HomeMy WebLinkAbout1994-03-07 - BZA 4
TOWN OF ULYSSES
ZONING BOARD OF APPEALS
TOWN HALL
MARCH 7 , 1994
P RESENT : CHAIRMAN : KEN CHRISTIANSON ; MEMBERS : JAMES HICKEY ,
• CARL MANN , RUSSELL CARPENTER ; SECRETARY : ROXANNE
SMITH
ALSO PRESENT : EDMUND HURD , PENNY POWERS , BETTY AND JIM WILSON
• The Chairman called the hearing to order at 7 : 34 PM .
According to the application Mr . Hurd would like to replace
a collapsed roof on an accessory building . The new roof will
exceed twenty feet in height . Mr . Hurd has requested a variance
u nder Article II , Section six of the Zoning Ordinance in that
accessory buildings shall in no case exceed twenty feet in height .
The property is located at 1860 Trumansburg Rd . , Jacksonville ,
N Y , tax map number 25 - 6 - 16 .
The Chairman requested that Mr . Hurd explain the drawings
h e provided . It will be a two step roof , 150 feet from the road .
Not all Members were able to visit the site ( due to poor weather
conditions ) though some viewed it from the road .
The Chairman asked for comments / questions from the audience .
Neighbors ( Mr . and Mrs Wilson ) asked whether the use would change
and also what would be done with the old roof ? Mr . Hurd responded
t hat the use would remain the same ( storage ) and that the old
✓ oof would be properly disposed of . The neighbors had no objec -
t ions .
Jim Hickey made the motion as follows :
WHEREAS : It appears that the variation from the
Zoning Ordinance is not substantial with
regard to the requirement ;
WHEREAS : There will be no effect what - so - ever on
government facilities ( such as fire , water ,
and refuse disposal )
WHEREAS : There will be no substantial change in the
character of the neighborhood , in fact no
change at all ;
W HEREAS : There will be no detriment to adjoining
properties ;
W HEREAS : It is obvious that there is no other, way to
obviate the difficulty within reason ;
W HEREAS : It appears in the interest of justice would
dictate that this variance be granted ;
SWWFIEREAS : The only neighbors to appear at this hearing
express support for this project , I move that
we grant the variance .
Carl Mann seconded the motion . The Chairman called for a
✓ ote as follows : Mr . Mann - Aye , Mr . Hickey - Aye , Mr . Carpenter -
Aye , Mr . Christianson - Aye .
The variance was approved . Carl motioned for adjournment ;
all were in favor . The hearing adjourned at 7 : 45 PM .
7
TOWN OF ULYSSES
PLANNING BOARD MEETING
TOWN HALL
MARCH 7 , 1994
PRESENT : CHAIRMAN : DAVID TYLER ; MEMBERS : KRYS CAIL , GERRY.
KEIL , DAN SMITH , BUDD STOVER ; SECRETARY : ROXANNE
SMITH
The secretary provided the minutes from Tom King ' s pre -
sentation ( on the Convention Bureau ) , of the Tompkins County
• - Chamber of Commerce ( February 28 , 1994 ) . The Members were also
given a copy of the Chairman ' s letter, ( rough draft ) written in
✓ esponse to Doug Austic ' s memo , received on the evening of the
28th . Planning Board Member Krys Call also had a letter for the
Members ' comment . The Members arrived at 7 : 30 PM . While they
were reading , the secretary recorded a short Zoning Board of
Appeals hearing ( Mr . Edmund Hurd ) in the Town Hall .
The Planning Board meeting came to order at 7 : 50 PM . It
w as the Chairman ' s intention to have discussion on the content
o f the letters , so that a formal response to Mr . Austic ' s memo
could be arrived at during the course of the meeting . A discus -
sion ensued .
At 8 : 30 Doug Austic stopped by to inquire about David
Kline ' s PUD . A real estate person called and inquired of Doug
what would be the best approach to sell off some of the parcel .
The Board responded that the best approach would be to line up
a buyer , get legal counsel and then come before the Planning
Board for the necessary modifications to the PUD .
The Members returned to the discussion on the letter of
✓ esponse . The definition of " bedroom community " was questioned .
The Board had a light discourse about their impressions of the
Village of Trumansburg , water district options ( Bolton Point and
the Village ) and subdivision ( and the prohibitive aspect of
building a public road ) .
Tom King mentioning the room tax ( on February 28 , 1994 ) ,
made the Members wonder just how much of it comes back to the
Town of Ulysses .
The Free Press had contacted two Planning Board Members
✓ egarding the Business Forums scheduled for March 14th , 2lst . A
brief interview of each Member took place for a future article .
The Free Press was invited as a business , not for the purpose
o f advertising the forums .
Krys made the motion to approve the letter with the
n ecessary changes ; Gerri seconded it . The letter stands as
discussed . It will be prepared , initialed ( by the Chairman )
and delivered at weeks end .
The meeting adjourned at 9 : 05 PM .
TOWN OF ULYSSES
P LANNING BOARD
FEBRUARY 21 , 1994
REVISED MARCH 7 , 1994
P RESENT : CHAIRMAN : DAVID TYLER ; MEMBERS : KRYS CAIL , BUDD
STOVER , GERRI KEIL , PETER D .EMJANEC ; SUPERVISOR : DOUG
RUSTIC ; SECRETARY : LYNN JOHNSON
The meeting was called to order at 7 : 45 PM . The minutes for
February 7 , 1994 were reviewed . Budd moved to approve the minutes ,
Gerri seconded the motion . The minutes were approved unanimously .
• A copy of a letter. to Doug Rustic from Dave Stoyeil , HOST
P rogram Manager for " The Elder Cottage Concept " , was distributed
to Members for their comments . David asked how many units the
H OST ( Better Housing Options for Seniors today ) people were
considering in a given town . Doug said they didn ' t have the infor -
mation at this time , that this was an initial query . Dave noted the
funding would be a combination of federal and state money through
t he N . Y . S . Division of Housing and Community Renewal for the pur -
chase of several " elder cottages " . Because the Members were un -
certain as to the role of HOST in the community , Gerri explained
t he many ways they helped seniors ( financial counseling , matching
people with seniors who don ' t want to leave their homes , etc . ) .
Referring to the Building Ordinance , Members discussed many aspects
o f the " elder concept " , i . e . , acreage , how structures would be
constructed , septic , sewer , fire codes , water , electric , special
permits . Members reviewed Article V , Section 11 ( pg . 7 ) , MORE
THAN ONE BUILDING ON A LOT ; Article VI , Section 2 ( pg . 7 ) , BUILDING
FLOOR AREA and Article VI , Section 6 , ( pg . 8 ) , MULTIPLE DWELLINGS ;
Article VI , Section 2b , ( pg . 7 ) , BUILDING FLOOR AREA ; Article V ,
S ection 2b , ( pg . 6 ) , LOT AREA AND YARD REGULATIONS ; Article V ,
Section lb ( pg . 6 ) , ( same heading ) . Lengthy discussion continued
on the above , it was felt the existing zoning ordinance would
accommodate HOST . Doug suggested further information would be
forthcoming .
Dave referred to last week ' s discussion on the low impact
B 1 , suggesting Members review the present B2 and consider whether
they should be a B3 . He asked how the existing B2 fit ( referring
t o Auble lot ) and wondering if it would work best as a middle - of -
t he road type of B2 ) . He queried if all the things in B2 now were
appropriate there and wondered if some should be reserved for some -
t hing called a B3 ?
Krys noted special permits were the areas they were concerned
about ( Section 2 , pg . 7 ) . She said the Building Ordinance has a
list of outmoded occupations ( Article IV , Section 31 , pg . 5 ) . When
D avid asked for her suggestions for. B3 , she mentioned gasoline
sales stations , garage for repairs , outdoor assembly / recreation ,
heavy industry . David noted the difference between gas stations
and industry ( discussed NYSEG and Milliken Station and the different
levels of use and industry ) . Peter offered the type of facility
that employs 15 - 20 people ( furniture , printers , Acufab , Johnny ' s
Wholesale type ) . Krys referred Members to Article IV , Section ln ,
pg . 4 , and concern about standards for Special Permit . Peter
✓ eferred to Article II , Section 8 , pg . 3 , and read the three con -
d itions to Members ( Section 8 , paragraph 3 ) . . . what is " adversely
affecting neighboring persons and property " mean ? We need to go
back to our formulation of Special Permit criteria last fall
( October 25 , 1993 meeting ) . Dave asked for more input for B3 . He
wondered if B2 was too broad and Gerri said it was never to be
t hat broad and that was why there were so many grey areas - - the
o verlapping . Budd said that if B2 was changed that Auble would
come under B3 ( depending upon how the project unfolds , might have
.art
TOWN OF ULYSSES 2
PLANNING BOARD
FEBRUARY 21 , 1994
REVISED MARCH 7 , 1994
more intensity than would be appropriate , and would settle prob -
lems Members are having with it ) . Krys said one of the big differ -
ences between 62 and 63 was the hours of operation . ( She raised the
issue of the peoples ' reaction to what the Members do in making good
planning sense ) . Discussion followed on defining light industry ,
camps , etc .
• Members continued discussing parts of B2 that could con -
ceivably be used in B3 . They discussed size , structure , defin -
ition of light industry , current ordinance as opposed to proposed
B3 , etc . Gerri read from Local Law passed May 4 , 1992 ( Dave noted 62
was approved to be all things to all people - - garages , vehicles , boat
sales , outdoor amusements , i . e . , intended for Special Permit from
aspect of 82 ) . His concept of 83 would be more like a medium
industry rather than heavy industry . Krys felt a B3 district was
n eeded that concentrated on commercial rather than industrial uses
t hat take place at other times of the day ( her point was to take
hotels / motels and bars and separate them from the industrials ) . Peter
t hought they were approaching the issue in the wrong way - - that it
might be effective by defining B1 in a restrictive fashion and to
u se it as a protective buffer , then lump the B2 district to be
everything else . David wondered if you make B2 everything else
( when you designate certain geographical areas as 61 , B2 ) you may
find some uses may supercede the type of usage you want to have in
an area you might want to foster , to create the kind of community
h ub that you have in mind . You may want to have a B2 that ' s more
✓ etail oriented - - things you ' d like to see around the core of the
Village - - and make the B3 everything else . Peter said establishing
t he B1 buffer zone , everything else becomes B2 ( then you get Wal - Mart
n ext to a furniture manufacturer , rather than Wal - Mart next to K - Mart ,
e tc . ) . Given that perhaps they should be separating a commercial
from the industrial , rather than sorting between types of commercial .
K rys mentioned clustering some of the retails . Dave proposed B2
consist of : retails , business office , professional office , restaurant ,
banking / monetary institution , hotel / motel ( people oriented types ) .
This allows the Town Board to pick some logical places to put the
above . ( Mike Stamm said light cottage industry business people
don ' t want to be on the main drag - they want to be off the main
t rack . Peter thought this approach made sense . David said if
t hat ' s our inclination , we ' d be substantially changing B2 ) .
In closing , David reminded Members Mr . King would be the guest
at the February 28 , 1994 meeting and would speak on tourism .
The meeting adjourned at 8 : 45 PM .
Respectfully submitted ,
Lynn Johnson
( Revisions added per David Tyler , re - typed by Roxanne Smith )