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HomeMy WebLinkAbout1993-07-26 - PB II TOWN OF ULYSSES PLANNING BOARD MEETING TOWN HALL JULY 260 1993 PRESENT : Chairman David Tyler ; Members : Budd Stover- , Krys Gail ; Secretary Roxanne Smith O THER PRESENT : Terry Forbes ( ore of two owners of the Pleasant Grove Bed and Breakfast ) Chairman David Tyler called the meeting to order at 7 ; 45 PM . It was decided that approval of the minutes from the previous P lanning Board Meeting would be held until more Members were present . ( Krys Call was the only Member present from the meeting of July 12 , 1993 . ) Krys did mention that it would be good if the Master Plan Committee and the Planning Board could get on the same wavelength about what direction to take . David stated that by mid to end September the Committee and Board should aim for a joint meeting . It was also mentioned that Gregg and For were both interested in what kind of a mechanism could be used for a Town tax break for actively used agricultural lands . David said that it is a Planning and tax issue but not a coning issue . go . Terry Farbesa part owner of the Pleasant Grove Associates introduced himself . David mentioned that the Route 96 corridor has been under consideration by the Board and that P leasant Grove Associates had been invited to come and update t hem about their application . Mr . Forbes stated that it was in t he Spring of 1991 that they applied for a Planned Unit Development ( PM ) . They had purchased the property in 1989 . The B ed and Breakfast opened in 1990 _ To the south of the B&8 they would like to erect some professional buildings . They not it up • as a 555 as advised by Alex Raohun . They filled out an impact fora , then the whole film was Bent to the County Planning Board for their review _ The Health Department came and out and did some tests for the septic system and it was approved . At that point they were advised by Alex to out the 5UD on hold t the summer of 1992 ) . He mentioned that it would be better to do it as a 02 Zone . Mr . Forbes owns MI Inc . which is an environmental consulting firm . At this point his office is in his home in the Village of Cayuga Heights on Pleasant Strove Rd . He would like to establish these professional type offices partly for his use and also for dactors , etc _ While David sought the large blueprint of Pleasant Grave Associate ' s plan Krys queried Mr . Forbes on the septic system . She asked where the septic system was cited in relation to the building _ He stated that they sampled the whole area and it could go anywhere . She then inquired whether they [did a regular perk test or was a certain square footage approved ? U , OWN OF ULYSSES 2 PLANNING BOARD MEETING JULY 26 , 1993 He stated that they did a regular perk test . She then mentioned t hat perk tests are done for residences ; but that for larger buildings you ' re required bigger areas and in some cases evaporation analysis . They had the tests done in the summer of ` 91 he thought , but it might have been done last summer . He would h ave to check his file for the accurate date _ Mr _ Forbes said that they have had some inquires for the office space but nothing concrete as they have not had approval _ D avid asked Mr . Forbes what he felt the advantages would be to be located there . He stated that the location is excellent due to the proximity to the highway and to the services available in J acksonville ( gas station , Post Office ) . He said they are located right at the crest , the view across the lase is terrific and that they would contribute to the value of the area . David asked the hypothetically if the Halsey House were converted into o ffice space tea would his site be superior- to that site for an o ffice . He said that his site would be specifically designed for an office , it would not be trying to refurbish some residential property . He said he would not like to be near the business behind there for a professional building . ( Halsey Farm ) At this point Drys said that they were trying to ascertain what would make a business consider a certain lereThon over another _ Errs asked if he thought light industry would be compatible to his situation ? He said it depends . He thinks software , computer stuff , technicians , more white collar would be compatible ; not a lot of heavy machines . Drys mentioned that the Board had received legal advice that it was not in their best interest to grant LUDs to single land owners in relatively small areas . hi this were to go into a MT the neighbors would have to be considered _ Ear . Forbes shared with the Board that his clientele comes from all over . He said he has had prekects with the Department at Agriculture in Washington , projects in Albany . He does have clients who arrive by airplane _ He said that he does n atural resource surveys and then puts them on a geographic information system . He works with two other companies , one in Boultes , PA , the other in Troy . They are meteorological companies _ They pass files electronically hack and forth . They forecast weather at a very high resolution . They can give you weather forecasts for one square kilometer any place in the U . S . er set place in the world . His business provides the geographic information system platform ( EIS ) . If people desire soil , vegetation , contours , land use or any other information they provide that with overlays . They also do field wort . It is not a high volume of client visitation however . He would like a place when the client can come and also a place for all of his computers . He has not discussed their plane with the neighbors ' Ir TOWN OF ULYSSES 3 PLANNING BOARD MEETING JULY 26 , 1993 but suspects that his partner Jim Gulledge has . Mr . Forbes said he was not sure if the neighbors would be interested in a Commercial designation . David asked if they had any plans for t he balance of the property . The group did purchase a small piece of property so they would have access to Cole Grove Rd . said Mr . Forbes . That would be helpful for fire protection said K rys . Are there wetlands on the property asked David ? There are some zones of cat tails said Mr . Forbes . Budd asked Mr . Forbes if Pleasant Grove Associates could work with the B2 . He said they certainly could work with it , it would be more than adequate . They have not felt any great pressure due to the glut of office space available currently ; but t hat should change . The landscaping would be phased in with each building . This property was not purchased with the plan of putting in office space but it certainly lends itself to that . There is an awful lot of traffic . If another area nearby were d esignated a B2 which had water and sewer they might be interested he said . He mentioned that Jim has been on a committee to help do some studies to get water . He said that the B&B has 3 rooms and that basically it is used to pay the mortgage . Their long term plans are to keep it as it is , though it could always go back to a residence . He has used the B&B for h is clients , though it is a drive from Cayuga Heights . He would like to know what the procedure is at this point . Krys said that t he PUD is not closed off to them , it is still an option . She advised that the B2 might be the correct way to go . Mr . Forbes said that they have held off because Alex said the 82 might be t he better way to go . Krys said it would be hea, pful if they could get statements from neighbors saying that they would be agreeable to a commercial ' . district . She said if they want to make a formal request to the Town Board that their zoning be changed that would be an option that would get a yes or no answer . At this point in the meeting Mr . Forbes was thanked for coming to the meeting and then he departed ( 8 : 30 ) . David said there was a reason why he queried Mr . Forbes about the Halsey House . He mentioned that there appears to be some financing problems . To create a B&B it will cost in the n eighborhood of $ 250 , 000 . 00 ; to create business offices it will be about $ 100 , 00 . 00 . Ingrid and David Potenza are the owners of the property . Krys stated that concerning the Pleasant Grove application she sees nothing particular other than that it is on Rt . 96 that w ould be positive for a 82 . If Rt . 96 was opened right up the businesses do not support each other . i 3 TOWN OF ULYSSES 4 PLANNING BOARD MEETING JULY 26 , 1993 The chairman stated that he would really like to hash out w hat the Board discussed ( Residential Zoning ) at the last meeting w hen more Members were present . Krys asked David what he thought about the agriculture being a zone or being an exempt use . P roviding that you have 10 aces you can farm anywhere she said . Essentially you can farm pretty much in the whole Town stated D avid . People like open spaces , they like Agricultural so we are g oing to have to come up with something that will encourage this o r we will lose it forever . This is a topic that the Master Plan Committee and the Town Planning Board have to wrestle with . There is a Veteran ' s exemption so perhaps it could be done for farmers also said David . The Town did not pass that though , just the County , said Krys . The County does have a mechanism though it is becoming less and less every year said David . The benefit comes to the property owner and eventually that will hopefully benefit the farmer in terms of rent . The dollar amount has to come off of that parcel and it is based on the gross sales . The Master Plan Committee is trying to show the lay of the land said David . The Board said that the categories for existing u ses do not make sense from a zoning point of view said Krys . The categories were an arbitrary thing used just to make a d istinction said David . Krys wanted to make sure that those categories were not suggestions for actual zoning . David said t hey were not ; that they were just a way of differentiating the spectrum of what is out there . This way you could get a sense of d ensity and of use by a quick look at the color scheme . Armed w ith that information you could then decide where an R1 or R2 , e tc . could ga . Krys then asked David what he thought of the categories . He responded that he liked the categories but that minimum lot size had not been addressed . A thorough look has not happened said Krys . As a follow up to a few meetings ago David spoke to the Chairman of the Village Planning Board about having a joint meeting . Their agenda for their next meeting will be about ✓ arious topics that they would like to discuss with the Town P lanning Board . The main issue will be about water and sewer ; 1 some dialogue needs to be initiated . The more discussion there is about Commercial and Multi Unit Housing it becomes clear that they have got to have water and sewer said David . The Town does n ot have the where with all to set up a separate district but the ✓ illage does have the facility . Perhaps a partnership could be set up so everyone could benefit ultimately . The meetings for August will be on the 15th and 30th . The meeting adjourned at 9 : 05 PM .