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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.