HomeMy WebLinkAbout2017-07-06-SteeringCommittee-FINALTOWN OF ULYSSES
STEERING COMMITTEE FOR ZONING UPDATES
MEETING MINUTES
Thursday, 07/06/2017
Approved: July 24, 2017
Call to Order: 7:01 p.m.
Present: Chair Liz Thomas, and Committee members Michael Boggs, Rod Hawkes, Darby
Kiley, Sue Ritter, and George Tselekis; CJ Randall and David West of Randall + West.
Public in Attendance: Roxanne Marino of the Conservation and Sustainability Advisory
Council.
Agenda Review; Minutes Review (05/25/2017; 06/01/2017)
There were no minutes to review
Privilege of the Floor: No comments
Discussion on Draft Ag/Rural zoning
The steering committee started with a discussion on the subdivision process and the zoning
requirements for lot areas and number of permitted subdivisions. On the discussion of flag lots,
Ms. Kiley reiterated that a flag lot is not a use but is a type of land subdivision. Flag lots should
be allowed in most or all of the zoning districts and this should be specified in the subdivision or
lot area and yard requirement section. As a follow-up from the last meeting, Ms. Kiley reported
that she sent an email to the Ag Committee explaining that the site plan review procedures were
changed a couple years ago and a project can be approved after sketch plan review and without a
public hearing, and felt that this closely matches the Ag and Markets streamlined site plan review
approach.
In the revised draft, Ms. Randall said that she imported the Board of Zoning Appeals language
and calculations for subdivisions, but had concerns about the legal reasons for the "protected"
lands and whose responsibility it would be to keep it protected. This needs to be more fully
enumerated. If the committee likes the BZA or CSAC subdivision calculations, the town attorney
should provide input. Mr. Tselekis suggested sticking with the original draft sent to the
committees. Ms. Marino added that the minimum lot size was not the only difference between
the BZA and the Conservation and Sustainability Advisory Council recommendations. She said
that there needs to be some type of consideration for road frontage, and the CSAC recommended
holding out 50% of the road frontage. Ms. Thomas said that the committee has discussed road
frontage in reference to conservation subdivision as a way to preserve road frontage from
development.
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July 6, 2017
For major subdivisions using natural resource inventory, Ms. Randall stated that the regulations
would allow for more development but also lay out protected areas. The draft should
disincentivize hacking off one lot at a time. The Ag subdivision (larger lot size reserved for
agriculture) could preserve views from roads and the farmer gets an extra subdivision. We do not
want to encourage viable farmland to be developed; the zoning/subdivision process could
identify critical areas up front — set aside these areas at the beginning with a clear inventory
process.
Ms. Thomas asked committee members what subdivision method they preferred. Mr. Boggs is
undecided, Ms. Ritter is uncomfortable with the BZA recommendation on 80% protected lands —
for legal reasons; Mr. Tselekis and Mr. Hawkes prefer the ZUSC draft; and Ms. Kiley prefers the
2/7/17 ZUSC draft but change the rounding to traditional rounding methods.
Ms. Thomas asked if open development areas would be an option for preserving some of the
road frontage from development without the cost of building a road that meets town standards.
Ms. Kiley added that the Planning Board worked on open development area regulations in 2015.
Ms. Ritter said that the Town of Ithaca has a number of private roads that are on the official town
highway map and do not have to go through the open development area process, but subdivisions
are reviewed and approved by the Planning Board and the Town Board amends the official
highway map.
Regarding minimum lot size, Mr. Boggs preferred a minimum of 2 acres and the rest of the
committee preferred 1 acre.
Regarding maximum lot size, Ms. Ritter preferred 2-3.5 acres maximum and other members said
no maximum.
Regarding the ag land subdivision of 20 acres, all agreed to leave it as is.
Regarding an open development area or private road with a road that does not meet town
specifications, members agreed that this is something to look into. Ms. Ritter and Ms. Kiley
preferred a private road over open development area.
For the next meeting on July 24, the committee will cover the Ag commerce definition, any
remaining ag language issues, subdivision, side yard setback (larger if adjacent to ag land), and
Jacksonville design guidelines.
Privilege of the floor
Ms. Marino said that the CSAC was not only interested in preserving road frontage because of
views but other issues associated with water. Groundwater table is shallow and could be
contaminated with agricultural products, such as pesticides. Small lots have little flexibility on
where the well and septic are located. It is a public health issue and if the groundwater is not
sufficient, the residents will request a water district, and Ag and Markets does not condone
municipal water extensions in ag districts. She asked the committee to play out various scenarios
with the maximum number of subdivisions on different parcels. People do not want to see
increased development but it is happening one lot at a time. There are a number of older farmers
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July 6, 2017
that are already and will be selling land, and there are large landowners who lease farmland and
they are disconnected to the agricultural needs. The sale price could be lowered by limiting the
development potential. The rounding rule makes a huge difference, and the CSAC recommended
not subdividing anything under 5 acres.
Meeting adjourned at 9:27 p.m.
Respectfully submitted by Darby Kiley on July 17, 2017.