes or three along the road . What you do if you do that , is create a situation in which there will be no o utlet for any future roads that will be built into the interior . At some point the land that was purchased from Poyer Orchards will be developed . The likely outlet for that would be the next crossroad . You end up with these cul - du - sacs , which are not that g reat from the point of view of fire trucks , and electric lines . David passed out his smaller version of the Town of Ulysses map . The parcels are predominantly large . He has seen in other municipalities a type of review . The owner is asked what else they have in mind ( in the future ) . They then suggest ideas to the landowner ( in case they sell off additional lots later on ) to address issues that may come up . He thinks that is advantageous as it does not stymie the landowner , but it does get them t hinking about some of the issues . When you take things piece by piece by piece , one , one year , one the next year and so forth , • you don ' t really take cognizance . That is what happened with the P UDs . No one was looking at the overall scenario , and then were startled later on . Gerri inquired if there was a way to avoid _ the land lock issue . Krys responded that it might be as simple as saying when you divide a lot , you have to stop short of d ividing into single house lots , you have to allow additional 2 • i// TOWN OF ULYSSES PLANNING BOARD MEETING MARCH 6 , 1995 TOWN HALL areas to avoid land lock . The advantage to the municipality is t hey avoid problems that could be very expensive down the road , said David . There are a couple of issues that may come out of Master Plan . One would be a tax base issue , the other is making affordable housing available . The Chairman asked the Members what the consensus was on the ® scope of the existing Subdivision Ordinance . Budd replied that h e thought they would avoid a lot of road frontage breakup if roads could be built that didn ' t have to meet the Town specs . Maybe that is not possible . Private roads are no longer possible because when deeds change hands there are no provisions made for ✓ oad maintenance , said David . " Offering Plans " need to be filed w ith the Attorney General . The filing fees are extreme . Krys said it might be worth looking into what the road specs are . P erhaps they are more than the absolute minimum required . The H ighway Superintendent has a lot to say about it , stated Budd . In response to Budd ' s observation , was this spec written by the H ighway Superintendent , asked Peter ? Basically it says over and o ver again the Highway Superintendent gets to tell you what to d o . ( He was reading directly from the booklet . ) David commented t hat most places require 60 feet , not 50 feet . The problem is that the Town doesn ' t have the finances for an engineer , said D avid . Krys did note that there are other areas in New York that we might be able to borrow the information , and just substitute The Town of Ulysses . Gerri stated that assurances need to be made that there will be potential for a road to prevent closure of the land . Krys would like to discuss this more when Dan ( and Gregg ) were present , that she would like their perspective . P eter did think that it makes sense to write in different time frames for different complexities . A public hearing might be n ecessary , and public notice ( which include filing fees ) . Peter mentioned roadside blight . The Town seems to be getting an increasing number of these tiny little parcels with the double w ide parked 30 feet from the road . David said he sees those who are in the business of selling these double wides come in and buy a large chunk of land and use that to locate , and sell off lots . It has become a new type of trailer park said Peter . Cold Springs Road has an area like that , said Budd . ( Near Podunk ) Peter inquired if there could be a classification system for ✓ oads ? It might be done according to the number of lots on it . It is important that the review process for the Subdivision Regulations not become a rubber stamp said Peter . We may want to e numerate some criteria that need to to be addressed as part of the approval process . Issues that need to be covered and ✓ eviewed might be the ratio of the lot lines to the depth , existing drainage areas , topography and so on . The next Planning Board Meeting will be March 27 , 1995 at the Town Hall at 7 : 30 PM . The meeting adjourned at 9 : 05 PM . • 3