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HomeMy WebLinkAbout2000-06-06 - PH L+3 TOWN OF ULYSSES PUBLIC HEARING 0 � LOCAL DOUBLEWIDE L\k°` ZONING ORDINANCE Present: Supervisor Austic, Councilpeople Carolyn Duddleston, Andrew Hillman, Sue Poelvoorde, Robert Weatherby, Asst. Town Clerk Karin Carlisle, Town Attorney Bruce Wilson, Planning Board Members Paula Horrigan, David Tyler, Rich Geiger, and George Kennedy, also present: Dan O'Flaherty, Jack Freer, Rugero Branchini, Jim Ray Sr., Catherine Stover, Chris Vann, Tom Reitz, Stacey Crawford, Curt Dunham, Ben Curtis, and Ed Sutherland. Recording Minutes: Karin Carlisle Supervisor Austic opened the hearing at 7 :04 p.m The public hearing was held to consider a possible zoning ordinance change that would restrict placement of doublewide mobile homes to new and future mobile home parks. Supervisor Austic read the potential ordinance change as it is written: Article I: Definitions: The term doublewide shall and is hereby defined to be a structure, transportable in one or more sections, which in the traveling mode, is eight body feet or more in width or forty body feet or more in length, or when erected on site is three hundred twenty or more square feet, and which is built on a permanent chassis and designed to be used as a dwelling with or without a permanent foundation when connected to required utilities, and includes the plumbing, air conditioning, and electrical systems contained therein . Article II: Siting: The siting of doublewide homes as defined above shall be restricted to areas approved pursuant to the Town of Ulysses Town Mobile Home Park Ordinance. The existing approved mobile home parks and any later approved parks pursuant to said mobile home ordinance should be the only location said doublewides might be erected. Article III: Enforcement: Pursuant to Town Law # 135, the Town Zoning and Code enforcement Officer shall have full authority to enforce this ordinance and shall issue no building permits for doublewides unless in full compliance with this ordinance and all other state and town laws, rules, regulations, and ordinances. Failure to comply with this ordinance by any person, firm, corporation, or other entity shall be punishable by a civil fine of not more than $250 dollars, and each and every week such violation exists shall constitute a separate offense and be punishable as such. In addition, the town may take any other appropriate action to enforce compliance with the provisions of this ordinance. Article IV: Interpretation and Validity: The Zoning and Code Enforcement Officer shall interpret this ordinance in the first instance and the ruling or order by said officer may be appealed to the Board of Zoning Appeals pursuant to Town Law #267. Conflict between this ordinance and other town ordinances shall be interpreted by the most restrictive ordinance and any partial invalidity of this ordinance by decision of any court shall not affect the remaining provisions herein. Article V: Effective Date: This ordinance shall be in full force and effect upon adoption and publication as required by law. After the reading, Supervisor Austic announced the purpose of the public hearing as an effort to hear public comments on the implications and ramifications of the ordinance on the public. Supervisor Austic announced that he would be calling names from a stack of cards turned in as those wishing to comment came in, and established a five-minute limit for initial comments. With the hearing's structure established, the Supervisor called on Mr. Jim Ray Sr. to comment. Mr. Ray is experienced in politics and works in the manufactured home industry. He reported a great deal of change in the system, vastly improving the quality of mobile homes since he started in the late 1950's. Mr. Ray brought a mounted photograph of a modern doublewide, as well as a series of pictures showing the installation of this sample home. In discussing the quality of doublewides, Mr. Ray noted that approximately 80% of problems with manufactured homes come about as a result of poor installation. Mr. Ray brought samples of current HUD and manufactured home installation guides that are currently used for proper installation. Mr. Ray stated that, when installed properly, according to such guides, Doublewide manufactured homes have a life expectancy that is equitable to that of site-built homes. Mr. Ray further explained the installation process to illustrate his statement. In concluding, Mr. Ray referred to the Town of Dryden' s work on its Mobile Home Ordinance, and handed out copies of the final ordinance set up in this community. Mr. Ray noted a change in opinion of mobile homes in said town from complete exclusion to restrictions for placements of mobile homes from upper-income section of the Town, and installation requirements enforced throughout the town. Mr. Ray closed his presentation with an offer to speak to anyone interested after the hearing adjourned. Supervisor Austic called upon Mr. Jack Freer for the next comment . Lk L\ Town of Ulysses 2 Public Hearing 06/06/2000 Mr. Freer currently owns land on Rte. 96, just outside of the Town of Ulysses in the Town of Covert, which is the site of Tri-County Homes, a seller of manufactured housing. Mr. Free r stated that this business would provide some employment for local people, but spoke primarily as a former resident of the Town. Mr. Freer made a plea that the Town consider young people and others and their housing options by allowing them to settle in the Town of Ulysses in manufactured homes. In making his plea, Mr. Freer referred to the considered ordinance as something that would essentially force people seeking an affordable home out of the town by denying them the right to have a doublewide placed on their own piece of land. Supervisor Austic next called Mr. Chris Vann to comment. Mr. Vann is a real estate agent in the area, and spoke as a knowledgeable person in the field of real estate. He noted first that manufactured homes which go up for resale in the area of the Town, on average, sell at well over 90% their retail value, with homes outside the village selling at the lower average of about 93%. Mr. Vann declared the existence of many pros and cons as to the impact of the considered change on the community. Mr. Vann did have some information to be considered by the Town Board in regards to the changes in consideration. He expressed concern for first time buyers and retirees, and suggested the Town consider these people. He stated that many local first time buyers are seeking to return to a place where they grew up. He also expressed the concern of retirees, in particular retired farmers, who would like to sell lots for the purpose of retirement fluids. Mr. Vann suggested as issues ;or the Town proper ascessment; as indicated when he started his comment, manufactured homes resell at a high percentage of their retail value, as well as the burden of allowing affordable housing to develop in the area. Mr. David Tyler made requested to make a comment, as he had to leave. Supervisor Austic allowed him to comment. Mr. Tyler is a member of the Planning Board of the Town of Ulysses. He stated some of the thoughts that went into the change in zoning ordinance under consideration. Mr. Tyler expressed concern for maintaining the open spaces within the Town, and the sense of community within the Town. Mr. Tyler stated that he saw the need for affordable housing amidst other levels of housing. Mr. Tyler referred to the Hillside Acres manufactured home community in Varna, NY as an attractive manufactured home park, and stated that the development of such attractive manufactured home communities is something the Town should work on. Mr. Tyler feels that this is a way the Town can protect its open spaces and avoid excluding people seeking inexpensive housing from the Town of Ulysses. Supervisor Austic called on Mr. Rugero Branchini to comment. Mr. Branchini spoke as a co-owner of Tri County Homes, a local seller of i nanufactured homes. Mr. Branchini asserted that many people of a variety of incomes have come to 'his lot interested in placing a doublewide manufactured home on their property. Of those people seeking doublewides, Mr. Branchini reported that a majority are not interested in placing the homes which the ordinance change is concerned with on a park lot, but on their own land. Mr. Branchini also referred to the quality of construction, materials, and appearance of modem doublewides as positively comparable to modular homes. Arguing this point, Mr. Branchini cited the fact that the NYS Codes which regulate modulars and the HUD codes that regulate manufactured homes set similar regulation, stating that HUD is sometimes the stricter of the two codes. Mr. Branchini wrapped his point up by saying the reason manufactured homes cost less than modulars lies not in quality, but in the fact that manufactured home construction factories are more efficient and cost effective than site-building construction. In concluding, Mr. Branchini stated that the ordinance change under consideration would not solve the problems of open space, but suggested that the Town set ordinance regulat ions on lot size and other matters instead of doublewide placement. Mr. Ben Curtis asked Supervisor Austic if a follow-up hearing might be scheduled. Supervisor Austic wondered why Mr. Curtis was asking. As Mr. Curtis had to leave the hearing, Supervisor Austic asked the assembled if there were any arguments against Mr. Curtis speaking. There were no arguments. Mr. Curtis began by expressing his agreement with those who had previously spoken various arguments against the ordinance change under consideration. Mr. Curtis went on to say that he enjoys the diverse population that makes up the local community, and feels that allowing doublewide homes outside of manufactured home parks makes the Town accessible to one of the group:; of people that make up the community. Mr. Curtis feels that doublewides are an option for young families seeking a starter home, and asserted that such people are an asset to the community. The implication of the considered ordinance change would take away a major option for the above-mentioned group of people. Furthermore, Mr. Curtis also stated that he was alarmed by the ordinance change under consideration because the trend on the local and federal level has been to relax restrictions on the placement of doublewide homes rather than place new restrictions. In closing, Mr. Curtis thanked the assembled for their time. Supervisor Austic called upon Mr. Dan O'Flaherty for the next comment. Mr. 0' Flaherty spoke as a representative of the NY Manufactured Housing Association. Mr. O'Flaherty noted that, in his experience, regulations on manufactured housing tend to be set by stereotypes rather than fact. Mr. O"Flaherty stated that manufactured homes are of equitable quality to site-built homes, and cited his statement as the reflected view of the U. S. National Government. Mr. O 'Flaherty referred to a couple Li 5 Town of Ulysses 3 Public Hearing 06/06/2000 individuals in government positions and their stated support of manufactured housing as evidence of this fact. Mr. O'Flaherty also noted that the ordinance change under consideration would selectively pick on a major option in affordable housing and would be ineffective in handling the Planning Board's broader concern of protecting the Town' s open spaces. Supervisor Austic called Ms. Stacie Crawford to comment. Ms. Crawford represented Better Housing of Tompkins County. Ms. Crawford' s agency works locally to help residents to locate and purchase affordable housing. Ms. Crawford expressed concern on behalf of the organization over the impact that the ordinance change under consideration would have on the affordable housing which is available in the area. In her comments, Ms. Crawford noted the fact that homes in Tompkins County currently cost an average of $20,000-$25 ,000 more than ones in neighboring counties, and thus it is already relatively difficult for low-income families to purchase homes in Tompkins County. O In regards to the specific changes which the Town is considering: Better Housing of Tompkins County is opposed to the Article I clause which restricts even those doublewides which would sit on a permanent foundation to manufactured home parks. This clause alarms the agency because it would seriously take away from the Town's sources of affordable housing. Ms. Crawford cited work by her agency in the Town of Enfield to help replace decrepit manufactured homes, and suggested a similar program might handle concerns of the Town of Ulysses about manufactured homes which are in poor repair and are an eye-sore to the community. In her comments, Ms. Crawford also stated that newer manufactured homes do not depreciate the same way older models do, and are thus less of a concern as future eyesores. Supervisor Austic called on Mr. Curt Dunham to comment. Mr. Dunham is resident of the Town of Ulysses. In support of the ordinance under consideration, Mr. Dunham called attention to the manufactured home of one of his neighbors. Mr. Dunham would like to see manufactured homes restricted to parks because of the unattractive manufactured home, which he says, has had a very negative visual effect on his neighborhood. Supervisor Austic called on Mr. Tom Reitz to comment. Mr. Reitz is a long-time resident of the hamlet of Jacksonville, in the Town of Ulysses. Mr. Reitz spoke as a retiree. In seeking to move to a smaller home, Mr. Reitz has been looking at both manufactured homes and modular homes. Mr. Reitz stated that he would like to have this home built in the Town of Ulysses. Mr. Reitz has worked on construction projects at his own home as well as on other homes, and in applying his knowledge of materials and structural integrity asserted that manufactured and modular homes are of very good quality. Mr. Reitz next spoke to the number of manufactured homes that currently exist within the Town, stating that these homes are, on the whole, attractive and well done. Mr. Reitz also made mention of his neighbors, a young couple who put in a modular because that was what they could afford. Mr. Reitz stated that, he too, in their shoes would desire to place a home on his own plot of land, outside of a park. Supervisor Austic called upon Ms. Paula Horrigan to comment . Ms. Horrigan is a member of the Town of Ulysses Planning Board. Ms. Horrigan spoke about the Planning Board' s and her own concerns about preserving the appearance of the Town. Ms. Horrigan expressed the desire to hold clustered building close to the established hamlets and village of the Town in order to protect the open spaces of the more rural parts of Town. Ms. Horrigan noted that this would protect the character of the Town, maintain a sense of community in the Town, and build community in the Town. Ms. Horrigan also noted that she was less concerned with manufactured homes as a specific type of building as with the placement of these homes. She feels that restricting manufactured homes to development districts will build community by forming neighborhoods that are close to already existing small town neighborhoods in villages and hamlets and by connecting in one smaller space a group of people that would otherwise be scattered throughout the rural open spaces of the Town of Ulysses. In calling upon the assembled to accept the ordinance change under consideration, Ms. Horrigan called for the community to be visionary and proactive. As Ms. Horrigan was the last person who had expressed the wish to comment by way of sign-up card, Supervisor Austic asked if there were any others who wished to comment No one expressed desire to do so and the Supervisor opened the hearing for further comments from the audience. Mr. Chris Vann commented on the scarcity of builders in the region . He stated that this made manufactured housing an all the more popular option. Mr. Dunham thought Mr. Tyler's idea concerning nice manufactured home parks was a good one. Mr. Jim Ray commented further as a representative of the manufactured home industry. Mr. Ray referred to a neighborhood of the nature first referred to by Ms. Paula Horrigan located in Newfield, New York where community members own their own lots, consisting on average, of one acre. Mr. Ray also noted that allowing new manufactured homes to be place in the Town would encourage the replacement of older and decrepit homes with newer, more attractive models. On the other hand, Mr. Ray noted that said older homes would probably remain until they were entirely run down if they could not be replaced with newer manufactured homes. Outside of the village of Trumansburg and the Town' s hamlets, Mr. Ray noted that Town of Ulysses 4 Public Hearing 06/06/2000 the sewer and water systems of presently existing manufactured homes could be hooked up to newer homes within a development district. Mr. Ray closed his statement by saying he did hope the Town would find a way to allow manufactured homes, and suggested close attention to the enforcement of installation guides on the part of the Town's building inspector. Finally, Mr. Ray stated that the placement of new doublewide manufactured homes in old mobile home parks would lead to severe depreciation for the newer homes, making this an innapropriate regulation. Mr. Reitz spoke on the significance of water and sewer hookups for manufactured home parks within the village. He pointed out that this would add costs of money effort to the establishment of a new manufactured home neighborhood. Ms. Paula Horrigan acknowledged her appreciation of the manufactured home communities referred to previously in the hearing. Speaking to the representatives of the manufactu red home industry present, Ms. Horrigan made a plea for manufactured home developers to propose a development, close to the village or the hamlets of the Town of Ulysses. Mr. Dan O'Flaherty responded to Ms. Horrigan' s plea by referring her to the Manufactured Housing Institute, a major source of information and knowledge of the field of Manufactured Housing. Mr. O"Flaherty, specifically suggested she look into the Urban Infill Project which developed Manufactured Home neighborhoods inside cities. Mr. Jim Ray spoke again to refer the Town Planning Board and others interested to his son who works for the Manufactured Home Association, offering to provide a tour of the installation of amanufactured home. Supervisor Austic asked for further comments and opened the floor to questions. No questions were posed, and Mr. Robert Weatherby made a motion to close the public hearing. Mt;. Duddleston seconded. Mr. Austic . aye Mrs. Duddleston aye Mr. Hillman aye Ms. Poelvoorde aye Mr. Weatherby aye The public hearing was adjourned. • . ® i