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HomeMy WebLinkAbout1993-05-17 Alt Copy MAY - 1 7 - 9 ,3 M 0 N 1 0 1 9 COOPERAT I VE: aX: TENS I ON P 0 1 May 17 , 1993 To : Jeannie Barrett From : MQnika Roth Crispin Cooperative Extension Agent Re : Farming in the Town of Groton The town of Groton is characterized by having a large and viable agricultural sector . Historically this has been the region of the county with th'e largest number of farms . while there are fewer farms now , there are still more farms in the town of Groton than any other town in the County . This is due in part to a continuation of the farming tradition in established farm families . Agriculture is the major land use in the town Outside of the village of Groton . Agriculture contributes significantly to the economic activity in the mown and County as a whole . Dairy farming is the predominant farm enterprise . Many . of the farms which have gone out of dairying continue to raise heifers , have switched to beef or rent the land to other farmers . A few farmers raise field crops on a part or full - time basis . The land is primarily suited to dairy or beef production . There are no horticultural farms located in Groton ( vegetables , fruit , nursery or greenhouse ) . According to data collected in 19s8 , during the review of agricultural districts , there were approximately 30 full -time dairy enterprises, most of which I thank are still in business . This represents approximately one- third of the total number of dairy farmers in the County ( 105 ) . Milk sales from these farms could be estimated at having a value of between 12 � 15 million dollars . Farm investments range from $ 200 , 000 � 1 , 000 , 000 per farm . Beef and dairy heifers are raised on approximately 12 farms operating on a part " time basis ( sales range ,from $ 101000 - 50 , 000/ farm ) . Field crop enterprises vary in the acres which they farm from 30 - 800 acres . There are many moderate sized property holdings which were once farmed and are now being rented to farmers and some of the land is going into house lots . Most of the farmland in the town is located within the agricultural distri,,pt which provides qualifying farmers with the opportunity to recieve agricultural assessment on their land to help ease the burden of taxes . The soils in the town include -approximately 15 � which are deep well -drained ; ' 50 % moderately well -drained ; 25 % with some cultural limitations and 10 $ with severe cultural limitations . The soils are primarily suited to hay and forage crop production which is the typical land use in the town . Ft lf� 6dp y LAND DEVELOPMENT PATTERNS An assessment of the physical characteristics of Groton , . the location of highways and utilities , and the availability of services was used to identify those areas that are best suited for higher intensity development . In general these areas are located around the Village of Groton , along Route 38 north and south of the Village , in and around McLean , and along Fall Creek . These areas are suited for different types of high intensity development. The area around the Village of Groton is served by water and sewer service from the Village and gas service from NYSEG , or these services could easily be extended to serve the area . These areas are the most well suited for industrial and commercial development . Along Route .38 , north and south of the Village , water and sewer are not as readily available , - but these areas have good access from the highway and good physical characteristics for development , with soils that are suited for septic system location and groundwater aquifers which could supply adequate volumes of water for development . These areas are suited for some commercial development and higher density residential development. One limitation to the, southern Route 38 corridor is its relative shallow depth from Route 38 . Special care will need to be taken to manage highway access in this area . In the McLean area , soils are suited for septic system location and groundwater aquifers are . suitable for most water supply needs . The area is also served by three -phase electric power, which is particularly attractive for industrial users . Thus , some industrial development would be suitable in McLean , the limitation being the lack of. public water and sewer service in the area . Otherwise , the area is well suited for higher density residential development. The area has good access via highways to the Ithaca area and the Cortland area . The Fall Creek area is best suited for higher density residential development . The soils , have few limitations for the location of septic systems , and the groundwater aquifers are suitable for use as a water supply . Highway access is limited however, with local roads only serving the area . Some gas service is available and three-phase power is also available to part of this area . However, the lack of suitable access limits the suitability of this area for industrial or commercial development . Therefore , growth should be encouraged in these areas with the highest suitability for development . The following sections describe some of the options for encouraging this pattern of development. HIGH INTENSITY AREAS There are many ways to encourage higher intensity development , to locate in the areas most suitable for that development. A few are discussed here : commercial and industrial zoning , incentive . zoning , planned unit developments , and capital improvement program . Planned Unit Development A planned unit development ( PUD) is usually a mixed use development located on a large parcel of land . The location of residential , commercial , and community buildings is determined based on the physical characteristics of the land , and the relationship of these uses to each other and to surrounding lands . Procedurally , PUDs are enabled by a municipality 's zoning ordinance , which spells out the conditions for the creation of a PUD and the specifications for the development of a PUD . A landowner interested in developing a PUD would approach the Town requesting that the land be rezoned for a PUD . The landowner would submit plans which detail the development of the site , showing the location of any residential area and their density , commercial buildings and their uses , and the location of community buildings , recreation areas , open space , and other uses . In approving the creation of the PUD , the Town , in essence , is approving the entire development plan . ; PUDs are limited to large parcels , for obvious reasons . Primarily , the development of a large parcel allows more flexibility for the location of multiple uses . In addition , the impacts on adjoining parcels can be more easily mitigated on a .large parcel of land . The amount of flexibility for layout of a PUD often varies with the size of the parcel being developed . The larger the parcel , the more options are available to . the landowner. Again , the larger parcels make it easier to mitigate negative impacts or provide enough area for design solutions to problems with the site . For discussion purposes , the following outline for PUD specifications is provided : Size of Percent of Land used for PUD (ac) Residential Commercial Community Open Space > 15 >40% 2 - 30 % 1 - 10 % > 10% > 30 > 15% 2 - 40 % 1 = 10 % > 10% > 100 > 15% 2 - 50 % 1 - 10 % > 10% { t Incentive Zoning New York State has , within the past year, amended its zoning enabling legislation to permit municipalities to offer incentive zoning . Incentives are provided to developers in exchange for physical , social , or cultural benefits or amenities . Incentives can include adjustments to permitted density , area , height , open space , use for a specific purpose authorized by the Town Board in the zoning ordinance . Community benefits or amenities could include open space , affordable housing , parks , elder care , day care , or other amenities of benefit to the residents of the community as authorized by the Town Board in the zoning ordinance . In order to encourage development in the high intensity areas , the Town can provide for incentive zoning in these areas . The Town could permit higher density development in these areas as an incentive for the extension of utility services from the Village of Groton . Other incentives could be provided to encourage the development of commercial and industrial sites . Allowable lot coverage , . . . could be provided in exchange for mixed use developments or for development of commercial and industrial uses rather than residential uses . One recommendation of the economic development section was to provide industrial sites , buildings , and incubators which are ready for . occupancy in order to attract new business . Incentive zoning could be used to encourage this approach . In exchange for developing industrial sites , spec buildings , or incubators , the Town could offer to relax lot coverage , setback , and other provisions of the regulations . In addition , the Town could allow more flexibility in terms of development of these sites , say by relaxing parking requirements until a site is in use to determine the actual number of parking spaces required . This would be of benefit to the developer, in terms of minimizing site development costs , until the needs of the specific user are determined . Commercial/ Industrial Zoning The Town can also encourage commercial and industrial development in parts of the high intensity areas by zoning certain lands exclusively for industrial and/or commercial uses . The Town ,,of Groton Zoning Ordinance does not have any zones which are set aside exclusively for commercial or industrial uses . This could lead to potential conflicts . ( 1 ) The land which is best suited for industrial users could be developed for residential development , which could result in a lack of land for industrial development in the Town . ( 2) Even if only some land that is well suited for industrial development is developed residentially , this could prove a deterrent to industries locating in Groton . Residents of industrial areas could object to new industries moving in nearby , as they could impact residential areas negatively . (3 ) In addition , some industries just will not consider a site in the midst of residential development, to forestall complaints during the permitting process , construction of the site , and interference with industrial activities . Capital Improvement Program One way to direct development to the high intensity areas other than through zoning is for the Town to adopt a Capital Improvement Program . This program could plan for the extension of water and sewer service to those high intensity areas in the vicinity of the Village . The Town policy could limit the extension : of these services outside the high intensity area , encouraging development which relies on these services to locate in the service areas . The capital , improvement program could be developed which plans the extension of water and sewer service to specific areas in the Town . Working in conjunction with the Village , the Town could identify the capacity of these services available to serve . new development , determine the areas which could reasonably be provided with services , and develop the plans for the location of water transmission lines and sewer mains . Developments would then be required to extend utilities in conformance with this capital improvement program . The Town ' s policy to limit extension of water and sewer service outside the high intensity areas will also encourage development in the high intensity areas . Except in cases of imminent health hazards , or similar emergency conditions , the limitation of utility expansion will further the creation of ap high intensity area . LOW INTENSITY -AREAS In addition to encouraging development in the high intensity areas , the Town should address development patterns in the low intensity areas . It is not the intention of this analysis to preclude development in the low intensity areas . 4 Rather , the low intensity areas should be developed so as to maintain the Town ' s rural character and to ensure that development accounts for the limitations to development posed either by poor physical characteristics , lack of adequate road access , or absence of public water and sewer facilities . There are many ways in which these low intensity areas can be developed in accord with the recommendations of this master plan . The basic recommendation concerning the .development of low intensity areas is that existing zoning regulations should remain largely unchanged . However , some improvements would be beneficial . A few are discussed below : cluster development , flag lots , and hillside protection . Cluster Development Cluster developments are residential developments where the residential units are located on a portion of a tract , with the remainder of the land being left undeveloped . The overall density requirements of the zoning regulations would be maintained , so that if a tract could support 30 units under conventional development patterns , no more than 30 units would be permitted in the cluster development pattern . This option provides several advantages . Residential development can be located on the land which is best suited for development. Natural features can be more easily taken into account in the design process and important open spaces and environmentally sensitive areas can be protected . These clusters of development can also be more easily served by public facilities . This lessens the cost to the developer of providing roads and other "community" facilities and lessens maintenance costs to the Town . Cluster development can also help to preserve agricultural lands . By locating residential development on a portion of a tract , the landowner can use the undeveloped portion fo,r farming . Thus the landowner can derive the benefits of development of the site without having to lose the most productive farmland . To implement this recommendation , the Town ' s zoning ordinance would need to be revised to permit cluster developments . This option should be permitted for developments with at least five dwelling units . Cluster developments would be reviewed in the subdivision review process to determine the suitability of the proposed cluster layout and to determine if the site can support the cluster as designed . Specific standards for cluster development would be spelled out in the zoning regulations . These regulations would maintain the density standards of the zoning regulations , and could establish minimum frontage , and setback requirements for cluster , development , y a ' Flag Lots Flag lots are lots which do not meet the frontage requirements of the zoning regulations , but meet all other dimensional standards . This type of lot is usually created to provide access . to lands at a distance from an existing road , without having to construct a new road . In essence , two , or more , tiers of lots are created : one tier of lots. along the road frontage , and another tier of flag lots immediately behind them . The term flag lot describes the shape of the lots , with a relatively narrow strip of land ("pole ") leading back to the main lot ("flag ") . Flag lots are created through the normal procedures for the subdivision of lands . The zoning regulations are amended to permit the creation of flag lots under specific terms and conditions . Flag lots are most appropriate in low intensity , rural settings . In higher intensity areas , this development pattern can interfere with the orderly development of roads and public utilities . However , in the low intensity area , there is little need for major expansion of such facilities . Hillside Protection Development on steep hillsides has many serious implications . Unless the design of the site is appropriate and extensive precautions are taken during construction , severe erosion can result . This can impact both downhill landowners as well as pollute streams in the area . Septic systems also work less efficiently and more easily malfunction on steep slopes . This can result in contamination of ground and surface waters . Construction and, maintenance of roads are ' more difficult and expensive on steep slopes . These impacts from development on steep slopes become more sever the steeper the slope . As these impacts increase , the cost to the developer, the community , and the environment increase . In order to minimize these impacts , the Town can greatly reduce the amount and type of development on the steepest slopes in the Town . Slopes in excess of 25% , the steepest in the Town of Groton , are found along the hillside which parallels Route 38 . Development in this area should be closely reviewed by the Planning Board so that land disturbance is limited to those areas with slopes less than 25% . In the case of lands located exclusively on these slopes , ' development could be permitted by the grant of a variance , provided that the minimum land disturbance is permitted and only in accordance with strict design and construction specifications . _ OTHER echo units permitted height restrictions established scenic highway ordinance