HomeMy WebLinkAbout2014-03-04-PBTOWN OF ULYSSES
PLANNING BOARD
MINUTES
03/04/14
Approved 4/1/14
Present: Chairperson Rod Hawkes, Board Members: Sarah Adams, Stan Beames, Brian
Cutler, Richard Garner (Alternate), Andrew Rice, Rebecca Schneider, John Wertis,
Environmental Planner Darby Kiley
Call to order
Mr. Hawkes called the meeting to order at 7:00 pm.
Minutes
No minutes were presented for approval.
Privilege
No members of the public were present for privilege of the floor.
Town Board Liaison Report
No member from the Town Board was present.
Rezoning Request for 1607 Trumansburg Rd
Mr. Hawkes asked Mr. Wertis to summarize the resolution from the previous meeting.
Mr. Wertis stated they had voted on this with 3 ayes and 1 nay. The resolution was to not
approve the rezoning. Another resolution was approved to table any further discussion
until this meeting.
Mr. Hawkes stated when he reviewed he felt it was pretty straightforward he is anxious to
hear why it was denied.
Ms. Schneider stated her argument against was based on the applicants wish to rezone to
make it easier to sell. She did not go in with any bias. He argued he would not be able to
sell due to being located between two businesses. The Antique Mall is on one side, Stick
and Stone Farm on the other. She felt it would be a good piece of property for a
residence. It is a nice piece of consolidated property. Just because he would like to make
the most money he can. The second item she is whether it should be light industry. They
discussed this extensively for the area across the street; they had consultants come in as
part of this conversation. Deciding what they would define as light industry was being
reviewed. This would complicate this further down the line. We were pulled off from this
light industry vs. mixed use due to hydrofracking, conservation and lakeshore zoning had
precedence. She feels they will get back to this conversation. She does not feel this
should be allowed.
Planning Board 2
03/04/14
Mr. Garner stated when considering this last week, he reviewed the Route 96 corridor
study, the Comprehensive Plan and other data related to the objectives of the Town. He
was concerned with alteration to this zone based on the information he reviewed. The
Town Board charged them to use the Comprehensive Plan and Route 96 Corridor Study;
these plans have nodal development vs. theme development. He was concerned and since
then has done more study and feels they maybe moving too fast. When a request comes
before them they should have a site plan to approve.
Ms. Adams stated she was not aware a site plan was needed for rezoning. Other members
also noted they did not believe this to be valid as well. Mr. Wertis noted the section of
zoning Mr. Garner is referring to is on page 19; he read the section to the Board. He
stated the section lists development district or other rezoning. With the development
district the buffers, site plan etc. would be valid however not necessary for other
rezoning.
Ms. Kiley stated they have had zoning changes come to the Town Board and be approved
or denied without input from the Planning Board. There are state laws than indicate
acceptable for rezoning change if no changes to a map; e.g. an owner wants to change his
lot to what an adjacent lot is.
Mr. Garner stated he had done history on this parcel and noted in 1988 this property was
split to what was a machine shop, but is now Regional Access. Then the property was
split to Antique Mall and the Stick and Stone farm. It has two different zones on this
property but it is all one lot. He presented his review of different types of uses around this
area; they have retail, agricultural, tilled fields, woodlands and one street behind is
residential. Across the street they light industry and a school. He spoke to the owner of
Howe Studios in the building behind the Antique Mall. He stated he had wanted to
purchase the building. They discussed driveways and access. It was mentioned at the last
meeting the Board could not ask what they intend to do with this property. He does not
agree with this. This property has been split into 3 uses already. There is also a stream on
this lot.
Ms. Kiley stated this property was approved for subdivision in 2011. Further discussion
concluded that if the applicant had not filed then this Board would have to approve this
again. It was noted if this applicant comes back it would be another subdivision. There
are over 70 acres with this property with Stick and Stone 38 acres, across the road small
businesses that could increase their footprint, over several years what could develop. The
Comp Plan states you look at the possibilities that this area could develop as a nodal area.
Hopefully with homes, businesses, etc. You go along Krums Corners Road, there are
homes, wooded areas; this individual has not come forward with plans on this property.
He may acquire more land, are we in a position to do anything until this owner comes
forward with development plans. An arbitrary line was drawn during zoning. Stick and
Stone also has this issue on their property.
Planning Board 3
03/04/14
Mr. Wertis made the MOTION to reintroduce the 02/18/13 resolution. Ms Adams
SECONDED the MOTION.
The vote was taken, UNANIMOUS, MOTION approved.
Mr. Wertis stated after reviewing he would not approve the motion; however he would
like to have additional findings.
Mr. Beanies stated he feels this area is going more towards business -mixed area uses;
there is already Stick and Stone Farm, Ithaca Antique's Mall, Regional Access, ATC and
Alpine Machines. He disagrees with the statement that individuals would be looking to
live on Route 96. Many of the people that live on Route 96 wish they did not.
Ms Adams stated this parcel could be developed without having the home on Route 96; it
could be more desirable with a buffer along Route 96. She agrees if they go back to the
resolution; they need to rephrase or elaborate.
Mr. Rice stated he is curious about #6 -the Town Board has not updated the zoning to
reflect the Comp Plan. He has not read the Comp Plan; however, according to Richard
they should go to more nodal use vs. thematic use. The nodal use being more mixed uses.
Mr. Hawkes asked Ms. Kiley to remind him of the Comp Plan designation for this area.
The Comp Plan is the purple area and is designated as a mixed use business area.
The Board continued a review of the site, the Comp Plan, Site Plan review vs. rezoning,
and the lots involved. Current definition of light industry tends to be more heavy
industry -this does not meet the definition of what the Comp Plan wants for this area.
They have had a conversation regarding what the Board would like to have for this area.
Wording changes were recommended. This is part of a larger parcel; the salami tactics to
divide this is an area of concern. The rezoning was done by Town Board. The subdivision
to split this property still had this property in two separate zones. The applicant did not
catch this nor did he file the subdivision with the County.
Mr. Hawkes stated he hears the Board would like to revise section #6. A lengthy
discussion was held revisions and edits were made.
Mr. Wertis made the MOTION, SECONDED by Ms. Adams
1. Whereas, the property at 1607 Trumansburg Rd, Town of Ulysses Tax Parcel
Number 33.-1-8.12, is split between two Zoning Districts: the eastern portion is
R2 -Moderate Density Residence District and the western portion is IL -Light
Industrial District; and
2. Whereas, James Curran, property owner of 1607 Trumansburg Rd, Town of
Ulysses Tax Parcel Number 33.-1-8.12, has requested a rezoning for the eastern
Planning Board 4
03/04/14
portion of his property from R2 -Moderate Density Residence District to IL -Light
Industrial District; and
3. Whereas, the Town of Ulysses Zoning Law Section 3.5 includes procedures for
requests for rezoning; and
4. Whereas, on January 28, 2014, the Town Board found merit in the rezoning
request for the eastern portion of Tax Parcel Number 33.-1-8.12 and referred the
proposal to the Planning Board for review and recommendation; and
5. Whereas, the 2009 Town of Ulysses Comprehensive Plan Future Land Use Plan
includes this area in the Office and Technology Mixed Use Area; and
6. Whereas, the Town Board has not updated the Zoning Law to reflect the goals of
the Comprehensive Plan and the proposed zoning changes before the Board
would potentially impact the goals of the Comprehensive Plan; and
Be it hereby resolved that the Town of Ulysses Planning Board recommends that the
Town Board NOT approve the rezoning request for the eastern portion of Tax Parcel
Number 33.-1-8.12 from R2 -Moderate Density Residence District to IL -Light Industrial
District;
Be it hereby also resolved Planning Board requests the Town Board prioritize the zoning
revisions to reflect the Future Land Use Plan of the Comprehensive Plan.
The vote was taken as follows:
Ms Adams
AYE
Mr. Beanies
AYE
Mr. Garner
AYE
Mr. Hawkes
AYE
Mr. Rice AYE
Ms. Schneider AYE
Mr. Wertis AYE
Vote was UNANIMOUS, MOTION Approved.
Discussion of Village water line
Ms. Schneider with the help of Ms. Kiley obtained the information from the Village. She
could not get the hard copy but did get the Appendix; in addition, the clerk informed her
they would not change their decision no matter what this Board says. Taughannock Park
is the water source; there were 3 options 1. Up NYS Route 89 at $1.3 million dollars, it
was determined this would be difficult as well as no redundancy for pumps or storage
systems, 2. Up Taughannock Park Road to Falls Road at $1.75 million, this would have
redundancy for the pumps and storage system, and 3. Up NYS Route 96 at $1.8 million,
this would give access to commercial as well as additional residential customer's access
to the water system; this would have redundancy for the pumps and storage systems.
They chose the Taughannock Park Road to Falls Road; it is about 10% more but it is not
on the highway of NYS Route 96.
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03/04/14
The members continued a discussion of this issue. The pipe does not run along Falls
Road, if it is put in they would have the ability to provide water to customers. There
would be hook up charges, the customer pays for the hook up but what about extra
charges?
Mr. Cutler stated he could see the potential for 12 or so hookups. This Board could
request the Town Board ask the Village for a moratorium for hook ups; they could
request for seven years the Village only allow hookups for current residences. In
addition, a system of input for future development should be stressed. They can discuss
all day however they cannot change this. The best source of action is to send the message
via a resolution to the Town Board. The current zoning is R1 and R2 with individual
wells is different than municipal waters. Between Falls Road and Route 96 you have
development already, the Village has gone as far as it can, additional retail space for
gyms, retail, etc. There is a lot of undeveloped land in Trumansburg. Would they set this
up as a land grab by requesting this. Mr. Hawkes offered to draft a resolution with Ms.
Kiley's assistance to present at the next meeting. The members agreed with this.
Open Space Plan
Mr. Hawkes stated the next item is the Open Space Plan. He asked Ms. Kiley for the
"Where do we stand" update.
Ms. Kiley stated she had a running working document she has drafted since June. They
have samples, criteria -all were given copies previously, page 4 is inventory of Open
Space, Page 5 Top Open Spaces -Girl Scout Camp and Taughannock were included,
buffers and mechanisms to protect, Page 6 is the synopsis of discussions at meetings,
Page 7 is a list or resources used. Rod had verbally described views he thought were great
and she had put on a map. Town of Ithaca did a scenic inventory tour map.
The members discussed what they had done, what is protected by zoning, recommend
increased buffers for these areas -wider setbacks to preserve views. These would be
recommendations for zoning. Town should have opportunities for obtaining funds
through land grants etc. There is a part of SEQR that could be used as a tool; they ask
how this would impact the Open Space Plan for the Town. This would be a planning tool
to obtain the goals of the Comprehensive Plan.
This document would be a tool; with this in mind they need to identify all areas they
would want to protect. They could then prioritize the areas and start to address the
mechanisms to help protect these areas. It was noted that between now and the next
working session the members should review their Open Space Packet. They will update
the map and get that to them as well. Information will be given to the new members. It is
an item they would like to move forward on this.
Other Business
Ms. Kiley stated there is a Planning Conference in Saratoga. The Town would pay for the
members to attend. She went last year and they had some good information. Please
follow up with her if interested.
Planning Board 6
03/04/14
Cayuga Compost still is working on getting everything onto one parcel. They hope to
have more information at the next meeting. They may consolidate the two lots and if a
boundary changes that would go through her office. So, hopefully, they will be back
soon. To be considered a cottage industry they would have to consolidate all of the
parcels or carve out a piece of 100 acre farmland to the home. The operation of Cayuga
Compost is on the property. At some point does it stop being a cottage industry? The only
limitation is the number of employees. The DEC does require inspections and annual
reports.
Mr. Cutler asked if the Village would be installing fire hydrants along the water line.
Mr. Hawkes adjourned the meeting at 8:28pm.
Respectfully submitted,
Robin Carlisle Peck
Administrative Assistant