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HomeMy WebLinkAbout2001-01-22 - TB 'r 1 }' j 1 �! I o E_ 1i!,! i ;h . I I I 'I I I ill 13L9 TOWN OF ULYSSES SPECIAL BOARD MEETING INTERVIEW JANUARY 22, 2001 PRESENT: Supervisor Austic; Councilpeople Carolyn Duddleston, Sue Poelvoorde, Andrew Hillman and Robert Weatherby; Town Clerk Marsha Georgia and George Frantz. it Supervisor Austic started out by stating that Mr. Frantz most likely understands the dilemma the Town faces, and that it is similar to the dilemmas of other municipalities. Mr. Frantz stated that his impression is that the Town has an idea where it wants the Town to be in 20/30 years, and that, as he sees the dilemma, the question to be answered is how the Town will attain its vision for the future. Mr. Austic stated that the Town has gone through the process of hiring a consultant planner for the purpose of completing the Zoning Ordinance several times before; these attempts have not worked out, and this is the biggest concern that he has. Mr. Austic further stated, it has to be done so that it makes sense. Ms. Poelvoorde states that they have spun their wheels so much . People throw out ideas and we think that is the right direction, then we get feedback and think about it; not having had a really through , complete discussion or even knowing the best way to go; there also are certainly a lot of different options out there. Ms. Poelvoorde noted that a lot of time has been wasted . The board discussed many different options that Mr. Frantz has. Ms Poelvoorde stated that there are some things in the existing zoning ordinance that need to be brought up to date, but that the primary issue is working the different zones which the Comprehensive Plan dictate into a new Ordinance . Ms. Poelvoorde noted that a major need in order to accomplish this is having someone who can productively direct conversation to plan these zones. Mr. Austic stated that the Town may be at the point where it needs to be concerned about what will happen in the future; the Town would like to start channeling development one way or another, but encourage desirable development rather than set absolute controls forbidding other types of development. Mr. Frantz said that one thing he sees as an opportunity, which appears to be finally, hopefully happening is the water service . Mr. Frantz stated that he thinks this will help the Town tremendously . As an example, Mr. Frantz noted the Town of Ithaca with 19,000 residents is still 7% rural . This Town has been able to concentrate development mostly on East Hill . Mr. Austic stated that the water district is basically going through some of the least productive agriculture areas between 96 and the lake, and that thus the Town would not lose top quality farmland with the creation of a water district and subsequent development. Mr. Austic stated that rights for development need to accommodate diverse development throughout the Town . Mr. Weatherby stated that at the last meeting the Board discussed means of encouraging subdivisions at length . Mr. Weatherby noted that Ms. Poelvoorde Town of Ulysses ) 35 Spedal Town Board Meeting 01/22/2001 had pointed out at that meeting that a planner should be hired to research this matter and determine what the Town can and cannot do. Mr. Frantz stated that one new concept for development: is rural roads, and that this can be done. Mr. Frantz stated that the Town Board could adopt standards, even one page, telling property-owners who wish to develop their land how they can do so. Mr. Austic asked Mr. Frantz whether it would be possible for property owners to create a road to be maintained by the individuals who live in a sub- division rather than the Town highway department. Mr. Frantz stated this would be possible, but would be more complicated . Approval to do this would have to go through the State. Mr. Frantz noted the Town of Ithaca had unpleasant experiences with homeowners owning and maintaining roads. Mr. Frantz discussed some of these experiences, and noted a situation that had worked better where the road was maintained by homeowners, but was built up to Town and County specs. Ms. Poelvoorde stated that this is one set of questions that the Town has to address to make the subdivision regulations more encouraging to developers. Mr. . Frantz noted that there are other ways to accomplish the goal addressed by homeowner-maintained roads. He described one idea that he learned in Pennsylvania, that can be encouraged, called " pan-handle lots" or "flag lots". With these lots, twenty feet of frontage on a public road for a driveway and 200/300' per lot going back in from the road allows a number of houses to use one common driveway. Mr. Frantz stated that this is a good means preserving good farmland along the roads, which met approval of developers in Pennsylvania. Mr. Frantz also stated that lots next to each other can share driveways. Homeowners sometimes like this because it ;saves the full price of a driveway. Other discussion followed on lot sizes/sewer etc. The Board and Mr. Frantz agreed that a Zoning Ordinance should be simple enough for everyone to read and understand . Mr. Austic commented that Site Plan Review should be stated in the Zoning Ordinance. Ms. Poelvoorde noted that the alternative uses that are allowable in residential zones should be spelled out and stated that information on how best to approach grandfathering is also needed . Mr. Frantz stated that one of the problems in New York State is how to deal with agriculture in a zoning ordinance. It tends to be that agricultural is a catch- all . In Pennsylvania they have been rewriting the regulations for agricultural zoning districts that makes agricultural zones just like industrial and residential zones. Agricultural is the primary land use in this zoninr.l district, while residential development is allowed, farming is at the heed of the list. Mr. Hillman asked what this would accomplish . Mr. Frantz stated that it gives farmers more protection,, especially if the ordinance includes a right to farm provision within the agriculture district. It lets the world know that agriculture is the primary entity in a district. This means potential builders have to pay attention to the facts that: there will be dust, tractor traffic at all hours, and odors. Mr. Weatherby stated that agriculture is pretty much exempt now. Mr. Frantz discussed how property becomes zoned as agriculture, and noted that modem farming should be addressed by a Zoning Ordinance. Mr. Frantz stated that one situation that should be addressed is the permitting of non-farm 2 13L Town of Ulysses Special Town Board Meeting 01/22/2001 agribusiness in agricultural districts, noting that some of these businesses would be unpleasant in residential districts . Mr. Weatherby asked Mr. Frantz if he would be leaning towards pinpointing where agricultural zones are . Ms. Poelvorde and Mr. Frantz stated that the zones would have to be defined . Mr. Austic noted the difficulty of preserving farming as a feasible industry. Mr. Hillman asked Mr. Frantz if there is any way that small Towns can encourage farming as an industry. Mr. Frantz noted that the selling of development rights helps farmers. Mr. Frantz stated that land values in the local region are low . Mr. Frantz described means of making it more economically feasible for farms to be started or passed on to future generations as a significant means of encouraging the farming industry. Mr. Austic asked if it would be possible to create an ordinance designed for revision and adjustments as needed in approximately ten years. Mr. Austic noted that the Town could create an ordinance reflective of the ideas and concerns of today, and see how the new ordinance works after it has been used for a while . Mr. Frantz stated that he believed this could be done and suggested a simple, easy-to-understand ordinance. Such an ordinance would make future modifications very easy. Mr. Austic stated that he believed this would be the best way to go . Ms. Poelvoorde noted that the goal currently facing the Town Board is the updating of the Zoning Ordinance to fit the concerns of Town residents as are represented in the Comprehensive Plan . Ms. Poelvoorde stated that one thing the Town Board wants to prevent is gradual, unit-by- unit development that will ultimately change the Town's character. The Town Board discussed possible ways that the Town's character could be altered as a result of new development, and possible ways that a simple zoning ordinance could address this. Mr. Frantz stated that a multi-unit residential district could be established , that would prevent multi-unit residential development in normal residential areas, and would allow for more specific regulation of multi - unit residential developments. The Board discussed the possible future establishment of single-or double-wide manufactured home retirement parks. Mr. Frantz noted that one development in the region consists of small , single-family "Cape Cod " style rentals which serve families without children very well . Ms. Poelvoorde noted that neighborhoods for retirees and other families without children allow families to have a sense of community and the benefits of their own piece of land without the strain of owning and maintaining a large family property. Mr. Weatherby noted that the Town of Ulysses has an active, hard-working Planning Board, but that the Planning Board members have become frustrated as a result of not seeing their labor bear fruit. 3 Town of Ulysses \r -\ Special Town Board Meeting 01/22/2001 Mr. Austic asked Mr. Frantz if he could address the wishes and concerns of the Town in a Zoning Ordinance. Mr. Frantz stated that he could and that he would keep the ordinance simple. Mr. Frantz suggested a two-step process for the task. In the first step, Mr. Frantz suggested sketching out the concepts of a Zoning Ordinance that would work in the Town of Ulysses. In the second step suggested by Mr. Frantz, the Zoning Ordinance would be scripted . Mr. Austic asked Mr. Frantz if he had a standard contract that could be used for the project. Mr. Frantz stated that he did have a contract that could be filled in for the purpose of a Town contract to write a Zoning Ordinance. Mr. Frantz requested the opportunity to draw up a sample outline of five page; or less to see if he is on the same track as the Town Board before entering a contract. If the Town Board feels that Mr. Frantz's outline satisfactorily meets the Town's need, then a contract could be negotiated for Mr. Frantz to draft a full Zoning Ordinance. The Town Board members asked Mr. Frantz how long he would expect a full Zoning Ordinance to be written . Mr. Frantz stated that it would not take a great deal of time in terms of hours, but that his current work on other projects would extend the actual amount of time. Mr. Frantz stated that a full draft could most likely be drawn up by fall of 2001 . Mr. Frantz stated that, in his opinion, the most logical way of bringing the document before Town officials would be to present the full document at one time. He noted that this would allow portions of the Ordilnance to be addressed in context. Mr. Frantz and the Town Board discussed what the Zoning Ordinance should accomplish in regards to regulating and directing growth . Mr. Frantz asked when the next Town Board meeting would be. Ms. Poelvoorde stated that the next Town Board meeting would take place on Tuesday, February 13t. Mr. Frantz stated that he would plan to present the sample outline at this meeting . Mr. Austic asked the Town Board members what he should pass on to the Planning Board . qThe Town Board told Mr. Austic to tell them about the meeting with Mr. Frantz and his plan to develop a sample outline. The special board meeting adjourned . Respectfully submitted Marsha L. Georgia Town Clerk MLG : kI 4