HomeMy WebLinkAbout2017-06-06-PB-FINALTOWN OF ULYSSES
PLANNING BOARD
MEETING MINUTES
Tuesday, June 6, 2017
Approved: June 20, 2017
Present: Chair David Blake, and board members David Tyler, Benjamin LeWalter, John Wertis
and Sara Worden; Environmental Planner Darby Kiley, and Town Liaison Rich Goldman.
Rebecca Schneider was excused, and Mr. LeWalter was named a voting member in her absence.
Public in Attendance: Nancy Cool, Fred Clark, Judy Abrams, Sherman Kelly, Dan Clement,
Mary and Charlie Tutton, Sally Yates, Brian Davis, Caryn Sheckler, Durga Bor, Steven
Penningroth, Jason Demarest, Carl Mazzocone, Mack Travis, and Jamie Swinnerton.
Call to Order: 7:00 p.m.
Agenda Review; Minutes Review (5/16/2017)
Mr. Wertis MADE the MOTION to accept the May 16, 2017 meeting minutes, and Mr. Blake
SECONDED the MOTION. The motion was carried, 4-0, with Ms. Worden abstaining from the
vote.
Privilege of the Floor
Mr. Kelly of Taughannock Boulevard read a statement into the record (included as a
supplementary document to these minutes)
Ms. Bor, a Gorge Road resident, lives very close to the Inn. On Saturday nights during the
summer, when Taughannock Park hosts live bands, she can hear it clearly. If there are two bands
playing at once — one at the park, another at the Inn — the ensuing cacophony will be too much.
Secondly, if the Inn ultimately fails, what happens to this huge castle? she asked. Nobody will
buy it if it is not viable. Traffic is also an issue.
Ms. Yates, of Willow Creek Road, lives four houses down from Gorge Road. She is concerned
about noise potential as well as frequency, duration and timing. She hopes the noise variance will
not be granted because it does not fit with the character of the area. Further, if she were a camper
in the Park, she would not come back if music could be heard late into the evening. Be careful of
what we allow, she said.
Mr. Clement, of Taughannock Boulevard, is also concerned about noise and agreed that decibel
level is not the only concern. Any disturbance at night is an issue. Music that extends to the 10
p.m. hour is a real intrusion. He also took issue with the sign variances and noted that every one
of the Inn's proposed signs exceeds the maximum allowable square footage.
Planning Board 2
June 6, 2017
Ms. Adams, of Falls Road, said noise, signage and the miniscule setback concern her most. The
proposal all but eliminates the setback. It is necessary to ask: Does this project fit? She also cited
concerns with delivery trucks and conflict with other events happening on the same evenings.
We have zoning for a reason, she said, and she hopes the Planning Board's message to the BZA
will uphold the zoning.
Ms. Bor has concerns with the construction. The proposed addition is massive. There will be
truckloads of fill and be a disturbance all summer. The proposal ruins the integrity of the Inn.
Mr. Blake told the audience that the purpose of the evening's meeting was to get initial
information from the applicant to help inform any communication between the Planning Board
and the BZA. All talk of variances is purely a BZA matter. Once the BZA addresses the
variances, the project will return to the Planning Board. If your concerns are with the variances,
you should prepare to speak before the BZA, he said.
Mr. Travis, a real estate developer and partner on the Inn project, addressed the audience. He
said he used to live on Taughannock Boulevard and visit the Park often. Development can be
difficult for the surrounding areas, he said, but the Inn — located near a park that sees almost a
million visitors a year — is a wonderful amenity and asset to this community.
Major Subdivision: Consideration of SEQR and subdivision approval for a two -lot
subdivision, where a fourth lot will be created from the original parcel. The owners subdivided a
10.53 acre parcel in August 2016 and a 10.87 acre parcel in January 2017. The proposal is to
subdivide an approximately 18 acre parcel on the southern end of the parcel on the east side of
Dubois Rd. The address for the existing house is 1213 Glenwood Heights Rd, Tax Parcel
Number 32.-1-12.2. Charles and Mary Tutton, owners.
Mr. Tutton said he and his wife are looking to liquidate assets. They had a farm for many years,
are now in their 70s, and feel it is time to pass the land on to other owners.
Mr. Wertis MADE the MOTION to open the sketch plan, and Mr. Tyler SECONDED the
MOTION. The motion was unanimously carried.
Mr. Wertis noted that although the application is for a major subdivision, it is not what one
would generally consider to be a suburban -type subdivision. For this reason, the Planning Board
will likely set aside some requirements reserved for major subdivisions.
Mr. Wertis MADE the MOTION to close the sketch plan, and Mr. Blake SECONDED the
MOTION. The motion was unanimously carried.
Resolution for SEAR
Mr. Wertis MADE the MOTION to approve the resolution for SEQR, and Mr. Blake
SECONDED the MOTION as follows:
WHEREAS:
Planning Board 3
June 6, 2017
1. This is consideration of Preliminary and Final Subdivision Approval for the proposed
two -lot subdivision that is the fourth lot created from the original parcel, located east of Dubois
Rd, south of Glenwood Heights Rd, Tax Parcel Number 32.-1-12.2, RI and R2 Districts; Charles
and Mary Tutton, owners; and
2. This is an Unlisted Action for which the Town of Ulysses Planning Board is acting in an
uncoordinated environmental review with respect to Subdivision Approval; and
3. The Planning Board, on June 6, 2017, has reviewed and accepted as adequate a Short
Environmental Assessment Form Part 1, submitted by the applicant, Parts 2 and 3, prepared by
Town staff, and other application materials; and
4. The Town Zoning Officer has recommended a negative determination of environmental
significance with respect to the proposed Subdivision Approval;
NOW THEREFORE BE IT RESOLVED:
That the Town of Ulysses Planning Board hereby makes a negative determination of
environmental significance for the reasons set forth in the Environmental Assessment Form Parts
2 and 3 referenced above, in accordance with the New York State Environmental Quality
Review Act for the above referenced action as proposed, and, therefore, an Environmental
Impact Statement will not be required.
The vote was as follows:
Mr. Blake
AYE
Mr. LeWalter
AYE
Mr. Tyler
AYE
Mr. Wertis
AYE
Ms. Worden
AYE
Result: Resolution passed
Resolution for Subdivision Approval
Mr. Blake MADE the MOTION to approve the resolution, and Mr. Tyler SECONDED the
MOTION as follows:
WHEREAS:
1. The Town of Ulysses adopted zoning regulations in Local Law No. 3 of2013 include
Article XX.I - Land Subdivision Regulations, Section 21.3 establishing criteria for Subdivision
Procedures; and
2. The proposed Subdivision is located east of Dubois Rd, south of Glenwood Heights Rd,
Tax Parcel Number 32.-1-12.2, RI and R2 Districts; Charles and Mary Tutton, owners; and
Planning Board 4
June 6, 2017
3. The lots created by the proposed Subdivision meet the zoning requirements; and
4. This is an Unlisted Action for which the Town of Ulysses Planning Board, on June 6,
2017, has made a negative determination of environmental significance with respect to this
project, after having reviewed and accepted as adequate a Short Environmental Assessment
Form Parts 1, 2 and 3; and
5. The Planning Board, at a Public meeting on June 6, 2017, has reviewed and accepted as
adequate the map entitled, "Map of Survey Parcel of Land Being Conveyed by Charles R. and
Mary E. Tutton, Town of Ulysses, Tompkins County, New York," dated May 17, 2017 by
Robert S. Russler Jr, licensed land surveyor, and other application materials; and
6. Zoning Law Sections 212-142E(1)(a) and 212-142W allow the Planning Board to waive
subdivision requirements, where it finds that, due to special circumstances of a particular plat,
the provision of certain required improvements is not requisite to the interest of the public health,
safety and general welfare or is inappropriate because of lack of connecting facility adjacent or
in proximity to the proposed subdivision; and
7. The Town of Ulysses Planning Board has given due consideration to all information and
comments in conducting the Subdivision Review;
THEREFORE IT IS HEREBY RESOLVED,
1. That the Town of Ulysses Planning Board hereby waives certain requirements for
Preliminary and Final Subdivision Approval, as shown on the Subdivision Checklist, having
determined from the materials presented that such waiver will result in neither a significant
alteration of the purpose of subdivision control nor the policies enunciated or implied by the
Town Board; and
2. That the Planning Board of the Town of Ulysses hereby approves the Subdivision, as
shown on the map entitled, "Map of Survey Parcel of Land Being Conveyed by Charles R. and
Mary E. Tutton, Town of Ulysses, Tompkins County, New York," dated May 17, 2017 by
Robert S. Russler Jr, licensed land surveyor.
The vote was as follows:
Mr. Blake
AYE
Mr. LeWalter
AYE
Mr. Tyler
AYE
Mr. Wertis
AYE
Ms. Worden
AYE
Result: Resolution passed
Planning Board 5
June 6, 2017
Continuation of Comments on area variances for the Inn at Taughannock, located at 2030
Gorge Rd, Tax Parcel Numbers 14.-1-11, 14.-3-18.1, and 14.-3-18.2, B1 -Business District. The
proposed project includes replacing existing signs and adding new signs, several of which will
require variances for their height, square footage and number of allowed signs. These signs are
located at multiple locations on the three parcels. The proposal also includes a new multi -story
building to be located between the existing inn building and Gorge Rd. The proposed project will
include five (5) new guest rooms, a check-in area, an ice cream parlor/grill, a seasonal tent area,
a bar, prep area, rest rooms, a patio area with reflecting pools and lawn, stormwater facilities,
and new parking. The new building would require variances for the setback at the front lot line
on Gorge Rd (1.4 feet where 30 feet is required), for the setback at the side yard line (1.7 feet
where 15 feet is required), and for the height of the proposed building, which exceeds the 32 foot
maximum. The proposal also includes the addition of a cupola on the existing inn. This will add
6 feet 9 inches to the building for a total height of 64 feet 7 inches where 32 feet is the maximum
building height. The applicant is also requesting a variance from the noise standards in order to
extend the 90 dBa sound limit from 11:00 PM to 1:30 AM. The Planning Board may provide
recommendations to the Board of Zoning Appeals regarding the area variance requests.
Mr. Wertis asked the Board if it had collectively made a decision to communicate with the BZA
about the Inn proposal, noting his comfort in letting each entity do its own work. Mr. Tyler said
the applicant's presentation would inform his decision.
Mr. Demarest and Mr. Mazzocone began their presentation at 7:30 p.m., saying this sketch
represents the second iteration after the first was scrapped due to stormwater issues. Mr.
Demarest then proceeded with the extensive review of the project.
He said there are many factors that led to the variance requests. To begin, seeking variances
would be a better option than trying to crowd the Inn into the property. The present design
represents a maximum build out, meaning the project will only shrink moving forward. The
applicant can address noise, traffic, design, aesthetics and other factors through the natural
planning process, once variances have been handled. He said the applicant is not seeking use
variances, but area variances, considering the property is located in the Town's Business District.
Beginning his overview of the entire project, Mr. Demarest said there are technically three Inn
parcels located in the Business District, with park land around the parcels. The applicant is
exploring permeable surfaces and intends to add patio spaces, garden space with reflecting pools,
a lawn area, and "Stables" guest rooms. The revamped Inn would have a multipurpose space for
pizza and ice cream shops, a larger check-in area, a bar, and a prep kitchen. He noted the
proposal only has 30 percent lot coverage, where 70 percent is the maximum allowable under
current zoning. Addressing concerns about the lack of setback for the Stables, Mr. Demarest
noted the building will be positioned in a way to give 19 feet of lawn between it and the
roadway. This should be enough room should the Town ever need to develop sidewalks or
utilities.
We do not believe there is an appreciable difference between what we are allowed and what we
are proposing, Mr. Demarest said. This will affect Mr. Mazzocone more than the neighbors. Mr.
Mazzocone's vision is for the Inn to be the setting for weddings, conferences, and business
Planning Board 6
June 6, 2017
meetings. The towers and cupolas give the Inn a romantic and whimsical feel. The height
variance is a minor request, considering the renovations and additions are being built on a steep
slope. Regarding the setback variance, Mr. Demarest noted Gorge Road is a rural road and
circulated photos of barns throughout Tompkins County that were built flush against the
roadway, his case being that the encroachment of the Stables building is part of the rural
character of the county. The applicant intends to remove two trees and a couple of bushes.
Mr. Demarest then compared the Inn proposal with surrounding parking areas for the park,
noting the large footprint of parking areas on the west and east sides of route 89, including at
North Point. He also noted a nearby house has a 26,000 square -foot footprint. Once completed,
the Inn will have a 29,000 square -foot footprint.
In regard to noise concerns, Mr. Demarest said the project team used a website to estimate
decibel levels, concluding that any live music originating from the Inn would, at 1,000 feet, be
no louder than a whisper. That estimate does not account for any vegetative buffer, he said.
Additionally, the tent structure planned for the site is practically a conditioned space. Any live
bands playing music afterhours could be moved into that space. Campers at the Park also have
late-night conversation and music, he said.
At 8 p.m., Mr. Demarest continued with a presentation on signage, with time given to each one.
Sign 2 — to display "Taughannock" along a large retaining wall — sparked a brief exchange
between Mr. Demarest and Ms. Kiley about whether or not it would be removed from the
proposal. Mr. Mazzocone said we still would like to consider including the sign, and reiterated
his hope for the sign to become an iconic image. Mr. Demarest said most of the signs are
replacements, are not large and are attractive.
The applicant team finished its presentation at 8:27 p.m.
Planning Board members gave their initial thoughts. Ms. Worden requested sign locations be
included in the next set of documents. Mr. Wertis felt the applicant's use of business directional
signage seemed inconsistent, seeing as though such signs are usually off property; these are more
internal. Ms. Kiley said no directional signage should be placed within 500 feet of the business;
having the signs on the property makes it seem like they are just free-standing. We are asking for
special consideration because we have a special business, Mr. Mazzocone said. The more
signage, the better, because the Inn caters to many out-of-town guests.
Mr. Blake asked the Planning Board if it wished to make any comments to the BZA. It may
decide now or on June 20. Mr. Tyler suggested waiting, but Ms. Kiley told the Board it has had
the proposal for some time and needs to submit any comments to the BZA five days before its
June 21 meeting, at the latest. After a brief discussion, Mr. Wertis suggested, at the bare
minimum, that a written statement and Planning Board minutes be sent to the BZA.
Mr. Blake MADE the MOTION to support Mr. Wertis's suggestion, and Mr. Tyler SECONDED
the MOTION. The motion was unanimously carried.
Planning Board 7
June 6, 2017
The Board then discussed its process for crafting a statement to the BZA. Ultimately, the
Planning Board reached a consensus to tentatively hold a meeting on Tuesday, June 13 to
finalize language.
Addressing upcoming projects, Ms. Kiley said the Planning Board should expect to review a
proposed residence on a flag lot. Also, the Board's first meeting in July happens to fall on the
Fourth. Members reached a consensus to cancel its July 4 meeting and instead conduct regular
business at its July 18 meeting.
Offering a brief Town Liaison report, Mr. Goldman said the Town Board is currently considering
zoning matters.
Mr. Wertis MADE the MOTION to adjourn the meeting, and Mr. Blake SECONDED the
MOTION. The motion was unanimously accepted.
Meeting adjourned at 8:45 p.m.
Respectfully submitted by Louis A. DiPietro II on June 13, 2017.