HomeMy WebLinkAboutI - 09 County Planning Review - Essex Steel=9
1►1q'29
RECEIVED
Cortland County Planning Department TRISHA R. JESSET, PE
60 Central Ave • Cortland, New York 13045-2838 Director of Planning
A 'Telephone: (607) 753-5043 email: tlesset0cortland•co.ora
General Municipal Law (GML) Report
OCT 2 0 2022
TO: Cortland County Planning Board October 14, 2022
FROM: Cortland County Planning Department
RE: GML #105.00-03-12.000 — Conditional Permit & Aquifer Protection Special Permit
Applicant: Route 13 Inc. / Essex Steel Co Inc. Owner: Route 13, Inc.
607 Route 13 607 Route 13
Cortland, NY 13045 Cortland, NY 13045
SYNOPSIS -
Conditional Permit & Aquifer Protection Special Permit review for the purpose of
constructing a 72.25' x 63' (4,551.75 sq ft) cold storage building with an attached 24' x 63' (1,512
sq ft) lean-to. The property is described as 607 NYS Route 13 (Tax ID 105.00-03-12.000) within the
Town of Cortlandville. It is zoned 1-1 (Light Industrial, Office, Business Park), is witivn the Aquifer
Protection District, and is within the Wellhead Protection Area District (Zone lb) in accordance
with the Code of the Town of Cordandville, hereafter the Code. The conditional permit and aquifer
protection special permit review is being referred to the Cortland County Planning Board because the
property is located within 500 ft. of NYS Route 13.
ANALYSIS -
The applicant is requesting a conditional permit & aquifer protection special permit so they
may construct a 72.25' x 63' (4,551.75 sq. ft.) cold storage building with an attached 24' x 63' (1,512
sq. ft.) lean-to. Light industrial uses are permitted in I-1 (Light Industrial, Office, Business Park)
districts subject to conditional permit. Since the applicant is expanding the existing light industrial
use by constructing an accessory cold storage building, they have applied for a conditional permit.
§ 178-46 (B) requires any development, other than residential, within the Aquifer Protection District
exceeding $150,000 in development cost to obtain an aquifer protection special permit. As this
development exceeds $150,000 in development cost, the applicant has also applied for an Aquifer
Protection Special Permit.
The county planning board previously reviewed an application for conditional permit, aquifer
protection district special permit, and subdivision to subdivide an 8+/- acre parcel from a 46+/- acre
parcel for the purpose of constructing a 31,500 sq. ft. manufacturing facility with office on this parcel
in April 2004. The board recommended approval of the application with seven conditions. This
approval resulted in the existing Essex Structural Steel Co., Inc. building on the property today.
This expansion meets all the requirements of Article IA "Wellhead Protection Area District"
as it does not involve any of the prohibited uses and activities outlined in § 178-2.3 D of the Code and
does not decrease the parcel's greenspace below the minimum of 30% in zone lb. It is estimated that
this expansion will decrease the parcel's greenspace from about 67% to about 65%.
The proposed cold storage building and lean-to meet the bulk regulation guidelines outlined
in Chapter 178 Attachment 6 "Industrial District Bulk Regulations" of the Code. It should be noted
that the proposed site plan shows a side yard setback of 16.4 feet, providing a 4.4 foot larger side yard
setback than the recommended 12 foot side yard setback.
§ 178-75 (A) of the Code requires the applicant to consider the project's appropriateness to the
surrounding neighborhood and to provide suitable transitions between differing uses. The proposed
cold storage building/lean-to is located near a recreational use, the Gutchess Lumber Sports Complex,
which some may consider to be a conflicting land use. It is therefore recommended that the Town
consider requiring the applicant to provide a visual buffer between the proposed cold storage
building/lean-to and the Gutchess Lumber Sports Complex. It is further recommended that the
applicant ensure the proposed cold storage building/lean-to does not lead to the depreciation of the
neighboring Gutchess Lumber Sports Complex by reason of noise, dust, fumes, smoke, odor, flare,
or flashing lights. This proposal meets all other applicable regulations in sections 178-75, -76, -77 of
the Code that must be met in order to approve this conditional permit.
§ 178-45 of the Code lists the restrictions and requirements for uses and activities in the aquifer
protection district. As the proposed cold storage building/lean-to does not involve any of the
prohibited / regulated uses and activities listed, it meets these requirements.
§ 178-90 of the Code requires the applicant to prepare a stormwater pollution prevention plan
(SWPPP) before initiating any land clearing, land grading, earth moving, paving, property
subdivisions, or construction or development activities, where such activities otherwise require a
special or conditional permit. The SWPPP submitted for the April 2004 application was designed for
the current 31,500 SF Essex Steel Co building and a future addition of 7000 SF. Therefore, an addition
of up to 7000 SF would be covered under the existing SWPPP. The proposed cold storage
building/lean-to is 6048 SF, so it will not exceed the planned capacity of the system.
Finally, the proposed conditional permit & aquifer protection special permit is considered an
unlisted action under SEQR. The applicant has therefore completed Part I of the Short Environmental
Assessment Form. Parts II & III should then be completed by the Town to determine if there may be
any significant adverse environmental impacts as a result of the proposed subdivision.
RECOMMENDATION -
The staff recommends approval of this application for conditional permit & aquifer protection
special permit to construct a 72.25' x 63' (4,551.75 sq ft) cold storage building with an attached 24'
x 63' (1,512 sq ft) lean-to onlv if the followine contineencies are satisfied:
that the Town consider requiring the applicant to provide a visual buffer between the
proposed cold storage building/lean-to and the Gutchess Lumber Sports Complex.
2
2. that the applicant ensure the proposed cold storage building/lean-to does not lead to the
depreciation of the neighboring Gutchess Lumber Sports Complex by reason of noise,
dust, fumes, smoke, odor, flare, or flashing lights.
3. compliance with SEQR requirements.
Prepared by: Reviewed/revised by
Alex M. Schultz Trisha Jesset, P.E.
Planner Director of Planning