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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 . 42 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 . 43 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 . 44 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