HomeMy WebLinkAbout2012-01-17-PB TOWN OF ULYSSES
PLANNING BOARD
MINUTES
01 /17/12
Approved 02/07/12
Present : Acting Chairperson Rod Hawkes, Members- Sarah Adams, Stan Beames, Peter
IIFry, Rebecca Schneider, John Wertis, Environmental Planner Darby Kiley
Excused : Ken Zeserson
Mr. Hawkes stated Mr. Zeserson is out of town and asked him to chair the meeting, he
called the meeting to order at 7 : 00pm. The first item on the agenda is the cluster
subdivision as presented by Mr. Trudell . He asked Ms . Kiley to update the group with
information received from Ms . Geldenhuys .
Ms . Kiley noted she had distributed a memo indicating Ms . Geldenhuys had reviewed
and this would be considered a cluster subdivision. She also provided information
regarding the "Coon" reference (Subdivision Review in New York State, from the James
A. Coon Local Government Technical Series) that would assist the Board when
reviewing the subdivision.
The members conducted a lengthy discussion which included the Planning Board has authority to
review as a cluster vs . regular subdivision, the Board needs to know maximum density if
developed as a cluster subdivision, the Board is empowered to modify town zoning laws within a
cluster subdivision . The philosophy/goal of a cluster subdivision would be to retain greenery for
aesthetics and ecology. The parcel does contain a wetland, delineation of this would be required
for the plans . The members prepared the following list of items for consideration .
1 . The most important first step is to determine the number of dwelling units that could be
proposed through conventional subdivision, following the zoning regulations for R1 - Rural
Residence District. Town Law and case law indicate that the developer is required to provide a
conventional subdivision plat that follows the lot dimension requirements, showing legal,
buildable sites, and includes appropriate road dimensions, stormwater facility areas, and
environmental constraints (for this parcel — setbacks from wetlands and streams) .
2 . The setback from Route 96 should be approximately 200-300 feet with a sufficient vegetation
to visually buffer the development. Vegetation should mimic native species that are found along
the road corridor and in adjacent forested areas .
3 . A vegetated buffer (including evergreens) should be added to the property line that is shared
with Tax Parcel Number 26 . -3 -8 . 81 that is south and east of this lot.
4. Assuming the road through the development is a cul-de-sac, add sufficient curve to the road
that will minimize visual impact of housing units and provide a safer road by controlling speed.
5 . Incorporate shared driveways to reduce impervious surface.
6 . Consider multi-unit buildings (duplexes), which will reduce the area developed, potentially
reduce construction costs, and increase energy efficiency .
7 . Wetlands on the western edge of the property are shown on National Wetlands Inventory maps.
Through wetland delineation, verify the presence and location of these wetland areas, and show
on subdivision plats . Adequate buffers should also be included as setbacks (50- 100 feet), and the
Planning Board might require additional buffer as part of the preserved open space for
subdivision approval . Stream location should also be shown on plats .
8 . Operation and Maintenance agreements will be required on any permanent stormwater
facilities (See Local Law #3 of 2007 for Stormwater Management and Erosion and Sediment
Control) .
9 . Who will own and manage open space that is preserved as part of the cluster subdivision
approval ?
10 . Will the housing units be rented or owner-occupied? Is a Homeowners Association being
considered? (The NYS Office of the Attorney General requires a plan to be submitted for the
formation of Homeowner Associations .)
Ms . Kiley stated Mr. Trudell had been in to see her several times . He is interested in
pursing this project however would like reassurance this project is accepted by this
Board.
Each Board member stated they are favorable of this project. While they are not
approving the development at this point in time, they would like to encourage the
developer review their list and present plans . The Board would like to inform Mr.
Trudell this is a preliminary list, further items maybe requested later. The Board would
encourage Mr. Trudell to appreciate this is a negotiable process . The Board would like to
have this be a case study for future projects . The Board requested Ms . Kiley draft a memo
with the list , of preliminary consideration to present to Mr. Trudell .
Review of Zoning Amendments
Mr. Hawkes stated they have been asked to review the Conservation Zone and Lakeshore
Zone. He had drafted a comparison which Ms . Kiley and Mr. Kerness had reviewed and
provided comments on. It is the Town Board ' s request these documents be reviewed and
edited to betas similar as possible in format and language. Ultimately, they would be
presented to the public and thought if they are edited for similarity it would be easier to
present to the public .
The Board reviewed the document and found the purpose 1 . 2 and 2 . 1 were acceptable. It
was noted the Site Plan requirements for one zone listed uses vs . buildings . Mr. Kerness
presented the idea all new construction go through Site Plan Review for both zones . It
was noted in Mr. Rachun ' s report there were 14 new houses in Ulysses, 3 of which were
in the proposed Lakeshore Zone and 0 in the Conservation Zone. Two different groups
worked on the zones, some of the group that worked on the Conservation Zone worked
on the Lakeshore Zone thus had the learning portion of the task done. The members
agreed it would be helpful to have the document edited for special permit uses, accessory
uses, site plan requirements . Mr. Hawkes stated he would edit the comparison he
prepared for easier referencing at the next meeting. Concern regarding regulation on boat
lifts/docks and stairs and access to the lake was requested. Mr. Hawkes informed them he
would forward the Lakeshore Zone draft which provides all the specifics .
Mr. Wertis , distributed a handout regarding clear cutting.
Ms . Kiley distributed a subdivision map that would be under review on February 7th . She
stated a memo describing the project would be sent via email .
The next meeting is scheduled for February 7th, Ms . Adams noted she would not be able
to attend the next meeting.
The meeting was adjourned at 8 : 45pm.
Respectfully submitted,
Robin Carlisle Peck
Zoning/Planning Secretary