Loading...
HomeMy WebLinkAbout2016-10-18-PB-FINALTOWN OF ULYSSES PLANNING BOARD MEETING MINUTES Tuesday, 10/18/2016 Approved: January 3, 2017 Present: Chair David Blake, board members Benjamin LeWalter, Rebecca Schneider, David Tyler, and John Wertis; Environmental Planner Darby Kiley. Sara Worden was excused, and Mr. LeWalter was named a voting board member in her absence. Public in Attendance: Jason Demarest, Carl Mazzocone, Glynis Hart, Martin Lasskorn, Joe Dabor, Peggy Coleman, Ed Wolf, Chris Brebridge, and Barbara Nouragorski. Agenda Review; Minutes Review (10/4/16) Mr. Tyler MADE the MOTION to accept the October 4, 2016 meeting minutes, and Ms. Schneider SECONDED the MOTION. The minutes were unanimously accepted, 5-0. Public Hearing: Consideration of Sketch Plan/Site Plan for an addition to the Inn at Taughannock, located at 2030 Gorge Rd, Tax Parcel Number 14.-1-11, BI -Business District. The proposed project is a dining room expansion including a reconstruction of the existing dining porch along with other facility improvements, including restrooms and more service space. The net increase in building footprint will be +/-2,000 square feet. Additional site improvements include an enlarged deck and patio areas (+/-2,500 SF total) and an accessible ramp. TFI LandCo, LLC, Owner; Carl Mazzocone, Contact; Jason Demarest, Agent for Owner. Mr. Wertis MADE the MOTION to close the sketch plan conference, and Ms. Schneider SECONDED the MOTION. The motion was unanimously carried. Mr. Tyler MADE the MOTION to open the public hearing, and Mr. Wertis SECONDED the MOTION. The motion was unanimously carried. Mr. Demarest presented slight variations to the Taughannock Inn project, specifically a modification to the exterior design and building footprint. The project now calls for a 5 -foot bump -out on the east -side facade and window details that are more in line with the existing treatment. Mr. Lasskorn, a Covert resident and frequent Inn patron, supported the project and said the Inn is a great addition to the community. Ms. Dabor of the Town of Ulysses referenced the new structure on property maps that Mr. Demarest circulated. She expressed concerns that the new structure would be too close to Gorge Road, which poses visual impacts as well as environmental and would lead to additional traffic. Planning Board 2 October 18, 2016 Mr. Blake said the new structure is part of a later project phase that has not been officially submitted for review. It is not under consideration this evening. In supporting the project, Ms. Coleman, the vice president of tourism for the Tompkins County Chamber of Commerce and the Visitor's Bureau, cited a shortage of lodging countywide and the tax benefits that come with an asset like the Inn. Mr. Wolf of the Town of Ulysses expressed his support for the Inn renovation and asked the Board how it decides when to hold a public hearing for a particular project. Mr. Brebridge of the Town of Covert also stated his support. Ms. Nouragorski of the Village of Trumansburg said she worried about the potential for erosion on the building's front side and asked if efforts would be made to ensure the hill's stability. Mr. Wertis MADE the MOTION to close the public hearing, and Ms. Schneider SECONDED the MOTION. The motion was carried unanimously, concluding the hearing at 7:14 p.m. Ms. Schneider asked if any part of the current proposal was contingent on the second, as -yet proposed phase, to which Mr. Demarest said no. Mr. Blake informed the Planning Board that Tompkins County Planners have reviewed the project proposal, permitting the Town to proceed with site plan approval. Mr. Wertis MADE the MOTION to approve the site plan, and Ms. Schneider SECONDED the MOTION as follows: WHEREAS: 1. This action is consideration of Site Plan approval for an addition to the Inn at Taughannock, located at 2030 Gorge Rd, Town of Ulysses Tax Parcel Number 14.4-11, B 1 - Business District. The proposed project is a dining room expansion including a reconstruction of the existing dining porch along with other facility improvements, including restrooms and more service space. The net increase in building footprint will be +/-2,000 square feet. Additional site improvements include an enlarged deck and patio areas (+/-2,500 SF total) and an accessible ramp. TFI LandCo, LLC, Owner; Carl Mazzocone, Contact; Jason Demarest, Agent for Owner; and 2. The proposed project is a Type II action and not subject to review under SEQR; and 3. The Tompkins County Planning Department reviewed the proposed project, pursuant to NYS General Municipal Law §239-1, -m, and —n, and in a letter dated October 6, 2016 determined that the project has no negative inter -community or county -wide impacts; and 4. The Planning Board, at a public hearing held on October 18, 2016, has reviewed and accepted as adequate the project narrative; site plan -Inn addition (CSO.OA) South Elevation (A2.00), East Elevation (A2.01) and Concept Perspectives (CP 1.00) by Jason K Demarest Planning Board 3 October 18, 2016 Architecture dated 10/18/16; Existing Inn Photos by Jason K Demarest Architecture dated 10/04/16; property survey by TG Miller PC dated 2015; Inn 1st floor plan demo plan (A1.0), Inn 1st floor plan (Al. 1), building elevations (A3.2, A3.3), building sections (A4.0), window and door schedules (A5.0) by laurimorrison architecture dated 6/28/16, and other application materials submitted by the applicant; NOW THEREFORE BE IT RESOLVED: 1. That the Planning Board of the Town of Ulysses hereby waives certain requirements for Site Plan Approval, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town; and 2. That the Town of Ulysses Planning Board approves site plan as shown on the following: the project narrative; site plan -Inn addition (CSO.OA) South Elevation (A2.00), East Elevation (A2.01) and Concept Perspectives (CP1.00) by Jason K Demarest Architecture dated 10/18/16; Existing Inn Photos by Jason K Demarest Architecture dated 10/04/16; property survey by TG Miller PC dated 2015; Inn 1st floor plan demo plan (ALO), Inn 1st floor plan (Al. 1), building elevations (A3.2, A3.3), building sections (A4.0), window and door schedules (A5.0) by laurimorrison architecture dated 6/28/16, and other application materials, Subject to the condition that the dated and certified map will be presented to the town by the end of the month. Prior to the Board's vote, Mr. Tyler noted the property map included within the project packet had not been certified. After a brief discussion involving the Board and project applicants, Board members voted unanimously — with Mr. Tyler making the motion, and Mr. Wertis seconding the motion — to add a condition to the resolution (as stated above in the second "Resolved") that would require the submission of a certified map by the end of the month. The vote on site plan approval was as follows: Mr. Blake AYE Mr. LeWalter AYE Ms. Schneider AYE Mr. Tyler AYE Mr. Wertis AYE Result: Site plan approved The project applicants left the meeting at 7:24 p.m. Site plan modification: Consideration of a revised landscaping plan for the Girl Scout Camp ranger house, which was approved on 4/5/16. Girl Scouts of NYPENN Pathways, Inc, owner; John Pratt, agent. Mr. Pratt told the Planning Board that Glen Chin had not presented on behalf of the NYPENN Pathways Council when he came before the Planning Board in April. At the time, Mr. Chin had Planning Board 4 October 18, 2016 submitted a landscaping plan under his own company without the council's knowledge, a clear conflict of interest. The council was caught by surprise, Mr. Pratt said. Mr. Chin was let go in May. Mr. Wertis noted the previous approval from April included extensive remodeling at the Girl Scout camp, to which Mr. Pratt responded everything Mr. Chin presented then has been halted. Ms. Kiley provided further details, saying the issue came to light after the ranger house appeared to be occupied despite not having a certificate of occupancy, which was contingent on the planting plan being implemented. The Scouts had not known about Mr. Chin's planting plan. Planning Board members had no issues or concerns with Mr. Pratt's planting plan. Mr. Wertis MADE the MOTION to approve the site plan modification, and Ms. Schneider SECONDED the MOTION. WHEREAS: 1. This action is consideration of a modified Site Plan for the landscaping plan at the ranger house at Camp Comstock, located at 1491 Taughannock Blvd, Town of Ulysses Tax Parcel Number 18.-2-1, PR-Park/Recreation District. The original site plan was approved on April 5, 2016, and the proposed landscaping plan is a revision to the original "Landscape Plan for Camp Comstock Ranger House" dated 3/23/16 by Landplan Consultancy. NYPENN Pathways, Inc, owner; John Pratt and Alan Wendlandt, agents; and 2. The proposed project is a Type II action and not subject to review under SEQR; and 3. The Planning Board, at a public meeting on October 18, 2016, has reviewed and accepted as adequate the revised landscaping plan narrative, sketch and photos, and other application materials submitted by the applicant; NOW THEREFORE BE IT RESOLVED: 1. That the Planning Board of the Town of Ulysses hereby waives certain requirements, including the need for a public hearing, for Site Plan Approval, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town; and 2. That the Town of Ulysses Planning Board approves the revised landscaping plan as part of the Site Plan for the ranger house at Camp Comstock, located at 1491 Taughannock Blvd, as shown on the landscaping plan, submitted on September 30, 2016. The vote was as follows: Mr. Blake AYE Mr. LeWalter AYE Ms. Schneider AYE Mr. Tyler AYE Mr. Wertis AYE Result: Site plan modification approved Mr. Pratt left the meeting at 7:34 p.m. Planning Board 5 October 18, 2016 Solar Law Discussion Ms. Kiley reminded the Board of the Sustainability Advisory Committee's request for feedback regarding appropriate screening for solar installations. The Committee seeks guidance on whether or not to change language within the Town's zoning document in regard to screening, and Ms. Kiley added more thorough language would provide applicants a better understanding of what is expected with solar projects. The ensuing discussion evolved into a larger overview of how the Town's solar ordinance could be improved, specifically in regard to questions of how much solar development should be permitted, maximum size, potential locations, and what areas should be deemed off limits for development. Ms. Kiley informed the Board of the Sustainability Committee's efforts to identify major transmission lines within the Town and then map out areas of potential solar development. Returning to the Sustainability Council's request, Planning Board members reached a consensus stating that appropriate buffers around solar installations cannot be established or outlined in a single, broad measure, but must be addressed on a case-by-case basis. Responding to a question from Mr. Wertis, Ms. Kiley said she believes current Town language allows the Planning Board to do just that. Ms. Schneider suggested shoring up the language to "strongly encourage or may be require" appropriate buffers. After more discussion, Board members reached a consensus to advise the Sustainability Committee to expand their work to identify valuable Town viewsheds, streams and other unique natural areas unfit for solar and also give thought to the total amount of possible solar coverage, both town- and countywide. Mr. Wertis MADE the MOTION to communicate back to the Sustainability Council the following response, and Mr. Blake SECONDED the MOTION as follows: "That buffering is strongly encouraged and may be required, and the Planning Board requests further thought be given to identifying and preserving viewsheds, unique natural areas, and the total amount of potential solar coverage, both town- and countywide". The motion was carried unanimously. Steering Committee for Zoning Updates Liaison Report Mr. LeWalter gave a brief report on a Steering Committee meeting in which discussions centered on Ag zoning updates, with consideration given to subdivision size and other criteria. No formal Committee action was taken, he said. Mr. Blake advised Mr. LeWalter to bring the Board up to speed in the event of any Committee progress. For the Board's next meeting, Ms. Kiley said she does have any new proposals before her just yet, however the Taughannock Inn has expressed its interest in constructing an event center and may have an application in by early November. If the documents are not submitted soon, the Inn proposal may have to be taken up at the Board's second November meeting as opposed to its Planning Board 6 October 18, 2016 next meeting on November 1. Ms. Schneider said the proposed building and its location will have a large visual impact that could cause problems. Mr. LeWalter also questioned the location of the septic system and how it will integrate with the second phase construction. Ms. Schneider MADE the MOTION to adjourn the meeting, and Mr. Blake SECONDED the MOTION. The motion was unanimously carried. Meeting adjourned at 8:13 p.m. Respectfully submitted by Louis A. DiPietro II on October 20, 2016.