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HomeMy WebLinkAbout1968-01-04U� -EC`i' : ivieeting of Interest, January 11 (Thursda.y } nebular" iVeetin`, Janua,ryr 18 Enclosed are the Dece_rber minutes . Fi.rst of all a. reminder that y ne':t a.tion us f�~ -pular puollc s o we to Nlie,derkorn can the meetinE hec:rIn ' j a.nua.ry 4, 1068 c.econJ on be have the Thur:de.y, ',:,a•rt thF revieTvi ma.c • i'� i:0 TOe Plannin - Board i�icmbers 19th. T11is make ia.ln. reedy Hi h- to a. recom- i Pete Curtiss U� -EC`i' : ivieeting of Interest, January 11 (Thursda.y } nebular" iVeetin`, Janua,ryr 18 Enclosed are the Dece_rber minutes . Fi.rst of all a. reminder that our business; 1a.nds. Five mend ne':t a.tion us r•e Al so -pular puollc s o we to Nlie,derkorn can the meetinE hec:rIn start To..,n Board v: ill for should a. careful c.econJ on be have the Thur:de.y, ',:,a•rt thF revieTvi ma.c of Jonin.I. . Janudory G11more's And we ordinance must 19th. T11is make ia.ln. reedy Hi h- to a. recom- Lars:ely in Connectior, with this I.a i, matter- -the new mad, - -ard e,cme roblfms" that, have c,•risen, I've called a. t r�ECia1 meeting- of .1? the II chiefs of tre fire companies servi.ns:- L.r,yden. There twaIV a fire on the end of Ha.nsha.w Road (the oll! Z�eman -cart) last S-iturday iTihere. the owner cor•rectltr re: - sorted his Hc;nsha, a.duress but s- c. m. e of the fire c ]i]t anies didn't en ayc, .:hE:re theT ahoul.o . Mor.�e ha.:, a ; ,a.rrntly not .acne their ho.,raworl on t•he new ma,P Fiore ofJ_en, I t' n :.. .•E all fe�.I_.d tileO`A e r'li.�'ht use the OlC number' � 'et r , is i c:.n �" fl_ubbec: uU . �,ny.ti =.y there are rroblems on bGtli side enouFTh sG that when I talked with ccach of the fire. chiefs t h G T were enthuS -ed over 8 mee`in,=' aria' felt i': I., Ou lam! be P_oOu to hash over c ^n; n i o, I 1TnO:'i v +le ri.iC�teO ti a.Ct e e f hes hii. i the inU trid.uul mac. a.ncrGwch tG '�. _dill (UryTuen) , but that isn't the whole iC Ue here Antj ^iajTti., It loo�'_S 11'_fe 1- S. 11Fet,ln 1r;i1_i 1 =e h e 1 p f u 1 anc: 1f the Fl �'.nning° Doc�.ra seems to be ._in a�.ent for a. t least brinb ink: some of these c,roblems out in thc or)en for )ossible soI ution , then it is 4orth t.',e effort even if it is so7methin a zla.nnin<, boar, might n.or^]all not _et into . In Su1C11ary, there .tii11 be c:. rig °etlri this' Thursday (Ja,n 1.1) a.t ti;e o : °.n Hc11 at 1, p..,,. es.ides all of the chiefs of the fire coTil"'2 ies servine Cryden, re resenta•tives fro':'? Ca.yuva. HeIPrhts and th` city Of Ithaca. will be there Gary L.ee a.nd I think ? t if not a.1i of the • J ti other oa.rd ;r;e.r.Jbers •;iii ]-)e there. If you CCn mr;,ke it, :�1ea e do, for it Shoul_, eetln nd it as b inte LVarU 1 �"' Tin 8Gl�e' [ : +.aiti^ .�. a .�1 O•c i 1�. I na: c, :n!ents , 2nVOlvl.n€ tl "]e map Or SO ,e rel ?.teu ?S ?JC -Ct,� I' luE :t ':a° c'C :On not be "lone on f -his n e n If . therc is Soie w 'fie C'?n really hel_,, I hope that we Can. .t ., P ., P 'w- n�` 1. s� `• TOWN PLAN ?MIING BOARDI TOWN, OF DRYDEN, NE)d YORK December 21„ 1967 The Town of Dryden Planning Board opened its December meeting at 8:00 p.m. at the Town Hall, with the following members present: Chairman Curtiss, Mr. Hanford, ?.Imes. Hardesty and Keech, Messrs. Sheffy, Lerio.emann, and Reed. Also in attendance were Professor Frank Gilmore (Land Developer) with rYr. John MacNeill (Licensed Engineer), and Mr. Lyle Hall (Land Developer) in connec- tion with various subdivision proposals. A "a.1or Subdivision: "Ellis Highlands, Section 2" -- Frank Gilmore Messrs. Gilmore and MacNeill appeared for a public hearing. They had, unfor- tunately, overlooked the necessity of notifying the Planning Board of their inten- tion so that the legally required advertising could be published. The hearing could therefore, not be held at that time. Prof. Gilmore will return for a public hearing on three lots only, on January 18. He had discovered the need to dig a major ditch along the upper hillside to remove surface water. He also stated his intention to contact the N.Y.S.E. & G. again in the meantime to see if further arrangements can be made about underground service. Two Major Subdivisions -- Lyle Hall, 27 North Street, Dryden, New York Two projects for preliminary presentation. Both located in area of intersec- tion of NYS Routes 13 and 366. I. Area surrounding "Box Car" and 'Caboose"; "Warehouse" (now under construc- tion) has already been sold. Approximately two acres remaining. Subdivision of lots and 60 -foot road; in apex of a triangle formed by the intersection of the new state highway 13 and state highway 366 in the Town of Dryden. Bordered to West by Cornell University and to Northeast by new route 13, and on South by Moore ( "Boxcar ") and new State Police Substation. Proposed street to run between Moore property and State Police property on (Village of) Dryden side of a small creek. Area intended as all commercial property. 14r. Hall submitted maps prepared by Mr. F. Donald McKee (Licensed Surveyor) on December 12, 1966 and revised March 6, 1967 and October 15, 1967. This road will provide access to two acres of back land which fronts on new route 13,but which has no right of access to route 13. Accordinm to Mr. Hall, ?'r. H"Islander (Town of Dryden Highway Department) gave verbal specifications for the road as follows: 30 -foot roadway, gravel one foot thick, with crowned base and three -foot shoulder with gravel. I -`r. Hall agreed to obtain from Mr. Richard Case a written specification sheet concerning construction of the new road. II. Northeast side of Route 139 located approximately across Route 366 f the N.Y.S.E. & G. office building, Ma n Surveyor, 11 Squires Street, Cortland, • followirk properties have already been H.D. sale store; Bese mer, large garage I ?Prepared by F. Donald McKee (Licensed N.Y.). Comprised 21.8 acres, of which the conveyed: Seneca Supply retail and whole - and storage; William Lynch, large building Dryden Town Planning Board ®2_ December 21, 1967 •for storage and garage; H.E.P., Inc., large retail heating and plumbing supply store. Hall Road shown on map has already been deeded to the Town of Dryden. New `f road proposed along North line of H.E.P., Inc. Mr. Hall stated that Mr. Richard Case has indicabd that a 50 -foot width would be adequate for such a'-'lateral road. Area proposed to be sold for commercial or very light industrial use, with size bf lots flexibe to suit desires of buyers. Proposed road eventually to continue across railroad track through _.ex3.sting right -of -bray into area designated on map "5.5 acres ". Another right -of -way across railroad tracks has been established to gin access to area indicated as 114.6 acres ". Abutting property to North owned by Cornell University, to East by N.Y.S.E. &G.; to North of 114.6 acres" abutting owner is 'Edsall, to ;Nest is Cornell University, and to the South is Route 13. Area formerly owned b%r Doris Cutter. No restrictive deeds or covena deals individually with each buyer, proposed use of the land. Board The Plannind supplied Mr. Hall noting that both will be treated as the additions which will need to be nts pertain to either subdivision. Mr. Hall and an understanding is reached as to the with a copy of the Subdivision Regulations, Major Subdivisions, and reviewed with Mr. Hall made to the plats for public hearing purposes. A public hearing for the Warehouse Road area will be scheduled for January 18. Yr. Hall noted that he will not be able to be present, as he will be out of the state. Mr. Hall will assign preparation of material, including road specifications signed by Mr. Case, to Mr. McKee, I'Ir Curtiss in response to Mr. Hall's inquiry, indicated the acceptability ._� . , q Y s of Hr. Hall's selling land survzoa4;daRg fronting on Hall Road, providing Health Department approval is supplied, under the stipulations for a minor subdivision, in view of the fact that Hall Road is an accepted Town of Dryden road. Dr. Sheffy expressed his considerable concern that so'.inud.h'.'development could have taken place on this land without the knowledge of the Planning Board. Mr. Hall had been under the impression that the Subdivision Control Regulations did not apply to commercial land use. Apparently at least some Town of Dryden offices were aware that this development was taking place, however -- but the information somehow never reached the Planning Board. Dr. Sheffy expressed his interest in having clarification as to just where the line of communication broke doom. NOTE: The Planning Board as a whole was concerned that considerable development has gone on on this property without the knowledge of the Planning Board. Obviously the enforcement mechanism of the Subdivision Control Regulations has been faulty. In this particular case, the Town is fortunate that the owner has been highly con- cerned with planning and instituting sensible and logical development of the land but an alarmingly bad situation could have been established,. and the need to avoid such a ,future situation is very much evident. Definition of a Subdivision Dr. Lengeraann queried, "Is it a ',subdivision' when a man installs a road only?" (Board needs reading on this.) t� Dryden Town Planning Board Written of -J- er Constructi December 2% 1967 Curtiss reported that it has been agreed by the Board and by Mr. Richard Case tlat the Planning Boyd will require Mr. Case's written approval, indicating that a road has been installed according to Mr. Case's requirembnts. "r. Case has agreed to cooperate in effecting this. Plannin Board PaT!ers Mr. Curtiss read Town Attorney Planning Board re "oath" and "plann these minutes.) The Planning Board noted that "E" of the memorandum, and Section Curtiss will check with Mrs. Amdur Mrs. Helen kndur's 4/25/67 memorandum to the ing board powers ". (Copy to be included with a contradiction appears to exist between point 12 of the Subdivision Control Regulations. Mr. for a resolution of these conflicts. Problem of Procedure on Ma -or tiugaivlslkoul With specific reference to the Gilmore subdivision, Mr. Curtiss noted that the Planning Board is required by the Subdivision Control Regulations, to act on a subdivision within 45 days .of the public hearing -- but apparently cannot act because the road cannot be completed, until weather permits. Mr. Curtiss will 40 check with Mrs. An:dur to see whether or not the Board should app rove the subdivision continent upon satisfactory completion of the roadway. (Bond required ?) Fire Department Map Request mr. Curtiss read the letter written by him to Mr. Hill of the Dryden Fire Department, indicating that the Planning Board cannot be responsible for preparing a map specifically for his purpose, but indicating map. Road to cooperate in any possible way, e.g. Road and number Changes Mr. Curtiss noted that neither the New York Telephone Company nor the Iroquois Telephone Company used the lists provided them by the Planning Board, in preparing their new current directories. The telephone companies had requested this infor- mation, and it was supplied by us as requested in time for inclusion in the new directories. Planning Board Minutes_ Planning., Board indicated approval of use of subtitles, and of all- inclusive ture gQe13�y of minutes. (Mrs. Hardesty would appreciate any sugrgestions as they occur • he To to any recipients.) Mrs. Luss has requested a copy for Town files. Approved. .r. Ox 0K TA OK I. OATH PLANNING BOARD TOWN OF DRYDEN MEMORANDUM Each planning board member must take the constitutional oath, and file same with the Town Clerk. Marlene Luss has been advised and has the forms of oath. Please contact her directly. II. PLANNING BOARD POWERS A. A planning board may act upon a plot submitted for approval only after a public hearing which has been preceded by legal notice. Such notice must be published in a newspaper of general circulation at least 5 days prior to hearing and hearing must be held within 30 days after submission of plot. (Town Law §2' Be The board may adopt its own procedural rules for such hearing, after a public hearing by planning board and subject to approval by Town Board (Town Law §272). C. After a public hearing upon notice, planning board may approve, modify and approve, or disapprove a plot. Highways must be approved by the Town Superintendant as to grade, etc., and by the planning board as to location, name, etc. D. No developer may file a map in the Tompkins County Clerk's office without approval of the Health Department and planning board endorsed on said map. All developers must file a certified map with the County Clerk and a copy with the Town Clerk before offering lots to the public for sale (Real Property Law §334). Moreover, where the: owner of a tract of land sells, offers to sell, leases or rents 5 or more parcels from a tract, he must obtain approval from the Department of Health for a subdivision plan (Public Health Law §1115, 1116, and 19 Op. St. Compt. 26, 1963). Our Subdivision Regulations §3.1 defines a subdivision as a division of a parcel into 2 or more tracts or parcels for the purpose of sale or building development. It can therefore be interpreted that "development" includes an apartment building, or other rental units. E. The planning board has no power to to submit his plot for approval. Under the u the town building inspector will refuse to is permits to a subdivider who has refused to su has continued to develop his subdivision desp planning board. (20 Op. St. Compt. 94, 1964) compel the subdivide sual circumstances, sue the necessary bmit his plot or who ite disapproval of G r i I Drjden Town Planning Board Correspondence: of New -4- December 21, 1967 �•sr, Curtiss read a letter received from Mr. Clayton Crammer regarding his property on dill Street near Freeville. Mr. Cramer indicated that he plans mto develop this into a "campground" and "12 to 14 permanent mobile homes ". Assessor Mr. Wells had suggested that Per. Cramer contact the Planning Board about his plans. Mr. Cramer indicated that he has already started clearing the land," and that he plans to start the roads next Sumiller. Mr. Curtiss trill check this matter with Mrse kmdur and Mr, Niederkorn. Adjournment, 10:35 p.m. Respectfully submitted, Virginia H. Hardesty (Mrs. L.F. Secretary to the Planning Board NOTE: Mrs. Amduris interpretation of Part E of her to me today, is that the Planning Board itse to appear before us, but we can at any stage officer take action to impose the penalties if the regulations are not being followed. kind of "power" to make this thing work. memo, as she explained if can not order anyone ask that the enforcement (in the Regulations) So we do have some On the business of more than 45 days having passed before we take action on a subdivision after a public hearing, Helen said that this should cause no problem; it would be only if a subdivider asked that we do it before then, in which case we would have to turn it down, of course.* Thus, there will be no legal problem in our not approving Bradley's, Sadd's, or Gilmore's subdivisions before Spring, even though the public hearing has already been held. We are awaiting completion of the roads. m 40 r IN The Town of Dryden Planning Board opened its January meeting at 8:10 p.m. at the Town Hall, with the following members present: Chairman Curtiss, Mr. Hanford, Mrs. Hardesty, Messrs. Lengemann, Paterson and Reed, and Town Councilman Mx. Ogden. Also in attendance were Mr. Milton Greene, Licensed Land Surveyor (F. Donald McKee Associates) in connection with the Lyle Hall Subdivision; Messrs. Richard W. Hale, Derwin Brown, and Patrick Tan of Sage Action, Inc., in connection with their presentation; and several members of the public interested in the Sage Action presentation, including Messrs. Donald C. Brown, Hans VanEtten, Jerome Hass, Leland Beach, George Fellows, William Youngs, Allen Hayes Jr., James Horton, and Mesdames Anne Robson and Maureen Kniffen -- all of the Yellow Barn Road area. " Advertisement re public hearing read aloud. This hearing concerned the area wherein Mr. Hall has provided a new road to be known as "Lyle Drive" on the North side of Route 366, between the "Boxcar" and the N.Y.S. Police Substation. On behalf of Messrs. Hall and McKee (who were out of the state at the time), Mr. Milton Greene presented "Map Showing a Proposed Street on Lyle Hall Property ", •an intended profile and acceptance map of the street to be known as Lyle Drive. St6epest grade shown was 4 per cent. Two types of drainage illustrated. This map did not show contour lines, abutting owners, power rights -of -way, etc. Mr. Greene agreed to add the necessary information and to supply four copies of the map to the Planning Board. Mr. Greene also agreed to supply either a written note or the road specification sheet signed by Mr. Richard Case. Mr. Greene planned to send this material direct to Mx. Curtiss at his home. Mr. Greene indicated that he is anxious to be cooperative, and will obtain a copy of the Subdivision Control Regulations from Mr. McKee upon,MoKee's return from Florida. Mir. Liguori of the Tompkins County Health Department had stated to Mx. Greene that the Health Department will wish to inspect each parcel as subdivision pro- gresses. Mr. Curtiss instructed Mr. Greene that after the Planning Board receives the necessary written statement from Mr. Case, then further negotiations on Town acceptance and deeding of the road would take place directly between the developer and the Town Council. No written communications had been received by the Planning Board on this subdivision, nor did any•of the attending public show interest in the hearing. Hearing closed, 8:30 p.m. .4 Town Planning Board -2- A January 18, 1968 • Proposed Research & Development Business, Yellow Barn Road -- Sage Action, Inc., P. 0. Box 416, Ithaca. New York Messrs. Hale, Brown, and Tan, three of the five scientists organizing the Sage Action corporation, appeared before the Planning Board to present information as to their planned development activities. Mr. D. E. Ordway is President of this newly- formed corporation; in his absence, presentation was made by Vice President R. W. Hale. Mr. Hale also left with the Planning Board a portfolio describing the proposed activities of Sage Action, Inc., and including biographical material on all members of the organization. Mr. Hal.e's presentation was made for the purpose of information; also in the hope that the Town of Dryden will consider undertaking improvement of Yellow Barn Road extension to the point of the Sage Action driveway, so as to provide satis- factory access. Sage Action, Inc., was formed on January 1, 1968, by a group of five scientists who had been working together for three or four years. Their proposed business activities (described in some detail by Mr. Hale, and set forth in the above - mentioned portfolio) will fall into the three main areas of contract research for both government and industry; consulting, testing and computer services; and product development. They are, for example, now working closely with Dr. Lemmon at the College of Agriculture in experiments to determine the effect of wind on plant .growth. They therefore require a sizeable tract of land to do experimental crop work. With regard to product development: it is intended that this be carried out in a small way only, as a natural outgrowth of research not mass production. • General ly they would be involved in prototype production, in order to sell an idea to others for production. (Question: "How large a wind tunnel would you construct?" Answer: "A small tunnel -- it would fit into this room. ") Possible expansion of the business would be determined by the success of the business. Their immediate interest is in obtaining land for building an office and laboratory for operations. They have agreed to purchase the Southernmost portion of the Pantos property between Ringwood Road and Yellow Barn Road, and extending across a portion of Yellow Barn Road. This is hillside property, 100 acres. The corporation also has option until April 1 to purchase an additional 75 hillside acres, including power line and gas line, which extends from Ritgkrood Road to about 900 feet short of Yellow Barn Road, and which adjoins the C. W. Sadd property. It will be necessary grade from Ringwood Road. "'feet* 1/3 for office and the unimproved portion of Yellow Barn Road improved because the business woul to use Yellow Barn Road for access, because of steep The initial building is designed to provide 5,000 square 2/3 for lab, plotted to lie in the field at the curve on Yellow Barn Road. The corporation would need to have to facilitate access, but little traffic would be generated J require no regular deliveries. , Mr. Hass, member of the public attending, stated that the problem to him wo0ald be that improvement of the indicated portion of Yellow Barn Road might very poss- ibly lead to improvement of the entire road a development which Mr. Hass and others would not like to see, as the shortcut provided would likely increase through traffic on Yellow Barn Road. Mr. Hale pointed out that the area to the South of C] Town Planning Board -3- January 18, 1968 •the Sage Action property is proposed to be zoned R -A, which should remove the desirability to the Town of extending improvement of the road. New York State land lies to the East of the Yellow Barn Road parcel, and private property to the South. (Most of those attending reported that they reside North of Ferguson Road.) Mr. Hale would like to see road improvement extended to provide access to their property -- but has no desire to see further improvement. Mr. Hale noted that their corporation is moving as fast as possible, as they have a computer on order. Also they need additional land for current crop experiments, also possibly for private homes (if topography permits) for persons who would like to live near the lab. Mr. Curtiss pointed out the awkwardness of pending zoning. Mr. Hale replied that most of the property falls into the proposed R-C zone, which he feels would be perfectly suitable; and they are delighted to have an R -A zone to the South so as to prevent close building surrounding their operation. Mr. Hale stated that their operation as they envision it would, they feel, be entirely consistent with surrounding existing development, and that they had discussed their proposal with Mr. Niederkorn, who was enthused. Mr. Curtiss noted that this is the type of operation that communities often strive to acquire -- that is, a no- noise, no- traffic business development. Mr. Hass asked to be informed concerning permitted land uses in R-C zones. Mr. Curtiss quoted from draft of proposed zoning ordinance, and wondered aloud •whether a research & development business would beapermitted R-C use:` Mr. Hale opined that their operation would be co�� pletely consistent with the spirit of the R-C zone as drafted, but since such operations are not specifically mentioned, Presumed hat they would probably have to obtain a special permit. Mr. Youngs inquired about the nature and anticipated volume of traffic. Mr. Hale replied that there would be no deliveries; that traffic would involve office personnel and supplies only, with the possible exception of perhaps a round trip daily by an employee in connection with the computer service, if such service should develop. Air. Curtiss added that a small R & D operation would be very unlikely to generate heavy traffic; and that under R-C as drafted, prototype manufacture would probably be permitted, but large manufacturing certainly would not fit into R.C. 4Mr. Derwin Brown suggested that their development would probably generate less traffic than a housing development on the same 100 acres, and that their operation might serve as a buffer against a large housing development. Mr. Hass indicated his concern with the nature of the traffic, as there are many children under 14 residing on Yellow Barn Road now -- and it is only partly developed. Mr. Hale added that should the business become very large within the next twenty years, they would not be able to use this site. He stated that they appreciate the beauty Of the site and wish to preserae it -- even perhaps building their own private homes thereon. Mr. Ogden inquired whether Sage Action had discussed their proposal with the County Health Department as regards sewage disposal. Mr. Hale answered thay -they had not, but had been led to believe that they would have no difficulty, as their aerial reconnaissance survey showed an apparent good depth of soil. Sage Action • *Mr. Niederkorn informed me today that he has changed the RC zone slightly to include this property and will add an R &D outfit to the special permit category. This will ensure control over future expansion that might be other than what is now intended (by Sage), or wanted (by the public). PAC 2/l/68 Town Planning Board January 189 1968 •does not anticipate needing to provide for any large -scale waste disposal in the near future. Mr. Hass expressed concern about possible effets of a waste - disposal system uphill from their water district; and about the tendency of R & D businesses to blossom into chemical work. Mr. Hale replied that their air survey showed that they might have difficulty in locating a water supply because the soil is canted North -to- South, so he would speculate that drainage would occur in the North -tom South direction, and thus away from the houses below. Mr. Curtiss pointed out abo that this a particularly hell- drained area. Regarding the disposal of chemicals , Mr. Hale stated that he would certainly be very much surprised if the Health Department would permit any dumping of chemicals or noxious substances.. Mr. Curtiss indicated that the Planning Board was much interested in, and gen- erally receptive to, Mr. Hale's proposal. :The Planning Board also welcomes the concerns of the surrounding residents -- and it would appear that these concerns are shared by the Sage Action corporation. Mr. Hale concurred, noting that one of their prime motivations in clinging to the 75 acres is to prevent losing it to another purchaser for possibly unpleasant development. Since taking the options, he noted, Sage Action has been approached by other organizations which are interested in acquiring the property at a cash profit to Sage Action* Observing that the proposal had been Sadd, Mr. Curtiss inquired about Mx. Sadd Mx. Sadd feel that this would in-any way remaining holdings in the area: Mr. Hale reservations to Sage Action -- that being receptive than most people would be, discussed with abutting owner Mr. C. W. is reaction to this development -- did jeopardize the value of his considerable answered that Mr. Sadd had expressed no a businessman, Mr. Sadd was perhaps more Amid general agreement from others of the public present, Mr. Beach stated that they had attended this meeding to gain information rather than necessarily to object in general, and to express their concern. Mr. Hale stated that the purpose of Sage Action's attendance was exactly to enable such communication. , Mr. Beach inquired what the next steps of the Planning Board would be on this, the position of the Planning Board, what steps the public might take to make any future sentiments known. Mr. Curtiss outlined the progress of, possible scope of, and general procedure connected with effecting the proposed zoning ordinance. Dr. Lengemann added that, without a zoning ordinance these developers or any others could go ahead as they might wish. With passage of a zoning ordinance (if such takes place) the Zoning Board could not prevent this particular development if it so desired, since Sage Action has a contract to buy. As the ordinance is now drafted, it would appear obvious to Dr. Lengemann that such use would be considered "non- conforming". and if so, that any expansion of such use would require at least a public hearing. If the drafted ordinance is re- written before enactment to allow greater leniency for R -C uses, it would be up to the public to make sure at the connected public hearings that any objections they might have to such leniency, be aired. Mr. Cgden stated that it is very possible that the needed money on improving the road from the 1968 budget. road is involved beyond Ferguson Road? Mr. Hale: About said that he did not know of any specific plans for exte doubt someday the Town will see fit to improve the road, Town could not spend all (Mr. Hanford: How much 39000 feet.) Mr. Ogden nsion at this time. No he said, but it would have e Town Planning Board -5- to consider the amount involved versus possible • certain that the Town Board would not look with operation but that it was simply a question such improvement. January 18, 1968 tax revenue. He added that he was disfavor u o th' of where to find theklnd of an money for In summary, it might be said that the tone of the exchanges was characterized by a desire to communicate information and concern for the maintenance of the Yellow Barn Road area as a desirable family- residence area. could be classified as centering The concerns of the public traffic, ng around (1) traffic generation especially through (2) preservation of the beauty of the site, and (3) satisfactory handling of-waste products. Mr. Hale reassured the high- traffic generator that their business would not be , and the Sage Action was equally concerned on both site preservation and waste disposal. The conversations appeared and all parties seemed satisfied. The representatives Of Sage Action retired ird to the Clerks office at 10:00 p.m, with a few remaining members of the public continue thier conversation, so that the business of the Planning Board mighto g proceed. Correction to 12/21 /67 r•94 ..& es Please refer to Mr. Curtiss' note at end of minutes, page 49 concerning Mrs. Amdur's reading on the 45 -day action clause: this interpretation was incorrect, and Mrs. Amdur so notified Mr. Curtiss on the day following distribution of the minutes. Please void this (last) paragraph in M-rs. Amdur will your cony of the 12/21/67 minnxtes, as soon as possible re- assess this situation and other problems Presented to her by the Planning Board, and will provide the Planning Board with detailed interpretation of this part of th e Subdivision Regulations. 0 Please see ?ors. Amdur' s 4/25/67 memo to the Planning Board, c o attached to 12/27/67 minutes, paragraph "D" pY of which was Regulations, section 3 1 defines a subdivision hasea division tof,a "Paarrcelbinto ton or more tracts or parcels for the purpose of sale or buildi3 development. It can therefore be interpreted that 'development' includes an apartment building, or other rental units." Mrs. Hardesty requested that the Planning Board seek from Mrs. Amdur a clari- fication of ,the phrase "division of a �� occur? The .Pl parcel -- that is, when does "division" occurs when title two Board has been operating on the assumption that "division" might construct an'unliimmited number of entalnunitsaons, accords 1 � Y a landowner land without being governed by the provisions of the Subdivision Regulations unt' such time as he might transfer title of a partion of the land. �1 correct, and if so, is it also correct that the Subdivis�n Regulations would pots apply if the entire parcel is sold? i Town Planning Board -5- to consider the amount involved versus possible • certain that the Town Board would not look with operation but that it was simply a question such improvement. January 18, 1968 tax revenue. He added that he was disfavor u o th' of where to find theklnd of an money for In summary, it might be said that the tone of the exchanges was characterized by a desire to communicate information and concern for the maintenance of the Yellow Barn Road area as a desirable family- residence area. could be classified as centering The concerns of the public traffic, ng around (1) traffic generation especially through (2) preservation of the beauty of the site, and (3) satisfactory handling of-waste products. Mr. Hale reassured the high- traffic generator that their business would not be , and the Sage Action was equally concerned on both site preservation and waste disposal. The conversations appeared and all parties seemed satisfied. The representatives Of Sage Action retired ird to the Clerks office at 10:00 p.m, with a few remaining members of the public continue thier conversation, so that the business of the Planning Board mighto g proceed. Correction to 12/21 /67 r•94 ..& es Please refer to Mr. Curtiss' note at end of minutes, page 49 concerning Mrs. Amdur's reading on the 45 -day action clause: this interpretation was incorrect, and Mrs. Amdur so notified Mr. Curtiss on the day following distribution of the minutes. Please void this (last) paragraph in M-rs. Amdur will your cony of the 12/21/67 minnxtes, as soon as possible re- assess this situation and other problems Presented to her by the Planning Board, and will provide the Planning Board with detailed interpretation of this part of th e Subdivision Regulations. 0 Please see ?ors. Amdur' s 4/25/67 memo to the Planning Board, c o attached to 12/27/67 minutes, paragraph "D" pY of which was Regulations, section 3 1 defines a subdivision hasea division tof,a "Paarrcelbinto ton or more tracts or parcels for the purpose of sale or buildi3 development. It can therefore be interpreted that 'development' includes an apartment building, or other rental units." Mrs. Hardesty requested that the Planning Board seek from Mrs. Amdur a clari- fication of ,the phrase "division of a �� occur? The .Pl parcel -- that is, when does "division" occurs when title two Board has been operating on the assumption that "division" might construct an'unliimmited number of entalnunitsaons, accords 1 � Y a landowner land without being governed by the provisions of the Subdivision Regulations unt' such time as he might transfer title of a partion of the land. �1 correct, and if so, is it also correct that the Subdivis�n Regulations would pots apply if the entire parcel is sold? Town Planning Board Tax Liability on Development Land -6- January 18, 1968 (See Minutes for 11/16/679 page 3•) Mr. Curtiss recalled Professor Gilmore's question concerning assessment of subdivisons in progress, and reported that he had the following reply from the Town Assessor, Yx, Wells: When land is being subdivided, there is no increased assessment on that land even though the road has been installed, until such time as construction on a house actually begins. (Mr. Paterson interrupted to note that this policy has not always been followed in the past.) The assessment on the uncompleted lots is less than that on the lot under actual construction. Fir. Wells had indicated to Mr. Curtiss his willingness that such policy be out in writing. In discussion, it became apparent that the Planning Board would need further clarification as to whether this policy is applied to subdivider -built housing development only, or whether it applies to purchases of lots for individual building also. The Planning Board requested that Mr. Cogden carry to Mr. Wells the request that he indicate arty necessary clarification, and that he state in writing the policy as he would like it to appear. _Special Town Maps for Fire Department Use Mir. Curtiss reported on the .January 11 meeting attended by himself and Messrs. Newhart, Ogden, Todd, and Wells, plus at least one representative of every fire compnay in the Town of Dryden (except Freeville); including Fire Chiefs and many Assistant Chiefs. Daring this meeting, it was learned that two fire companies had somehow never received their copy of the new town map, and that all felt that the map was inadequate for their use as it stood. As result of this meeting, it was resolved that: 1. 'The Planning Board be asked if it would be willing to provide a new map which would be a re- tracing of the current operating map, to show just the roads and bodies of water (omitting village streets), also occasional house numbering at key crossroads, and usirg much larger lettering so that the maps could be substantially reduced to a size which would enable each man to carry a copy in his vehicle. 20 All would like to have a grid on the'map, and a grid- and road key. All agreed to use_ whatever single system of grids the Planning Board might devise. 3. Just the new roadnames should be used (including private roads). 4. Fire Districts should not be indicated. (Fire Chief Weaver of Ithaca wrote Mr. Curtiss that he would much like to have this, but Mr. Curtiss will reply that this is impossible for us to handle.). 5. 6. It would not be necessary to submit the revised map to the fire chiefs for their O.K. All wanted uniformity. 1 1 .I Town Planning Board Tax Liability on Development Land -6- January 18, 1968 (See Minutes for 11/16/679 page 3•) Mr. Curtiss recalled Professor Gilmore's question concerning assessment of subdivisons in progress, and reported that he had the following reply from the Town Assessor, Yx, Wells: When land is being subdivided, there is no increased assessment on that land even though the road has been installed, until such time as construction on a house actually begins. (Mr. Paterson interrupted to note that this policy has not always been followed in the past.) The assessment on the uncompleted lots is less than that on the lot under actual construction. Fir. Wells had indicated to Mr. Curtiss his willingness that such policy be out in writing. In discussion, it became apparent that the Planning Board would need further clarification as to whether this policy is applied to subdivider -built housing development only, or whether it applies to purchases of lots for individual building also. The Planning Board requested that Mr. Cogden carry to Mr. Wells the request that he indicate arty necessary clarification, and that he state in writing the policy as he would like it to appear. _Special Town Maps for Fire Department Use Mir. Curtiss reported on the .January 11 meeting attended by himself and Messrs. Newhart, Ogden, Todd, and Wells, plus at least one representative of every fire compnay in the Town of Dryden (except Freeville); including Fire Chiefs and many Assistant Chiefs. Daring this meeting, it was learned that two fire companies had somehow never received their copy of the new town map, and that all felt that the map was inadequate for their use as it stood. As result of this meeting, it was resolved that: 1. 'The Planning Board be asked if it would be willing to provide a new map which would be a re- tracing of the current operating map, to show just the roads and bodies of water (omitting village streets), also occasional house numbering at key crossroads, and usirg much larger lettering so that the maps could be substantially reduced to a size which would enable each man to carry a copy in his vehicle. 20 All would like to have a grid on the'map, and a grid- and road key. All agreed to use_ whatever single system of grids the Planning Board might devise. 3. Just the new roadnames should be used (including private roads). 4. Fire Districts should not be indicated. (Fire Chief Weaver of Ithaca wrote Mr. Curtiss that he would much like to have this, but Mr. Curtiss will reply that this is impossible for us to handle.). 5. 6. It would not be necessary to submit the revised map to the fire chiefs for their O.K. All wanted uniformity. 1 1 Town Planning Board Tax Liability on Development Land -6- January 18, 1968 (See Minutes for 11/16/679 page 3•) Mr. Curtiss recalled Professor Gilmore's question concerning assessment of subdivisons in progress, and reported that he had the following reply from the Town Assessor, Yx, Wells: When land is being subdivided, there is no increased assessment on that land even though the road has been installed, until such time as construction on a house actually begins. (Mr. Paterson interrupted to note that this policy has not always been followed in the past.) The assessment on the uncompleted lots is less than that on the lot under actual construction. Fir. Wells had indicated to Mr. Curtiss his willingness that such policy be out in writing. In discussion, it became apparent that the Planning Board would need further clarification as to whether this policy is applied to subdivider -built housing development only, or whether it applies to purchases of lots for individual building also. The Planning Board requested that Mr. Cogden carry to Mr. Wells the request that he indicate arty necessary clarification, and that he state in writing the policy as he would like it to appear. _Special Town Maps for Fire Department Use Mir. Curtiss reported on the .January 11 meeting attended by himself and Messrs. Newhart, Ogden, Todd, and Wells, plus at least one representative of every fire compnay in the Town of Dryden (except Freeville); including Fire Chiefs and many Assistant Chiefs. Daring this meeting, it was learned that two fire companies had somehow never received their copy of the new town map, and that all felt that the map was inadequate for their use as it stood. As result of this meeting, it was resolved that: 1. 'The Planning Board be asked if it would be willing to provide a new map which would be a re- tracing of the current operating map, to show just the roads and bodies of water (omitting village streets), also occasional house numbering at key crossroads, and usirg much larger lettering so that the maps could be substantially reduced to a size which would enable each man to carry a copy in his vehicle. 20 All would like to have a grid on the'map, and a grid- and road key. All agreed to use_ whatever single system of grids the Planning Board might devise. 3. Just the new roadnames should be used (including private roads). 4. Fire Districts should not be indicated. (Fire Chief Weaver of Ithaca wrote Mr. Curtiss that he would much like to have this, but Mr. Curtiss will reply that this is impossible for us to handle.). 5. 6. It would not be necessary to submit the revised map to the fire chiefs for their O.K. All wanted uniformity. 1 • .t . r Y Town Planning Board 47 January 18, 1968 • All fire chiefs were most grateful to the Planning Board for calling this meeting. This appeared to meet a real need for communication among the fire c omp4es, and for coordination of their efforts. .0V Mr. Curtiss felt that this was a very fruitful meeting, and was now faced with the question of how to handle the implementation. He stated that he felt this to be a project, the supervision of which the Planning Board should undertake. It is not, to be sure, strictly within the bailiwick of the Planning Board. Certainly the drafting work could be subcontracted. Estimated cost involved: $100 to $150, not to exceed $200. Mr. Curtiss noted that the Planning Board had no budget for such a project, and would therefore need Town Board endorsement and concurrence before beginning work on it. Mr. Ogden remarked that he left the January, .1 1 meeting faith the impression that all present felt that the Planning Board would undertake this. He also noted that Lansing's map is an excellent sample, and that he has a copy of. this at his home. Mr. Paterson asked how this project would affect the Planning Board's work schedule. Mr. Curtiss answered that all drafting work would be subcontracted, and that our .job would be supervisory. Mr. Hanford wondered why the fire chiefs did not feel that they can handle this project themselves. Mr. Curtiss replied that these men are also busy volunteers, that they have no central organization, and that his estimate is that such a map would simply not be forthcoming. It appears to be an uphill struggle just to operate the fire companies, and they really nee d this assistance. Mr. Hanford replied that he did not feel that the Planning Board should back away from the job, but that he was a little disappointed that they could not handle it themselves. Mr. Curtiss pointed out that this would certainly be a real service to the townspeople, and would certainly generate support from these men for Planning Board activities. Mrs. Hardesty asked who would pay for this. Mr. Ogden hopefully come out of the Planning Board funds, but that he the Planning Board run short, the Town Board would back the Ms. Hanford moved that the Planning Board accept the n arrangements to have the above - described map made. Second, unanimously, opined that this could felt assured that should Planning Board on it. %�sponsibility for making Mr. Paterson. Carried Mr. Hanford reported that he had received a complaint that the house numbering on the Lake Road was apparently all confused. On checking the master list at this meeting, however,'Mr. Hanford could discover no errors. Mr. Hanford will contact the complainant for clarification. e Home_ Parks =- Z Mr. Curtiss distributed the draft of the proposed mobile home park regulations, to be included with the Zoning Regulations as a separate portion. Mr. Niederkorn has received much information from mobile park owners, but strongly recommends that the Planning Board meet with the mobile home park owners (Lengemann: and inhabitants). j f Town Planning Board -8- January 18,1968 Since it was then after 11:00 p.m., the Planning Board members agreed to take this draft home as "homework" and to hold an extra meeting on February 1 to discuss -A this section. Mr. Curtiss will distribute at the February 1 meeting, any additional zoning material received from Mr. Niederkorn in the meantime. Revision of Subdivision Control Regulations Mrs. Hardesty requested that any future publications of these regulations be identified with "Revised date l-", Next Meeting Special meeting February 1, 8:00 p.m. Regular meeting February 15, 8:00 P.M. Adjournment, 11:10 p.m. f Respectfully submitted, Virginia H. Hardesty, (Mrs. L. B. ) Secretary to the Planning Board _V °-`,'B'.OWN OF DRYDEN - DRYDEN, NEW YORK January 7, 1968 IN THE HEART OF FINGER LAKES REGION Official Notice to Appear in the Rural News and the Ithaca Journal Prior to January 13, 1968 Please take notice that the Planning Board of the Town of Dryden will hold a public hearing, pursuant to Section 276 of the Town Law, on the application of Lyle Hall for approval of a major subdivision involving a new road on the north side of Route 366 between the "Boxcar" and the NYS Police substation. Said hearing will be held on the 18th day of January 1968 at the Town offices at 8 p.m., at which time all interested persons will be given an opportunity to be heard. By order of the Planning Board Peter A. Curtiss, Chairman Please bill to: Town Clerk Town of Dryden Dryden, New York cc. G. Lee M. Luss H. Amdur If there are any questions, please call me at 275 -5014. Thank you. r .:' t , 11 The Town of Dryden Planning Board opened its tJanuary meeting at 8:10 p.m. at the Town Hall, with the following members present: Chairman Curtiss, Mr. Hanford, Mrs. Hardesty, Messrs. Lengemann, Paterson and Reed, and Town Co Mx. Ogden. uncilman Also in attendance were Mr. Milton Greene, Licensed Land Surveyor (F. Donald McKee Associates) in connection with the Lyle Hall Subdivision; Messrs. Richard 14. Hale, Derwin Brown, and Patrick Tan of Sage Action, Inc., in connection with their presentation; and several members of the public interested in the Sage Action Presentation, including Messrs. Donald C. Brown, Hans VanEtten, Jerome Hass, Leland Beach, George Fellows, William Youngs, Allen Hayes Jr., James Horton, and Mesdames Anne Robson and Maureen Kniffen __ all of the Yellow Barn Road area. Advertisement re public hearing read aloud. This hearing concerned the area wherein Mr. Hall has provided a new road to be known as "Lyle Drive" on the North side of Route 366, between the "Boxcar" and the N.Y.S. Police Substation. On behalf of Messrs. Hall and McKee (who were out of the state at the time), Mx. Milton Greene presented "Map Showing a Proposed Street on Lyle Hall Property ", isan intended profile and acceptance map of the street to be known as Lyle Drive. St6epest grade shown was 4 per cent. Two types of drainage illustrated. This map did not show contour lines, abutting owners, power rights - of_way, etc, Mr. Greene agreed to add the necessary information and to supply four copies of the map to the Planning Board. Mr. Greene also agreed to supply either a written note or the road specification sheet s ig � Mr ned Richard Case. Mr. Greene Planned to send this material direct to Mx. . Curtiss at his home. Px. Greene indicated that he is anxious to be cooperative, and will obtain a copy of the Subdivision Control Regulations from Afro McKee upon McKee's return from Florida. PRx. Liguori of the Tompkins that the Health Department will w r County Health Department had stated to Mx. Greene grasses, sh to inspect each parcel as subdivision pro_ Mr. Curtiss instructed Mr. Greene that after the Planning Board receives the necessary written statement from Mr. Case, then further negotiations on Town acceptance and deeding of the road would take place directly between the developer and the Town Council. No written communications had been received by the Planning Board on this subdivision, nor did arW*of the attending public show interest in the hearing. Hearing closed, 8:30 p.m. l z._ Town Planning Board -2- J nu art y 1 8 , 1968 '{.. • Proposed Research & Development Business, Yellow Barn Road -- Sage Action, Inc., P. 0. Box 416, Ithaca. New York Messrs. Hale, Brown, and Tan, three of the five scientists organizing the Sage Action corporation, appeared before the Planning Board to present information as to their planned development activities. Mr. D, E. Ordway is President of this newly formed corporation; in his absence, presentation was made by Vice President R. W. Hale. Mr. Hale also left with the Planning Board a portfolio describing the proposed activities of Sage Action, Inc., and including biographical material on all members of the organization. Mr. Hale's presentation was made for the purpose of information; also in the hope that the Town of Dryden will consider undertaking improvement of Yellow Barn Road extension to the point of the Sage Action driveway, so as to provide satis- factory access. Sage Action, Inc.. was formed on January 1, 19680 by a group of five scientists who had been working together for three or four years. Their proposed business activities (described in some detail by Mr. Hale, and set forth in the above - mentioned portfolio) will fall into the three main areas of contract research for both government and industry; consulting, testing and computer services; and product development. They are, for example, now working closely with Dr. Lemmon at the College of Agriculture in experiments to determine the effect of wind on plant .growth. They therefore require a sizeable tract of land to do experimental crop work. With regard to product development: it is intended that this be carried out in a small way only, as a natural outgrowth of research IWIgip,,g not mass production. Generallythey would be involved in prototype production, in order to sell an idea to others for production. (Question: "How large a wind tunnel would you construct?" Answer: "A small tunnel ..- it would fit into this room. ") Possible expansion of the business would be determined by the success of the business. Their immediate interest is in obtaining land for building an office and laboratory for operations. They have agreed to purchase the Southernmost portion of the Pantos property between Ringwood Road and Yellow Barn Road, and extending across a portion of Yellow Barn Road. This is hillside property, 100 acres. The corporation also has option until April 1 to purchase an additional 75 hillside acres, including power line and gas line, which extends from Rtgwood Road to about 900 feet short of Yellow Barn Road, and which adjoins the C. W. Sadd property. It will be necessary to use Yellow Barn Road for access, because of steep grade from Ringwood Road. The initial building is designed to provide 5,000 square feet: 1/3 for office and 2/3 for lab, plotted to lie in the field at the curve on the unimproved portion of Yellow Barn Road. The corporation would need to have Yellow Barn Road improved to facilitate access, but little traffic would be generated because the business would require no regular deliveries. Mr. Hass, member of the public attending, stated that the problem to him woduld be that improvement of the indicated portion of Yellow Barn Road might very poss- ibly lead to improvement of the entire road -- a development which Mr. Hass and others would not like to see, as the shortcut provided would likely increase through traffic on Yellow Barn Road, Mr. Hale pointed out that the area to thA smith nf j Town Planning Board <1 �3 ...jai` January 18, 1968 • the Sage Action property is proposed to be zoned R-A, which should remove the desirability to the Town of extending improvement of the roade land lies to the East of the Yellow Barn Road New York State South, parcel, and private property to the (Most of those attending reported that they reside North of Ferguson Road.) Mr. Hale would like to see road improvement extended to provide access to their property e_ but has no desire to see further improvement. Mr. Hale noted that their corporation is moving as fast as possible, as they have a computer on order. Also they need additional land for current crop experiments, also possibly for private homes (if topography permits) for persons who would like to live near the lab. Mr. Curtiss pointed out the awkwardness of pending zoni that most of the property falls into the proposed R- Cone. whichMhe . Hale feelsrwouldd be perfectly suitable; and they are delighted to have an R_A zone to the South so as to prevent close building surrounds their operation, their operation as they envision it would, they eel, be entirely consistenthwith surrounding existing development, and that they had discussed their proposal with Mr. Niederkorn, who was enthused. Mr. Curtiss noted that this is the type of operation that communities often strive to acquire mama that is, a no- noise, no- traffic business development. Mr. Hass asked to be informed concerning permitted land uses in R-C zones. Mr. Curtiss quoted from draft of .whether a research & development business would bead�nance, and wondered aloud opined that their operation would be co:.. ^permitted R -C use. Mr. Hale R-C zone as drafted, but since such operations yarennot specifically mentioned, the Presumed hat they would probably have to obtain a special permit. Mr. Youngs inquired about the nature and anticipated volume of traffic. Mr. We replied that there would be no deliveries; that traffic would involve office personnel and supplies only, with the possible exception of perhaps a round trip daily by an employee in connection with the computer service if develop, Air. Curtiss added that a small R & D operation would besverysunli,kelyhtold generate heavy traffic; and that under R-C as drafted, prototype probably be permitted, but large manufacturing certainly woul otafitaintoeR C. tMr. Derwin Brown suggested that their development would traffic than a housing development on the same 100 acrespr bandthatetheireoperation might serve as a buffer against a large housing development. YX. Hass indicated his concern with the nature of the traffic, as there are many children under 14 residing'on Yellow Barn Road now mama and it is only added that should the business become very large within thee next twentyryearrsse they would not be able to use this site. He stated that they appreciate the beauty of the site and wish to presertre it 00010 even perhaps building their own private homes thereon. Mr. Ogden inquired whether Sage Action had discussed their proposal with the County Health Department as regards sewage disposal. had not, but had been led to believe that they would have noldi.ff icultd t as they their aerial reconnaissance survey showed an apparent good depth of soil. Sage Action *Mr. Niederkorn informed me today that he has changed the RC zone slightly to include this property and will add an R &D outfit to the special permit category. This will ensure control over future expansion that might be other than what is now intended (by Sage), or wanted (by the public). PAC 2/1/68 `i i i • ' .era': } uM1 ' - ,y , Town Planning Board -4- January 18, 1968 does not anticipate needing to provide for any large_seale waste disposal in the • near future. Mr. Hass expressed concern about possible effects of a waste - disposal system uphill from their water district; and about the tendency of R & D businesses to blossom into chemical work. Mr. Hale replied that their air survey showed that they might have difficulty in locating a water supply because the soil is canted North -to_ South, so he would speculate that drainage would occur in the North -to. South direction, and thus away from the houses below. Mr. Curtiss pointed out alo that this a particularly t,rell- drained area. Regarding the disposal of chemicals , Mr. Hale stated that he would certainly be very much surprised if the Health Department would permit any dumping of chemicals or noxious substances. Mr. Curtiss indicated that the Planning Board was much interested in, and gen- erally receptive to, Mr. Hale's proposal. The Planning Board also welcomes the concerns of the surrounding residents -- and it would appear that these concerns are shared by the Sage Action corporation. Mr. Hale concurred, noting that one of their prime motivations in clinging to the 75 acres is to prevent losing it to another purchaser for possibly unpleasant development. Since taking the options, he noted, Sage Action has been approached by other organizations which are interested in acquiring the property at a cash profit to Sage Action. Observing that the proposal had been discussed with abutting owner Mr. C. W. Sadd, Mr. Curtiss inquired about Mr. Sadd's reaction to this development __ did Mx. Sadd feel that this would in any way jeopardize the value of his considerable remaining holdings in the area: Mr. Hale answered that Mr. Sadd had expressed no reservations to Sage Action that being a businessman, Mr. Sadd was perhaps more receptive than most people would be. • Amid general agreement from others of the public re that they had attended this meed to public sent, r.r. Beach stated ob:ect in general, and to gain information rather than necessarily to of Sage Action's attendance Xwasse exactly to enable suchH ommunications, the purpose M-r. Beach inquired what the next steps of the Planning Board would be on this, the position of the Planning Board, what steps the public might take to make any future sentiments known. Mr. Curtiss outlined the Progress of and general procedure connected with effecting he g Possible scope of, g proposed zoning ordinance. I3r. Lengemann added that, without a zoning ordinance these_ developers or any others .could go ahead as they might wish. With passage of a zoning ordinance (if such takes place) the Zoning Board could not prevent this Particular development so desired, since pment if it Sage Action has a contract to buy. As the ordinance is now drafted, it would appear obvious to Dr. Tengemann that such use would be considered "non_ conforming ", and if so, that any expansion of such use would require at least a Public hearing. If the drafted ordinance is re- written before enactment to allow greater leniency for R -C uses, it would be up to the public to make sure at the connected public hearings that any objections they might have to such leniency, be aired. Mr. Ogden stated that it is very possible that the needed money on improving the road from the 1968 budget. road is involved beyond Ferguson Road? Ytr, Hale; About said that he did not know of any specific plans for exte doubt someday the Town will see fit to improve the road, Town could not spend all (Mr. Hanford: How much 3 #000 feet.) Mr, Ogden nsion at this time. No he said, but it would have • Town Planning Board v� 4 �4J;e �, idyl e,af( f4 '{I F p -5- so' le to consider the amount involved' versus , certain that the 9own Board would not look with operation -- but hat it was simply 4 question such improvement. , ' , January 18, 1968 tax revpnue• He added that he was disfavor upon th' k' is ind of an of where , o find the money for In summary, it might be said that the tone of the exchanges was characterized by a desire to communicate information and concern for the maintenance of the Yell Barn Road area as a desirable family - residence area. Yellow could be classified as centering around (1) traffic The concerns of the public traffic, (2) presex'vation of the beauty of the site,gandation especially through Of waste products.' Mr. Hale reassured the public that their business would and esery traffic generator, and the Sage Action was equally concerned on both site Preservation and waste disposal. The conversations a and all Parties seemed satisfied. The representativesofrd amicable and opene the Clerk's office at 10:00 p.m. with a few remaining members of then retired to continue thier conrversation, so that the business of themPlanni ff go Public to � and might proceed.; Correction to 12/21/67 MinutA� Please refer to Mr. Curtiss' note at end of minutes Amdur's reading on the 45 -day action clause: this interpretation was incorrect, and and Mrs. Amdur so notified Mr. Curtiss on the day following minutes. Please void this (last) paragraph in distribution of the Mrs. Amdur will. as soon as Your cony of the 12/21/67 minutes, presented to her by the Planning ssible re- assess this situation and other problems, detailed interpretation of this part of the bdivisioneRegulate Board with g ns, D Please see Mrs. Amdur's 4/25/67 memo to the Planning Board, co attached to 12/27/67 minutes, paragraph "DI's py of which was Regulations, section 3;1 defines a subdivisionhasea division states, "Our ton or more tracts or parcels for the into 2 therefore be interpreted that 'development, includes an1adi_ ng dntelo buildings t. It can other rental units. it or ficatMrse f the Hardesty equesieisithat othe Planning Board seek from Mrs. Amdur a cl _ occur? The Pl a parcel -- that is, when does "division,�ari Planning Board has been operating on the assumption that "division" occurs when title to p� of the might construct an unlimited number of rentalrunits onsa sicidi 1 land without bein y a landowner g governed b the � e Parcel 'of owned Y provisions of the Subdivision Regulations until such time as he might transfer title of egrrect, and if so, is it also correct that theoSubdivis3an Regulations would 1s this apply.if the entire parcel is sold? uld not I. I l 4 • f .t • Town Planning Board v� 4 �4J;e �, idyl e,af( f4 '{I F p -5- so' le to consider the amount involved' versus , certain that the 9own Board would not look with operation -- but hat it was simply 4 question such improvement. , ' , January 18, 1968 tax revpnue• He added that he was disfavor upon th' k' is ind of an of where , o find the money for In summary, it might be said that the tone of the exchanges was characterized by a desire to communicate information and concern for the maintenance of the Yell Barn Road area as a desirable family - residence area. Yellow could be classified as centering around (1) traffic The concerns of the public traffic, (2) presex'vation of the beauty of the site,gandation especially through Of waste products.' Mr. Hale reassured the public that their business would and esery traffic generator, and the Sage Action was equally concerned on both site Preservation and waste disposal. The conversations a and all Parties seemed satisfied. The representativesofrd amicable and opene the Clerk's office at 10:00 p.m. with a few remaining members of then retired to continue thier conrversation, so that the business of themPlanni ff go Public to � and might proceed.; Correction to 12/21/67 MinutA� Please refer to Mr. Curtiss' note at end of minutes Amdur's reading on the 45 -day action clause: this interpretation was incorrect, and and Mrs. Amdur so notified Mr. Curtiss on the day following minutes. Please void this (last) paragraph in distribution of the Mrs. Amdur will. as soon as Your cony of the 12/21/67 minutes, presented to her by the Planning ssible re- assess this situation and other problems, detailed interpretation of this part of the bdivisioneRegulate Board with g ns, D Please see Mrs. Amdur's 4/25/67 memo to the Planning Board, co attached to 12/27/67 minutes, paragraph "DI's py of which was Regulations, section 3;1 defines a subdivisionhasea division states, "Our ton or more tracts or parcels for the into 2 therefore be interpreted that 'development, includes an1adi_ ng dntelo buildings t. It can other rental units. it or ficatMrse f the Hardesty equesieisithat othe Planning Board seek from Mrs. Amdur a cl _ occur? The Pl a parcel -- that is, when does "division,�ari Planning Board has been operating on the assumption that "division" occurs when title to p� of the might construct an unlimited number of rentalrunits onsa sicidi 1 land without bein y a landowner g governed b the � e Parcel 'of owned Y provisions of the Subdivision Regulations until such time as he might transfer title of egrrect, and if so, is it also correct that theoSubdivis3an Regulations would 1s this apply.if the entire parcel is sold? uld not I. I l f .t e • Town Planning Board v� 4 �4J;e �, idyl e,af( f4 '{I F p -5- so' le to consider the amount involved' versus , certain that the 9own Board would not look with operation -- but hat it was simply 4 question such improvement. , ' , January 18, 1968 tax revpnue• He added that he was disfavor upon th' k' is ind of an of where , o find the money for In summary, it might be said that the tone of the exchanges was characterized by a desire to communicate information and concern for the maintenance of the Yell Barn Road area as a desirable family - residence area. Yellow could be classified as centering around (1) traffic The concerns of the public traffic, (2) presex'vation of the beauty of the site,gandation especially through Of waste products.' Mr. Hale reassured the public that their business would and esery traffic generator, and the Sage Action was equally concerned on both site Preservation and waste disposal. The conversations a and all Parties seemed satisfied. The representativesofrd amicable and opene the Clerk's office at 10:00 p.m. with a few remaining members of then retired to continue thier conrversation, so that the business of themPlanni ff go Public to � and might proceed.; Correction to 12/21/67 MinutA� Please refer to Mr. Curtiss' note at end of minutes Amdur's reading on the 45 -day action clause: this interpretation was incorrect, and and Mrs. Amdur so notified Mr. Curtiss on the day following minutes. Please void this (last) paragraph in distribution of the Mrs. Amdur will. as soon as Your cony of the 12/21/67 minutes, presented to her by the Planning ssible re- assess this situation and other problems, detailed interpretation of this part of the bdivisioneRegulate Board with g ns, D Please see Mrs. Amdur's 4/25/67 memo to the Planning Board, co attached to 12/27/67 minutes, paragraph "DI's py of which was Regulations, section 3;1 defines a subdivisionhasea division states, "Our ton or more tracts or parcels for the into 2 therefore be interpreted that 'development, includes an1adi_ ng dntelo buildings t. It can other rental units. it or ficatMrse f the Hardesty equesieisithat othe Planning Board seek from Mrs. Amdur a cl _ occur? The Pl a parcel -- that is, when does "division,�ari Planning Board has been operating on the assumption that "division" occurs when title to p� of the might construct an unlimited number of rentalrunits onsa sicidi 1 land without bein y a landowner g governed b the � e Parcel 'of owned Y provisions of the Subdivision Regulations until such time as he might transfer title of egrrect, and if so, is it also correct that theoSubdivis3an Regulations would 1s this apply.if the entire parcel is sold? uld not I. I l Z i� Fj .Y Z Town Planning Board -6_ January 18, 1968 (See Minutes for 11/16/670 page 3.) Mr. Curtiss recalled Professor Gilmore's question concerning assessment of subdivisons in progress, and reported that he had the following reply from the Town Assessor, Mr. Wells: When land is being subdivided, there is no increased assessment on that land even though the road has been installed, until such time as construction on a house actually begins. (Mr. Paterson interrupted to note that this policy has not always been followed in the past.) The assessment on the uncompleted lots is less than that on the lot under actual construction. Mr. Wells had indicated to Mr. Curtiss his willingness that such policy be put-in writing. In discussion, it became apparent that the Planning Board would need further clarification as to whether this policy is applied to subdivider -built housing development only, or whether it applies to purchases of lots for individual building also. The Plarming Board requested that Mr. Cgden carry to Mrs e that he indicate ary necessary clarification, and that he state inswriting the as he would like it to appear, policy rh Mr. Curtiss reported on the Fanuary 11 meeting attended by himself and Messrs. Newhart, Ogden, Todd, and Wells, plus at least one representative of every fire Assists in the Town of Dryden (except Freeville); including Fire Chiefs and many Assistant Chiefs. Daring this meeting, it was learned that two fire companies had somehow never received their copy of the new town map, and that all felt that the map was inadequate for their use as it stood. As result of this meeting, it was resolved that: 1. 'The Planning Board be asked if it would be willing to provide a new map which would be a re- tracing of the current operating map, to show just the roads and bodies of water (omitting village streets), also occasional house rmmbering at key crossroads, and using much larger lettering so that the maps could be substantially reduced to a size which would enable each man to carry a copy in his vehicle. 2. All would like to have a grid on the map, and a grid- and roa&key. All agreed to use whatever single system of grids the Planning Board might devise. 3. Just the new roadnames should be used (including private roads). 4o Fire Districts should not be indicated. (Fire Chief Weaver of Ithaca wrote Mrs Curtiss that he would much like to have this, but Mr. Curtiss will reply that this is impossible for us to handle.) 5. It would not be necessary to submit the revised map to the fire chiefs for their O.K. 6. All wanted uniformity. i� Town Planning Board -6_ January 18, 1968 (See Minutes for 11/16/670 page 3.) Mr. Curtiss recalled Professor Gilmore's question concerning assessment of subdivisons in progress, and reported that he had the following reply from the Town Assessor, Mr. Wells: When land is being subdivided, there is no increased assessment on that land even though the road has been installed, until such time as construction on a house actually begins. (Mr. Paterson interrupted to note that this policy has not always been followed in the past.) The assessment on the uncompleted lots is less than that on the lot under actual construction. Mr. Wells had indicated to Mr. Curtiss his willingness that such policy be put-in writing. In discussion, it became apparent that the Planning Board would need further clarification as to whether this policy is applied to subdivider -built housing development only, or whether it applies to purchases of lots for individual building also. The Plarming Board requested that Mr. Cgden carry to Mrs e that he indicate ary necessary clarification, and that he state inswriting the as he would like it to appear, policy rh Mr. Curtiss reported on the Fanuary 11 meeting attended by himself and Messrs. Newhart, Ogden, Todd, and Wells, plus at least one representative of every fire Assists in the Town of Dryden (except Freeville); including Fire Chiefs and many Assistant Chiefs. Daring this meeting, it was learned that two fire companies had somehow never received their copy of the new town map, and that all felt that the map was inadequate for their use as it stood. As result of this meeting, it was resolved that: 1. 'The Planning Board be asked if it would be willing to provide a new map which would be a re- tracing of the current operating map, to show just the roads and bodies of water (omitting village streets), also occasional house rmmbering at key crossroads, and using much larger lettering so that the maps could be substantially reduced to a size which would enable each man to carry a copy in his vehicle. 2. All would like to have a grid on the map, and a grid- and roa&key. All agreed to use whatever single system of grids the Planning Board might devise. 3. Just the new roadnames should be used (including private roads). 4o Fire Districts should not be indicated. (Fire Chief Weaver of Ithaca wrote Mrs Curtiss that he would much like to have this, but Mr. Curtiss will reply that this is impossible for us to handle.) 5. It would not be necessary to submit the revised map to the fire chiefs for their O.K. 6. All wanted uniformity. .fly! Town Planning Board o-' a -7- January 18, 1968 All fire chiefs were most grateful to the Planning Board for calling this • meeting. This appeared to meet a real need for communication among the fire companies, and for coordination of their efforts. Mr. Curtiss felt that this was a very fruitful meeting, and was now faced with the question of how to handle the implementation. He stated that he felt this to be a project, the supervision of which the Planning Board should undertake. It is note to be sure, strictly within the bailiwick of the Planning Board. Certainly the drafting work could be subcontracted. Estimated cost involved $100 not to exceed $200. Yx- Curtiss noted that the Planning Board had no et or such a project, and would therefore need Town Board endorsement andconcu enter before beginning work on it. Mr. Ogden remarked that he left the Janu that all ary'11 meeting with the impression present felt that the Planning Board would undertake this. He also noted that Lansing's map is an excellent sample, and that he has a corny . of this at his home. Mr. Paterson asked hoar this project would affect the Planning Board's work schedule. M.r. Curtiss answered that all drafting work that our ,job would. be sunswereo would be subcontracted, and not feel that they can handle this projectrthemselves. Mroy the fire chiefs did these men are also busy volunteers, that they have no centraluorganization, andt that his estimate is that such a map would simply not be forthcoming. It appears to be an uphill struggle just to operate the fire companies, and they really nee d this assistance. Mr. Hanford replied that he did not feel that the Planning Board should back away from the job, but that he was a little - disappointed that they could not handle it themselves. Mr. Curtiss pointed out that this would certainly be a real service to the townspeople, and would certainly generate support from these men for Planning Board activities. Mrs. Hardesty asked who would pay for this. Mr. Ogden hopefully come out of the Planning Board funds, but that he the Planning Board run short, the Town Board would back the Mr* Hanford moved that the Planning Board accept the r� arrangements to have the above - described map made. Second, unanimously. House Renimberi g opined that this could felt assured that should Planning Board on it. :sponsibility for making Mr. Paterson. Carried Mr. Hanford reported that he had received a complaint that the house numbering on the Lake Road was apparently all confused* checking meeting, however, Mr. Hanford could discover noOerro s, Mr the master willtcontacts at the complainant for clarification, wulua cur m.00ile Home Parks -- Zoning Mr. Curtiss distributed the draft of the proposed to be included with the Zoning Regulations as apsearateo port home park regulations, P portion. Mr. Niederkorn has received much information from mobile strongly recommends that the Planning Board meet with the mobilerho a Par, but j (Lengemanna and inhabitants), park owners i i • Town Planning Board January 18, -1968 h Since it was then after 11:00 p.m., the Planning Board members agreed to take this draft home as "homework" and to hold an extra meeting on February 1 to discuss this section, Mr. Curtiss will distribute at the February 1 meeting, any additional zoning material received from Mr. Niederkorn in the meantime. 5 W Mrs. Hardesty requested that any future publications of these regulations be identified with "Revised date ". 1 Next Meeting, Special meeting February 1, 8:00 p.m. Regular meeting February 15, 8:00 p.m. Adjournment, 11:10 p.m. Respectfully submitted, Virginia H. Hardesty, (Mrs. L. Be ) Secretary to the Planning Board ORYDEN, NEW (( YORK 1�1 January 7, 1968 IN THE HEART OF FINGER LAKES REGION Official Notice to Appear in the Rural News and the Ithaca Journal Prior to January 13, 1968 Y TOWN N OF DRY DEN ORYDEN, NEW (( YORK 1�1 January 7, 1968 IN THE HEART OF FINGER LAKES REGION Official Notice to Appear in the Rural News and the Ithaca Journal Prior to January 13, 1968 Please take notice that the Planning Board of the Town of Dryden will hold a public hearing, pursuant to Section 276 of the Town Law, on the application of Lyle Hall for approval of a major subdivision involving a new road on the north side of Route 366 between the "Boxcar" and the NYS Police substation. Said hearing will be held on the 18th day of January 1968 at the Town • offices at 8 p.m., at which time all interested persons will be given an opportunity to be heard. 0 By order of the Planning Board Peter A. Curtiss, Chairman Please bill to: Town Clerk Town of Dryden Dryden, New York cc. G. Lee M. Luss 11. Amdur If there are any questions, please call me at o26m�-5014. Thank you