HomeMy WebLinkAbout2017-01-17-PB-FINALTOWN OF ULYSSES
PLANNING BOARD
MEETING MINUTES
Tuesday, January 17, 2017
Approved: February 8, 2017
Present: Chair David Blake, board members Benjamin LeWalter, Rebecca Schneider, David
Tyler, and John Wertis; Environmental Planner Darby Kiley, and Town Board Liaison Richard
Goldman.
Ms. Worden was excused, and Mr. LeWalter was named a voting member.
Public in Attendance: Jon McNamara, Thom Mayo and Kate Millar, all of Renovus Energy, and
Roxanne Marino from the Sustainability Advisory Council.
Call to Order: 7 p.m.
Agenda Review; Minutes Review (1/3/2017)
Ms. Schneider MADE the MOTION to accept the January 3, 2017 meeting minutes, and Mr.
LeWalter SECONDED the MOTION. The motion was unanimously carried, 4-0.
Privilege of the Floor: No one addressed the Planning Board at this time.
Consideration of Site Plan Approval and Special Permit for a residence located at 1603
Trumansburg Rd, Tax Parcel Number 33.-2-15, B1 -Business District. The proposed project is to
convert an existing building (former nursery) into a residence, which will include a wholesale
bakery. Single-family residences are permitted with Special Permit in the B 1 District. Lesia and
Gary Van Houten, Owners; Audra Bartlett, Applicant; Larry Berger, Agent.
Ms. Schneider MADE the MOTION to close the site plan review, and Mr. Wertis SECONDED
the MOTION. The motion was unanimously carried.
Mr. Tyler arrived at 7:02 p.m.
Resolution for Site Plan and Special Permit Approval
Ms. Schneider MADE the MOTION to approve the resolution, and Mr. Tyler SECONDED the
MOTION as follows:
WHEREAS:
1. This is consideration of Site Plan Approval and Special Permit for a single-family residence,
located at 1603 Trumansburg Rd, Tax parcel number 33.-2-15, B1- Business District. The
proposed project is to convert an existing building into a single-family residence, which requires
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January 17, 2017
site plan and special permit approval in the B1 -District. The applicant will operate a wholesale
bakery out of the residence; Lesia and Gary Van Houten, Owners; Audra Bartlett; Applicant;
Larry Berger, Agent; and
2. The Planning Board, at public meetings on January 3 and 17, 2017, has reviewed and accepted
as adequate, application materials including the following: Site plan review application;
Agricultural Data Statement with map; Letter from the owners regarding application submission;
Site plan review narrative; Neighboring properties; Topographic map; Site plan map of property;
Elevation photographs; Home processor registration request; and other application materials; and
3. A single-family residence is a Type II action which does not require the preparation of a
determination of significance; and
4. On January 3, 2017, the Planning Board unanimously approved a resolution to waive the
requirement of a public hearing; and
5. 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 January 5, 2017 determined that
the project has no negative inter -community or county -wide impacts;
THEREFORE IT IS HEREBY RESOLVED,
1. That the Planning Board of the Town of Ulysses hereby waives certain requirements for Site
Plan Approval and Special Permit, including a public hearing, having determined from the
materials presented that such waiver will result in neither a significant alteration of the purpose
of site plan and special permit control nor the policies enunciated or implied by the Town; and
2. That the Planning Board of the Town of Ulysses hereby grants Site Plan Approval for the
proposed single-family residence, as shown on the following: Site plan review application;
Agricultural Data Statement with map; Letter from the owners regarding application submission;
Site plan review narrative; Neighboring properties; Topographic map; Site plan map of property;
Elevation photographs; Home processor registration request; and
3. That the Planning Board of the Town of Ulysses hereby grants Special Permit for the proposed
single-family residence having reviewed the considerations for approval in the zoning law §212-
18(E)(1-12).
The vote was as follows:
Mr. Blake AYE
Mr. LeWalter AYE
Ms. Schneider AYE
Mr. Tyler AYE
Mr. Wertis AYE
Result: Resolution and special permit approved.
Ulysses Planning Board 3
January 17, 2017
Consideration of Sketch Plan/Site Plan and lead agency designation for a 2 MW photovoltaic
system at 1574 Trumansburg Rd, Tax Parcel Number 33.4-3.2; A1 -Agricultural District. The
proposed 2 MW solar project will cover approximately 10 acres adjacent to Trumansburg Rd.
The panels will be a maximum height of 10 feet, surrounded by a six (6) ft fence, and 102 +/-
white spruce trees will be planted parallel to Trumansburg Rd. Gates Acres, LLC, Owner; Power
REIT, power purchaser; Renovus Energy, Inc., Agent.
Mr. McNamara began by explaining the business arrangement between the three entities: Gates
Acres is the current owner, and Renovus has the option to buy the property. Power REIT is
Renovus's partnering real estate company that invests in renewable -energy properties. The
proposed project will be a Ulysses community solar farm, offering local residents the option to
purchase solar power on a month-to-month basis through Renovus. The project will service 200
to 300 households, and Renovus anticipates filling all available slots. The array will occupy 10
acres, feature 6,840 panels and reach a maximum height of 10 feet. The site does not have any
wetlands or other environmentally sensitives areas, will have no roads or impervious surfaces
installed, and no lighting, Mr. McNamara said. As for maintaining grasses, Renovus intends to
use local sheep instead of chemical treatments. Additional efforts were made to shield any
possible glare, he said, with 100 tree plantings planned as a vegetative buffer between the array
and Route 96. The company is in talks to purchase their buffer trees from a Christmas tree farm,
which has a large stock of overgrown, 12 -foot trees. The tree buffer will be a staggered row of
two, he said.
Mr. McNamara continued, saying he has spoken with four of the neighbors on the opposite side
of Route 96. None expressed opposition to the project, he said. Plans will require a Stormwater
Pollution Prevention Plan since Renovus intends to level the existing corral, which is surfaced
with sand.
Mr. LeWalter requested additional information on the property's water source, and noted the
need for sufficient shelter, water and food for the sheep. He requested a plan for how the sheep
would be cared for. Mr. McNamara noted Renovus will partner with a farmer who works with
the sheep. In regard to on-site water, Mr. Mayo said there is an existing well but is unsure if it is
on line. Ms. Kiley noted the property is also located on a municipal water line.
Renovus's PILOT (payment in lieu of taxes) agreement was briefly discussed. Mr. McNamara
said the company plans to enter into a PILOT agreement with the Town. Mr. Blake said he
would like to see a maintenance agreement for the trees, including a bond or letter of credit to
cover any replacement trees.
Ms. Schneider initiated a discussion of the right-of-way along Route 96, which is 66 feet, or — for
the Renovus property — 33 feet from the roadway's midline. She questioned if the planned tree
buffer would impede on the roadside ditch. Mr. Wertis asked about the white pines proposed for
the tree buffer and questioned whether they were the appropriate species. Mr. LeWalter said
white pines tend to do well in New York and added that a continuation of the row of existing oak
trees on the Renovus property would be visually ideal though cost prohibitive. Mr. Wertis felt
Renovus's objective with the tree buffer should dictate the species of tree. He suggested
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January 17, 2017
contacting an arborist. Mr. McNamara said Renovus consulted with three firms for the tree
buffer plan.
Mr. Tyler MADE the MOTION to open the sketch plan, and Mr. Wertis SECONDED the
MOTION. The motion was unanimously accepted.
At this time, Planning Board members discussed what additional information they would like to
see. Given the property's topography, Ms. Schneider requested mock-ups of what the array
would look like from Route 96. Mr. Blake requested further information on the landscaping plan,
including clarification on trees species and location, and a maintenance replacement agreement
with a bond or letter of credit. Mr. Wertis wanted to know the aim of the visual buffer, which
would then inform the decision on the appropriate tree species to plant. Mr. LeWalter requested a
visual mock-up of the trees and reiterated his request for information regarding water, food and
shelter for the property's sheep.
Ms. Schneider raised the question of whether or not a visual barrier would be necessary for the
southwestern property line, which runs roughly 900 feet. A future property owner on the western
side may expect one, she said.
Mr. Tyler MADE the MOTION to close the sketch plan, and Mr. Wertis SECONDED the
MOTION. The motion was unanimously carried.
Mr. Wertis MADE the MOTION to designate the Town as lead agency, and Ms. Schneider
SECONDED the MOTION.
Resolution: Declaring intent to be lead agency for SEQR review of solar project
WHEREAS, the Town of Ulysses Planning Board (hereinafter referred to as Planning Board) has
reviewed the SEQR Full Environmental Assessment Form (EAF) Part 1, prepared by Renovus
Energy, Inc., on the 2 MW Ulysses Community Solar Farm to be located near 1574
Trumansburg Rd (Tax Parcel Number 33.4-3.2; and
WHEREAS, the Planning Board determines that said Action is classified as a Type 1 Action
under the State Environmental Quality Review (SEQR) Regulations; and
WHEREAS, the Planning Board determines that said Action is also subject to a review and
approval by other involved agencies under the SEQR Regulations; and
WHEREAS, the Planning Board determines that it is the most appropriate agency to insure the
coordination of this Action and will provide written notifications to involved agencies, for the
purposes of conducting a coordinated review and making the determination of significance
thereon under the SEQR Regulations; and
NOW, THEREFORE BE IT RESOLVED that the Planning Board does hereby proposes to
establish itself as the lead agency to coordinate the environmental review of the proposed action.
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January 17, 2017
BE IT FURTHER RESOLVED, that the Town Environmental Planner is directed to provide
notice hereof to the involved and interested agencies, seeking their agreement (or objection
thereto) in writing to be received by the Environmental Planner within thirty days from the date
of notification.
The motion was unanimously carried.
After a few questions were raised about particulars of Part I of the Full Environmental
Assessment Form, Ms. Kiley reminded the Planning Board that it has 30 days to finalize the
document and may offer changes during the review process.
Mr. Blake also noted at least three instances in the Site Plan Application where the project
location is listed as "00 Trumansburg Road" when it should read "1574 Trumansburg Road".
Updated letters and information will be provided.
Renovus representatives left the meeting at 8:35 p.m.
Liaison/committee reports
Ms. Marino provided an overview of the Conservation and Sustainability Advisory Council's
work in reviewing the Town's solar law and offering suggested changes. The County Planning
Department created a Town map showing the location of all main transmission lines, an indicator
of possible locations for future solar projects. The Council also recommended adding design
standards to bolster the solar law in regard to glare, and drew up a memo with various comments
on the solar law as a whole. Ms. Schneider said she would like the map to not only include prime
soils within the Town but farmland of statewide importance too. The Planning Board reached a
consensus to review the solar law at its next meeting.
Speaking in his role as Town Board Liaison, Mr. Goldman said the Town recently secured grant
funding to purchase 32 acres of property behind Salo Drive. The parcel is currently owned by
Habitat for Humanity and will remain as undeveloped land with access to the creek. Elsewhere,
the Town is in the final phases of negotiations with Exxon Mobile over two parcels in the
Hamlet of Jacksonville, including the old church.
Selection of Vice Chair
Mr. Blake MADE the MOTION to name Mr. Wertis vice chair of the Planning Board, and Ms.
Schneider SECONDED the MOTION. The motion was unanimously carried.
Mr. Wertis MADE the MOTION to adjourn the meeting, and Mr. Blake SECONDED the
MOTION. The motion was unanimously carried.
Meeting adjourned at 9:06 p.m.
Respectfully submitted by Louis A. DiPietro II on January 24, 2017.