HomeMy WebLinkAboutPB Resolution 2026-008, 20.-3-1 TOWN OF ULYSSES
PLANNING BOARD
Planning Board Resolution No. 2026-008
A Resolution of Final Subdivision Approval of the 2012 Trumansburg Road Four Lot
Major Subdivision Located at 2012 Trumansburg Road,Town of Ulysses, Tax Parcel 20.-3-1
WHEREAS, the Planning Board finds the following:
1. The proposed action is in consideration of a major subdivision of a parcel located at 2012
Trumansburg Road, Town of Ulysses, Tax Parcel 20.-3-1; and
2. The subject lot is zoned R: Residential Zone and DD3: Bar/Restaurant/Trailers; and
3. The existing parcel of 11.60 acres will be subdivided into four lots, 'Parcel 1' approximately
1.259 acres, 'Parcel 2' approximately 1.127 acres, 'Parcel 3' approximately 2.76 acres,
'Parcel 4' approximately 6.446 acres; and
4. The proposed subdivision was subject to environmental review as an Unlisted Action under
the Code, Rules, and Regulations of the State of New York Title 6, Part 617 (SEAR); and
5. The Town Board gave due notice with intent to act as Lead Agency in the environmental
review for the proposed project, and on October 28, 2025 passed Resolution 2025-143 that
issued a negative determination of environmental significance for the proposal and
determined an EIS would not be required; and
6. The action required 239 review, and Tompkins County's Department of Planning &
Sustainability determined in their comment letter dated March 27, 2026, the proposal will
not have a significant county-wide or inter-community impact, but provided the following
comments on the proposed action: "We suggest that the Town create a mechanism to
ensure the following issues are addressed at the time of development:
a. There are NYS Department of Environmental Conservation (NYSDEC) informational
wetlands on proposed parcels 1 and 4. If development is proposed in these areas, the
applicant should be prepared to obtain permits from NYSDEC, and the proposal may
require mitigation.
b. FEMA-designated 1% Special Flood Hazard Areas cover a portion of proposed parcels 3
and 4. If development (or the placement of fill) is proposed in these areas, the applicant
should be prepared to obtain a floodplain permit from the Town, and the proposal will
need to be designed to meet the standards outlined by FEMA.
c. A perennial stream flows through proposed parcels 3 and 4. To preserve water quality,
we encourage the Town to restrict future development within the 100-foot stream
Planning Board Resolution No. 2026-008
buffer.
d. The proposal is located on a county road and will need permits from County Highway for
any new driveways.
e. If new septic systems are proposed, there should be direct communication with the
Tompkins County Whole Health Department's Environmental Health Division."; and
7. Notice of the public hearing was published in the Ithaca Journal, was posted on the Town's
Public Legal Notice Board, was posted on the Town's webpage, was posted on the subject
site, and was mailed to property owners within a 500-foot radius of the subject property;
and
8. The Planning Board on April 7, 2026, has reviewed and accepted as adequate a map entitled
"Subdivision Plat No. 2012 Trumansburg Road, Town of Ulysses,Tompkins County, New
York", prepared by T.G. Miller, PC dated August 26, 2025, and other application materials;
and
9. The lots shown on said map do comply with applicable zoning requirements and are in
compliance with all other applicable provisions of the Zoning Code and other ordinances as
applicable; and
10. The lands shown on the map are of such character that it can be used safely for natural
resource conservation or building purposes without danger to health or peril from fire,
flood, drainage or other menace to neighboring properties or the public health, safety and
welfare.
NOW, THEREFORE, THE PLANNING BOARD RESOLVES THE FOLLOWING:
The Planning Board hereby grants Final Subdivision Approval for the proposed major
subdivision as described above, and as shown on the map noted above subject to the following
conditions:
Conditions of Approval:
1. The applicant shall submit a wetland report with wetlands and stream delineations,
performed by a certified professional wetland delineator using the U.S. Army Corps of
Engineers (USACE) Wetlands Delineation 1987 or latest version, for the entire parent parcel
as part of construction permit applications.
2. All construction plans sets shall include site plans that incorporate the wetland and stream
delineations along with delineations of required buffers.
3. Jenny Creek shall have a 100-foot buffer from the top of bank.
Planning Board Resolution No. 2026-008
4. No construction (including septic leach lines), grading, excavation, fill, or other disturbance
shall occur within wetlands, streams, or their associated buffers.
5. The applicant shall submit a stormwater pollution prevention plan, performed by a New
York State licensed professional stormwater engineer, for the entire parent parcel as part of
construction permit applications.
6. No direct stormwater discharge from development to wetlands, streams, or their associated
buffers shall be permitted. Any indirect stormwater discharge proposed by the stormwater
engineer shall require permits and/or approvals from USACE, NYS DEC, and/or the Town as
applicable as part of construction permit applications.
7. Any proposed development (or the placement of fill) within the FEMA designated flood
zone shall require a floodplain development permit from the Town and variances from the
Board of Zoning Appeals (BZA) as may be applicable.
8. The applicant shall submit County Highway permits for all proposed new driveways off
Haleyville Road as part of construction permit applications. No driveway shall be permitted
within a wetland, stream, or their associated buffers without a variance from the BZA.
9. The applicant shall submit the wetland report and wetland and stream delineations to
County Whole Health as part of all septic permit applications. The applicant shall submit
County Whole Health permits and approvals for septic systems and wells as part of
construction permit applications.
10. Temporary erosion and sedimentation control (TESC) measures for construction activity
must be operational prior to commencement of any clearing or earthwork.
11. All exposed ground must be reseeded within 30 days of the completion of construction. If
reseeding is not practical due to weather or seasonal restraints, the ground must be
covered with mulch as directed by the Town's Building Official.
12. All streets are to be kept clear of dirt and debris at all times during construction. Dust
suppression and street cleaning must occur as directed by County and/or State Public
Works Inspectors as applicable.
13. Any grading/fill on this site shall be done so as to not impact the surrounding properties.
14. No development, grading, excavation, fill etc. may occur on Parcel 4 without approval by
the Planning Board and/or Town Board as may be applicable.
15. All lighting shall be dark sky compliant. The applicant shall submit fixture spec sheets for all
proposed lighting as part of construction permit applications that clearly document
compliance with DarkSky Approved Luminaires Guidelines.
Planning Board Chair Date
Ayes: Klankowski, Liddle, McDonald, Klein
Nays: None
Absent: None
Abstain: None
Information for Applicant
1. The applicant is responsible for filling and recording the signed plat map with the
County Clerk within 62 days of the date noted on the signed plat map. If the signed
plat map is not filled and recorded with the County Clerk within that time frame, the
plat approval shall expire.
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