HomeMy WebLinkAboutPB Resolution 2023-019, 25.-6-7 TOWN OF U LYSSES
PLANNING BOARD
Planning Board Resolution No. 2023-019
A Resolution for Site Plan and Special Permit for the Jacksonville Community Park Located at
3037 Swamp College Road, Town of Ulysses, Tax Parcel 25-.6-7
WHEREAS, the Planning Board finds the following:
1. The proposed action is in consideration of a site plan and special permit approval for the
Jacksonville Community Park located at 3037 Swamp College Road, Town of Ulysses, Tax
Parcel 25-.6-7, zoned P/R: Park/Recreation Zone; and
2. The project proposal is to construct improvements to the park including a new off-street
parking area and path in order to improve accessibility and use of the park as shown on the
site plan dated September 19, 2023; and
3. The P/R zone permits public and private community parks subject to a special permit and
site plan review per the Code of the Town of Ulysses 212-112.F and 212-18.C.1; and
4. This is an Unlisted Action for which the Town of Ulysses Planning Board, as lead agency in
the environmental review with respect to the project, has on October 3, 2023, made a
negative determination of environmental significance, after having reviewed and accepted
as adequate a Short Environmental Assessment Form; and
5. The action required 239 review, and Tompkins County determined in their comment letter
dated March 23, 2023, that the proposal will have a significant county-wide or inter-
community impact, and recommended modifications and comments for the Board to
consider; and
6. The Planning Board did conduct a public meeting on July 18, 2023 and September 19, 2023
and discussed the proposed development; and
7. Notice of the public hearing was published in the Ithaca Journal on September 26, 2023,
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 Board of Zoning Appeals did conduct a public hearing on August 16, 2023 to consider an
area variance to reduce the 100' minimum required stream buffer to 25' for the proposed
Planning Board Resolution No. 2023-019 Page 1 of 4
ADA off-street parking area, and an area variance to reduce the 100' minimum required
stream and wetland buffers to 70' for an existing ADA compliant restroom; and
9. The Board of Zoning Appeals granted both requested area variances; and
10. The Planning Board did conduct a public hearing on October 3, 2023, has reviewed and
accepted as adequate a site plan map entitled "Site Plan, Drawing No. Z1.01", prepared by
CDN, dated September 6, 2023, and other application materials; and
11. The Planning Board considered the review criteria listed in The Code of the Town of Ulysses,
212.19.E.2 against the proposed site plan as applicable; and
12. The Planning Board has determined that the applicant is in compliance with all other
applicable provisions of the Zoning Code and other ordinances as applicable; and
13. The project is sited and designed so as to be harmonious with the surrounding area and
should not interfere with the development, use, and enjoyment of adjacent properties and
should not have a significant adverse impact upon the agricultural use of neighboring
properties; and
14. The project proposal should not result in a significant adverse change to natural resources
as the existing parking area next to the wetland will be removed, the proposed parking area
will be limited to two to three off-street parking spaces which will be ADA compliant, and
both the parking area and the pathway will be constructed with permeable pavement which
should minimize potential impacts to both surface and ground water. The Board believes
the benefit to the community, to permit the construction of an ADA compliant parking area
and pathway in the park, will outweigh the potential detriment to the buffer of the
intermittent stream, and will ensure all community members have equal access to utilize
the park; and
15. The project will ensure safe and efficient access for all site users, including pedestrians,
cyclists, transit passengers, the mobility impaired, and motor vehicles, as applicable; and
16. The project will provide for the adequate protection of significant natural, cultural, heritage,
and scenic assets on or near the site; and
17. The project will contribute to existing pedestrian-oriented rights-of-way in relation to the
public realm and streetscape; and
18. The project will make for the most efficient use of land and municipal services, utilities, and
infrastructure and
19. The Planning Board considered the review criteria listed in The Code of the Town of Ulysses,
212.18.E for the proposed special permit; and
Planning Board Resolution No. 2023-019 Page 2 of 4
20. The health, safety, morals and general welfare of the community in harmony with the
general purpose of the zoning code will be promoted; and
21. The premises are reasonably adapted to the existing park use which fills a neighborhood
and community need; and.
22. The existing park use and the location and design of the proposal is consistent with the
character of the P/R zone; and
23. The existing park use is not detrimental to the general amenity or neighborhood character
in amounts sufficient to devalue neighboring property or seriously inconvenience
neighboring inhabitants; and
24. Operations in connection with the existing park use will not be more unreasonably
objectionable to nearby properties by reason of noise, fumes, vibrations, illumination, or
other potential nuisance, than the operation of any permitted use in the P/R zone; and
25. Community infrastructure and services, including, but not limited to, protective services,
roadways, garbage collection, schools, and water and sewer facilities are currently, or will
be, of adequate capacity to accommodate the existing park use; and
26. The existing park use and site layout comply with all the provisions of the zoning code and,
to the extent considered by the Planning Board, with other regulations and ordinances of
the Town, with the Building Code and all other state and federal laws, rules and regulations,
and with the Town's Comprehensive Plan; and
27. The proposed access and egress for all structures and uses are safely designed and the site
layout provides adequate access for emergency vehicles; and
28. The general effect of the existing park use upon the community as a whole, including such
items as traffic load upon public streets and load upon water and sewerage systems, is not
detrimental to the health, safety and general welfare of the community; and
29. The lot area, access, parking, and loading facilities are sufficient for the exiting park use and
access, parking and loading facilities are adequately buffered to minimize their visual
impact; and
30. Natural surface water drainage is adequately managed in accordance with good engineering
practices and in accordance with any applicable Town local law or ordinance, including
Chapter 156, Stormwater Management and Erosion and Sediment Control, and existing
drainageways will not be altered in a manner that adversely affects other properties; and
31. To the extent reasonably deemed relevant by the Planning Board, the existing park use and
building complies with all the criteria applicable to site plan review.
Planning Board Resolution No. 2023-019 Page 3 of 4
NOW, THEREFORE, THE PLANNING BOARD RESOLVES THE FOLLOWING:
The Planning Board hereby grants Special Permit and Site Plan Approval for the proposed
development as described above, and as shown on the site plan noted above, subject to the
following condition:
Condition of Approval
1. The proposal shall utilize lower-level LED lighting, and all outdoor LED lighting shall not be
high han 2700 CCT.
ib - o - a-3
Pla ning o ce Zhair Date
Ayes: Klankowski, Klein, Liddle, Schneider
Nays:
Absent:
Abstain:Angie
Information for Applicant
1. This approval shall expire within 18 months from the date of this decision unless a
building permit has been obtained by the applicant, or if the applicant fails to
comply with the conditions of this approval.
2. This special permit approval may be revoked by the Planning Board if the conditions
of the special permit are violated.
3. This special permit shall run with the land and can be transferred to successive
property owners, unless the permit has expired or has been revoked for failure to
meet the permit conditions.
Planning Board Resolution No. 2023-019 Page 4 of 4