HomeMy WebLinkAbout1992-05-20 41
TOWN OF DANBY
PLANNING BOARD MEETING
Regular Meeting 7 : 30 P . M . May 20 , 1992
P RESENT :
Chairman Nancy Weitzel
P lanning Board Members - Arch Dotson , Bill Farrell , Joel Gagnon ,
K en Horst , Paul Viscuso
O thers Present :
S ecretary Carol Sczepanski
Interim Code Enforcement Officer Susan Beeners
Town Attorney Nelson Roth
S upervisor Mary Oltz
Members of the Public :
Ric Dietrich , Ted Jones , Joyce Pratt , Karen Gobrecht , Mary Lou
Hardesty , Bill Albern , Harriet Moore
Corrections to Planning Board Minutes Working Session - April 2 ,_
1992 .
1 ) Page 1 - add after when the wells are tested - - again as part
o f the Health Department approval of the system once the park
e xpansion is approved .
Approval of Planning Board Minutes - April 2 , 1992
A motion was made by Joel Gagnon and seconded by Arch Dotson to
approve the Planning Board Minutes of April 2 , 1992 as corrected .
Carried Unanimously
Corrections to Planning Board Minutes of April 15 , 1992
1 ) Page 2 - - Motion to Amend Resolutions - - add Carried
Unanimously
2 ) Page 1Z - - under Privilege of the floor - item No . 2 ( if they
can be made available ) ;
3 ) Page ,g - - under Motion - add after the word Available after
the word Materials ;
4 ) Page ; - - under Item No . 1 - - correct to read . . . .
Comprehensive Plan in Process for Tompkins County .
5 ) c -
Page - - under # 2 - should read . . . . represents the owners of
approximately twenty percent ( 20 % ) of the land affected . . . .
Approval of Planning Board Minutes - April 15 , 1992
A motion was made by Joel Gagnon and seconded by Arch Dotson to
approve the Planning Board Minutes of April 15 , 1992 as corrected .
Carried Unanimously
Motion to Adjourn to Executive Session :
A motion was made by Chair Nancy Weitzel and seconded by Arch
Dotson to adjourn to Executive Session at 7 : 45 P . M . to discuss
possible litigation .
Carried Unanimously
The regular meeting of the Planning Board reconvened at 9 : 00 P . M .
P RIVILEGE OF THE FLOOR :
J oel Gagnon distributed copies of an interesting article from
" Historic Preservations " about two ( 2 ) architects who are designing
new villages and trying to capture what is attractive about
traditional villages .
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2 Planning Board Minutes
May 20 , 1992
County Planning Board Report :
Paul Viscuso reported the following highlights from the May 13 ,
1992 Tompkins County Planning Board Meeting .
1 ) Basic Discussion on Comprehensive Planning - - Floyd Foremen
from the Town of Ithaca and Matthys VanCourt from the City of
Ithaca talked about the comprehensive plans for the Town of
Ithaca and the City of Ithaca . Both speakers said the
inventory was most time consuming and commented that plans
like this cost a lot of money .
2 ) Discussions of Planning Board Members focused on zoning and
agriculture and how to keep farm land when in agriculture as
a whole the numbers of farmers is declining . People who want
to farm cannot get the money to do so .
3 ) County Planning Comprehensive Plan - the County needs the
involvement of municipality leaders . Comprehensive Plans for
individual towns and villages should be sent to the County for
their information . The Village of Lansing is working on a
plan for the open space set aside from subdivisions .
4 ) The Town of Newfield raised questions of what to do when the
villagers really do not want zoning or are quite set against
it .
P roposed Hillview Mobile Home Park Expansion :
S usan Beeners summarized items that are related to the Site Plan
for the proposed Hillview Mobile Home Park Expansion .
1 ) The Town is reviewing the application for a Mobile Home Park
Zone to include both the old park and the proposed expansion
area .
Joel Gagnon said there was a question of whether the site plan was
going to include not only that but the entire piece . We have a
footprint of a Planned Development Zone that includes the existing
park , the proposed expansion site and also includes the area of the
water works and other lands .
Mr . Albern said he wanted the entire area included in the Mobile
Home Park Zone . The remaining area serves the mobile home park .
Susan said it should be confirmed whether or not the entire PDD
would be rezoned for mobile home park zone which is approximately
46 acres .
Mr . Albern again said that the PDD and the footprint shown would
remain a Planned Development District .
Susan said that to this point the undeveloped area of approximately
21 acres has not been included in the calculations of the new
mobile home park zone .
Mr . Albern said that at the last meeting of this Board that he
attended he believes that the Board was going to ask the Town
Attorney for a determination or some definition .
J oel Gagnon said the clarification that we have received is that
we are basically rezoning within the Planned Development Zone .
W e are now creating within that Planned Development Zone a Mobile
Home Park Zone .
Mr . Albern said that originally the whole PDD was intended for a
mobile home park and the area was set aside as a mobile home park .
H e asked the Planning Board why the semantics needed to conform to
t he new zoning .
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3 Planning Board Minutes
May 20 , 1992
S usan said that her understanding from the record and confirmation
from the Town Attorney , is that the application shows you have
✓ olunteered to go for a rezoning to Mobile Home Park Zone for the
e xisting twenty - six ( 26 ) units and the proposed expansion of
thirty - one ( 31 ) new units . It happens to be within the boundaries
o f a pre - existing PDD but you have volunteered to proceed with the
application as a rezoning for the upper half of the land .
Susan explained options such as rezoning the entire piece and
submitting a General Plan for the upper area that would comply with
t he Mobile Home Park Zone rezoning requirements or rezoning only
t he lower two ( 2 ) pieces with a deed restriction on the upper
portion .
D iscussion followed regarding the remaining acreage in the PDD .
J oel said the use of the upper portion of the PDD needs to be
specified if it is to be included . Unless the entire area is
included in the plans there is no guarantee that future development
w ould be approved .
Mr . Albern said that that the prior use of the land in the PDD and
w as for mobile home park .
S usan said that there is not a general plan for the entire PDD and
the Town needs some clarification on what the final boundaries will
be .
Mr . Albern said that the Hardesty ' s purchased this piece of
property as a Planned Development District for a mobile home park
w ith the expectation that they could build a mobile home park
t here .
Joel said we want to make it clear what this zone is about and what
w ould be included now and in the future so that the Town and the
n eighbors know what is going on ten ( 10 ) years from now .
S usan said there are different options :
1 ) Revise the proposal from Mobile Home Park Zone for the 26 and
the 31 units , and include the entire remainder of the
undeveloped area ;
2 ) revise and include only a portion of the area ;
3 ) revise and do not include any of the remainder of the
undeveloped area ;
S he said if it stays as it presently is which is just rezoning for
t he present park and the expansion area , the information related
t o what typical possible future development might be in the upper
portion needs to be included . A fairly detailed general plan for
t he expansion area is needed for the remaining portion .
Mr . Albern said that he does not think that it is reasonable for
t he Board to expect the developer to lay out lots on the entire
parcel at one time . Phase I was done ten ( 10 ) years ago and now
w e ' re coming along with Phase II and at some point in the future
maybe there would be a Phase III .
D iscussion followed regarding the specifics for the entire PDD
area .
Chairperson Weitzel asked Mr . Albern to submit a plan showing the
proposed future use of the entire area including the remaining
u pper portion of the PDD . She said the Planning Board needs to
know what the proposed use may be for the remaining ( upper ) portion
o f the PDD .
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4 Planning Board Minutes
May 20 , 1992
D iscussion followed regarding over - all density and units per acre
for the gross acreage .
Susan asked Mr . Albern to come back with information related to
possible future development of the southern part of the site . It
w ill be stated in writing as part of the report .
Mr . Albern said that the owner will sign a statement to the effect
that the remaining acreage of the property after Phase I and Phase
II are completed may be used as a mobile home park with a density
o f not greater than two ( 2 ) units per acre or it may be used as a
✓ esidential subdivision with minimum lot size of two ( 2 ) acres .
J oel said that a site plan may not be necessary but it is important Sv
that the future use definition are specified -30:16d . the Town knows
what the Planned Development District is .
S usan said that if the property is kept as a PDD then it may not
n ecessary to submit a general plan , but it would be helpful for
SEQR purposes and the PDD uses to have future usetstated .
l
S usan stated that the Town needs specification of the possible use
o f the undeveloped area and clarification as to the specific zone
boundaries . She said that we could proceed with the site plan for
the twenty - six ( 26 ) existing units and the proposal for the
expansion of thirty - one ( 31 ) units . Subject to consultation with
Town counsel that it may be possible for the Town to enact a local
law creating the mobile home park zone and set language with
✓ espect to the remaining 21 . 5 acres of the PDD that the land could
be used for a residential or a mobile home park development with
a density not to exceed ( ? )
D iscussion followed :
The Planning Board asked Mr . Albern to clarify the future use of
the PDD including any intended use of it as a mobile home park .
Susan said that this would not give blanket permission to place a
mobile home park or a residential subdivision development on the
u pper area . It would be necessary to go through with re - zoning
process at a future date .
Mr . Albern said he thinks that the owner wants to say that the
future use for that remaining portion of the PDD will be an
e xpansion of the mobile home park .
D iscussion followed :
S usan suggested the following :
1 ) Site Plan aspects need to be clarified - -
a ) What are the zone boundaries going to be for the Mobile
Home Park Zone ?
b ) If appropriate , a public review file be available where
written aspects of approved materials can be viewed by
the public before the public hearing . A public hearing
will give the applicant the opportunity to present to the
public officially what is proposed .
2 ) The buffer modifications of a fifty ( 50 ) foot peripheral
buffer on the side , the eastern side , should be shown on the
site plan .
Jigs
5 Planning Board Minutes
May 20 , 1992
3 ) A field print confirmation of the location of the existing
drainage way or ways and what the proposed grading and new
drainage way pattern is going to be .
Susan requested that Mr . Albern submit an updated application
showing the basic changes that are requested and the statements for
future use of the lands need to be submitted so that we can set a
public hearing .
Mr . Albern said that he will prepare the following modifications
the plan-
1 ) a new drawing to include the fifty ( 50 ) foot buffer ;
2 ) eliminate the public parking area ;
3 ) outline the southern boundary of the PDD ;
4 ) statement of future use for the 21 . 5 remaining acres in the
PDD ;
5 ) clarify the drainage fields for the Code Enforcement Officer ;
Joel asked for clarifications regarding the requested variances
for the assessory buildings , requirement for a common area for the
screening of waste and refuse , and storage space .
The Planning Board will review the material at the June 17 , 1992
meeting and possibly set a public hearing in July 1992 .
Motion to set Public Hearing Date for Becker Special Permit
A motion was made by Joel Gagnon and seconded by Paul Viscuso to
schedule a public hearing on Wednesday , June 17 , 1992 at 7 : 00 P . M .
for the Michael Hovanec ( Agent for Chris Becker , Applicant ) request
for a special permit to place a doublewide mobile home on Town of
Danby Tax Parcel # 29 . - 1 - 3 . 2 on South Danby Road north of LaRue Road
near the Tioga County Line .
A roll call vote on the motion resulted as follows :
Carried Unanimously
Adjournment :
On a motion the meeting adjourned at 10 : 50 P . M .
atondi 40444;
Carol W . Sc anski
Secretary