HomeMy WebLinkAboutI - 10 Comp Plan recommended responses
August 2, 2021
Mr. Tom Williams, Supervisor
Town of Cortlandville
3577 Terrace Road
Cortland, New York 13045
RE: Town of Cortlandville Comprehensive Plan
CHA Project No.: 34338
Dear Supervisor Williams:
The following are recommended responses to comments received from the Town boards and the public on the
Draft Comprehensive plan and our recommendations on edits to the plan.
Town Board Virtual Workshop – January 13, 2021
a. Peter Morse-Ackley
Topic- Moratoriums and Grandfathering, timing of new requirements and projects
Response:
Projects that come before the Town are required to meet the requirements of the regulations in place at the
date of the first approval, usually a Concept approval.
Comprehensive Plans serve as a guidance documents for municipalities, they are not regulatory. However, Town
Law Section 272-A states that “All town land use regulations must be in accordance with a comprehensive plan
adopted pursuant to this section”. When towns adopt or update a Comprehensive Plan, it should be followed
by a thorough review and update of all Town Zoning, Subdivision and other regulations to bring them into
compliance with the Plan. This is addressed in the first recommendation identified in the Action Plan.
This underscores the importance of both adopting the Comprehensive Plan and efficiently addressing the
necessary regulatory changes for the regulations to be in conformance with the Plan. This ensures a Town or
municipality can make steady progress towards achieving the vision, goals and objectives outlined in the Plan.
This review and adoption process can realistically require up to a year to complete. Municipalities that are facing
development pressure generally or in a specific geographic area or type of project often choose to enact a
moratorium while they address deficiencies in regulations. Moratoriums should have a specific start and end
date and identify the action to be completed. Moratoriums generally apply to projects that have not received
any municipal approvals. Projects submitted but not approved would be subject to a moratorium. It is important
that any municipality wishing to enact a moratorium consult with a land use attorney for proper wording and
process.
In regard to grandfathering of projects, typically in zoning this applies to a use currently in existence or
operation that complied with zoning law at the time of its inception but may no longer comply as a result in
changes in zoning requirements. Zoning Article XVII address nonconforming uses.
No changes to the Draft Comprehensive Plan are recommended.
Topic – Solar Development
Response:
The Town has experienced pressure in the area of solar farm development. Questions regarding the
appropriateness of existing PILOTs and fees are not discussed in the Comprehensive Plan. These are details that
should be addressed in the Town’s zoning and in the negotiations for specific projects.
Committee members and the community expressed concern at the speed at which solar applications were being
submitted to the Town. The Plan identified this concern and recommended (Infrastructure Recommendation
2.5) that the Town’s existing Solar Regulations be reviewed and updated as necessary to continually address this
rapidly changing technology.
The Action Plan refers to promoting responsible development of renewable energy sources under the heading
of Sustainable Communities. To highlight the importance of this action, “review and update the existing solar
regulations” can be inserted under Review and Update Zoning Code and identified as an immediate priority. As
discussed above, a moratorium could be considered during this review and update.
Specific arrangements between land owners and solar developers and/or the town and solar developers
regarding fees and PILOT are outside the scope of the Comprehensive Plan.
b. Nick Renzi
Topic – summary of new businesses and square footage, summary of businesses
Response: A business inventory to the extent identified in the comment was not included in the Comprehensive
Plan. This level of effort was not considered warranted given the many large issues effecting the Town and the
associated costs to produce this survey. The Plan includes a focus on incentivizing desired commercial
development patterns, redevelopment of underutilized areas, and opportunities for mixed use development.
The Town might consider a more robust economic development plan in the future that such an inventory could
be important. No changes to the Draft Comprehensive Plan are recommended.
Topic -Solar Arrays
Response:
The Plan has recognized the intense interest in solar facilities and has included recommendations regarding this
including reviewing the existing regulation structure and monitoring completed projects to address the potential
for land use conflicts, impacts to visual character, and impacts to the farming community. An updated regulation
could include for example: limits on parcel coverage, limits on the conversion of agricultural and regulation of
operations, facilities, orientation of arrays and buffers. Part of this effort would involve identifying the key
concerns important to the community, understanding that there are competing issues of financial benefits to
the farming community, the desire for renewable energy alternatives, and the visual implications on the
community. No changes to the Draft Comprehensive Plan are recommended.
Topic-Business District Design Standards
Response:
The topic of design guidelines for development/general development aesthetics was not discussed in detail
during development of the comprehensive plan however this recommendation could be included under the
topic of visual/aesthetic character. Recommend revising Draft Plan to include a recommendation to re-visit the
Town’s design standards.
Topic – Graphics
Response:
CHA can provide electronic files that will allow the Town to print larger size maps. In addition, CHA can provide
paper copies of the mapping at a larger size to be maintained at Town Hall.
Topic- Business Development in harmony with environmental concerns
Response:
Comment noted. Issue has been addressed sufficiently in the plan. No changes to the Draft Comprehensive Plan
are recommended.
Topic – stormwater management
Response:
This topic has been addressed in the plan recommendations and action plan. No changes to the Draft
Comprehensive Plan are recommended.
Topic – connect actions with responsible parties
Response:
In general, there are often several options for leading the various action plan items. This is best left up to the
Town Board with input from the Planning Board and other Town officials at the time the action is to be
addressed. No changes to the Draft Comprehensive Plan are recommended.
Topic – remove names from public
Response:
Redacting names or other information from the public record is the responsibility of the Town, should they
deemed appropriate. CHA will incorporate the public record as provided by the Town for the final Plan.
Topic – alphabetical reference
Response:
This will require considerable additional effort. CHA believes that the document can be navigated sufficiently
through the Table of Contents. The format of the Plan is consistent with plans prepared throughout the State.
No changes to the Draft Comprehensive Plan are recommended.
c. Bob Martin
Topic – surveying lime hollow nature preserve for a highway garage
Response:
This was not part of the scope of the Comprehensive Plan nor was this potential use a subject of discussion. No
changes to the Draft Comprehensive Plan are recommended.
Topic- Gutchess Lumber Sports Complex revenues
Response:
This was not within the scope of the Comprehensive Plan. No changes to the Draft Comprehensive Plan are
recommended.
Topic – Identification of most critical action items
Response:
The Plan identifies most of these items as immediate or short term. No changes to the Draft Comprehensive Plan
are recommended.
d. Ann Hotchkin
Topic – Cortland City Schools
Response:
CHA attempted to contact the school district several times and received no response. The Town may wish to
engage the District separately. No changes to the Draft Comprehensive Plan are recommended.
Topic – Population
Response:
Agreed, the town should monitor changes in demographics in all age categories to inform investment decisions
on programming. The Central New York Regional Planning and Development Board should be able to assist with
census data and population estimates between census cycles. No changes to the Draft Comprehensive Plan are
recommended.
Topic- Town Center
Response:
CHA reviewed past projects but does not have a Town Center design that is applicable to Cortlandville. How the
Town Center might look is completely dependent on the selected area, the goals and objectives for land
use/programming, architectural standards, etc. Is it a municipal center or commercial center, or both? No
changes to the Draft Comprehensive Plan are recommended.
Topic – Pictures
Response:
Additional photographs will be added.
e. Doug Withey
Topic- Cluttered maps
Response:
It is anticipated that most people will review the plan digitally and will be able to enlarge maps as needed.
However, it is important to note that the maps are intended as graphic representations of resources and
recommendations, not an accurate depiction such as that which would be expected from site plans that are
informed by field assessments and surveys. As noted above CHA can provide electronic files to print larger
maps. No changes to the Draft Comprehensive Plan are recommended.
Topic – Plan incomplete – boilerplate
Response:
The Comprehensive Plan was completed in accordance the approved scope of work. It is consistent with the
standards for preparing comprehensive plans. It was prepared by certified planners, both with over 30 years of
planning experience each. It is intended to be generic and to wrap the community’s arms around the various
issues that should be addressed in further detail. It provides an Action Plan that organizes the many
recommendations and prioritizes them so that the Town can focus on the most critical issues. As noted in the
comment, the Plan should be treated as a living document. Updates should be considered on a more frequent
basis, as new information arises and more detail is developed through implementation of the Plan. No changes
to the Draft Comprehensive Plan are recommended.
Topic – sidewalks and connections
Response:
The Plan recommends the creation of a Multi-modal Facilities plan that addresses all modes of transportation
and would provide an overall plan for “connections” including sidewalks, walking paths and bike paths. No
changes to the Draft Comprehensive Plan are recommended.
f. Pam Jenkins
Topic – FEMA maps
Response:
The 100- year floodplain is mapped on Figure 6-9. Special flood hazard areas are defined by FEMA as the land
area covered by the floodwaters of the base or 100-year flood (an area of land that has an approximate 1
percent probability of a flood occurring on it in any given year). CHA has reviewed the mapping prepared from
trusted GIS sources and compared the mapping with the FEMA floodplain panels. CHA has determined that the
GIS data as mapped on Figure 6-9 is correct. Map scale can be deceiving and may be a factor in the commentor’s
interpretation of the maps. No changes to the Draft Comprehensive Plan are recommended.
Topic – additional content regarding the Haudenosaunee and the underground railroad & Archaeological
Sensitivity
Response:
The Inventory & Analysis section of the Plan was completed well in advance of drafting the Plan and helped to
inform the planning process. Additional information on the history and pre-contact history of the Town is not
likely to change any of the recommendations or result in a reordering of priorities. No changes to the Draft
Comprehensive Plan are recommended.
Topic – Link to EPA
Response:
The link provided does not appear to work and may be outdated. However, it is recommended that further
information regarding the aquifer and any future designations it might have can be incorporated into revisions
of the aquifer protection plan identified as a priority action item in Comprehensive Plan Chapter 5. No changes
to the Draft Comprehensive Plan are recommended.
g. Peter Morse-Ackley
Topic- Town Center not required
Response:
The interest in a Town Center has been a popular topic during public outreach. This topic should continue to be
explored as recommended in the Action Plan. No changes to the Draft Comprehensive Plan are recommended.
Topic- Controlling Development through buffers and land conservation seems complicated and may force
development outside of the Town
Response:
Controlling where and how much development occurs within a community is a difficult and complicated process
and the reason that zoning was implemented. Cities were carefully planned but rural areas were of less concern
since the pattern of development was either wilderness or farming. Suburbanization has forced the need to
come up with innovative measures to prevent sprawl, maintain or improve quality of life for existing residents,
and conserve land. Cortlandville is both a suburban and rural, agricultural community. The viability of
agriculture is in jeopardy throughout the country but development pressure is one factor that can be controlled
by local governments. No changes to the Draft Comprehensive Plan are recommended.
Topic- Update Census data
Response:
The Town should consider looking closely at the Census data from the 2020 Census to project changes that are
occurring. However, many of the most critical tasks facing the Town are currently known. At this time, effort
should be put into addressing the immediate and short term actions as identified in Chapter 5 of the Plan. No
changes to the Draft Comprehensive Plan are recommended.
Topic- Shared Services
Response:
The topic of shared services is gaining ground in many areas. There are many examples of shared service
agreements occurring out of need and convenience. The Action Plan addresses this under “Collaboration and
Communication” and under “Sustainable Community.” No changes to the Draft Comprehensive Plan are
recommended.
Topic- Staffing Needs & Resources to implement the Plan
Response:
Staffing and financial resources to undertake action items is a challenge for most communities. The Action Plan
is prioritized in order to provide focus for the Town leadership and to properly allocate funds. Grants to
perform planning and other implementation work are available but competitive. However, the costs of not
doing the appropriate planning for the future typically far exceeds the costs for the studies. Engaging the
universities and public volunteers is also an important source of labor. No changes to the Draft Comprehensive
Plan are recommended.
h. Bob Martin 6/16/21
Topic- Town Planner or Planning Consultant
Response:
The work of implementing the Comprehensive Plan will take many Town officials and volunteers to cover the
key topics. Generally speaking, successful implementation of action items in a timely manner requires 1) a
Champion (typically someone in a leadership position in the Town) to move the effort forward (allocating funds,
obtaining consensus on the importance of the task, and driving the schedule) and 2) expertise in the topic to
create the best outcome and get the work done. A Town Planner can serve this role depending on the extent of
his or her daily work load addressing the Planning Board’s agenda. However, some communities prefer to retain
consultants to handle items such as site plan reviews and specific planning issues. Many communities have both
and more times than not, specific expertise from a consulting firm is needed to address specific action items
that the Town Planner either does not have time to address or does not have the specific experience.
Ultimately, this is a budgetary issue.
Topic- Importance of Action Plan Items
Response:
Mr. Martin has highlighted many of the action items in the Action Plan that he feels are important and should be
addressed quickly. Most of the time frames appear to be consistent with that which was recommended in the
Plan so no changes are recommended.
We also received some editorial comments from the Town that we are happy to address.
Please let us know if you are in agreement with the response to comments and we will work with the committee
to finalize the plan. If you have any questions please do not hesitate to contact me at
ceinstein@chacompanies.com or (518) 453-4505. I look forward to hearing from you.
Sincerely,
Christopher R. Einstein
Principal Planner
Cc: Nasrin Parvizi
1
Einstein, Chris
From:Abigail Albro <aalbro@cortlandville.org>
Sent:Tuesday, July 13, 2021 10:12 AM
To:Einstein, Chris
Subject:[--EXTERNAL--]: Comprehensive Plan Town of Cortlandville
Attachments:20210713095851662.pdf
Chris Einstein,
I read through the Comprehensive Plan for the Town of Cortlandville. Please see attached corrections. Page 4-10 has a
"this this" that needs to be corrected. I attached the front and back of a page included in the Public Workshop
December 5, 2018. This page has a spelling error on the back. Suit Kote is misspelled as Suit Cote. Also the same page is
duplicated in the Plan. Basically 2 of the exact same pages in a row. Kristen asked me to email you to see if you are able
to get this corrected. Please let me know if you have any questions.
Thank You,
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Date: Tue, Jul 13, 2021 at 9:52 AM
Subject: Message from "RNP583879344732"
To: Abigail Albro <aalbro@cortlandville.org>
This E-mail was sent from "RNP583879344732" (IM C3500).
Scan Date: 07.13.2021 09:58:51 (-0400)
Queries to:copier@cortlandville.org
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Abigail Albro
Deputy Town Clerk
Town of Cortlandville
Ph: 607-756-5725
Fax: 607-756-4659
aalbro@cortlandville.org
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