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 ?
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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
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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 .
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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 .