HomeMy WebLinkAbout2017-09-19-PB-FINALTOWN OF ULYSSES
PLANNING BOARD
MEETING MINUTES
Tuesday, September 19, 2017
Approved: October 17, 2017
Present: Vice Chair John Wertis, and board members Benjamin LeWalter, Rebecca Schneider,
David Tyler and Sara Worden; Town Planner Darby Kiley, and Town Attorney Mariette
Geldenhuys.
Chair David Blake was excused. Mr. LeWalter was named a voting member in place of Mr.
Blake.
Public in Attendance: Matt Napierala, Randy Marcus, Jason Demarest, Carl Mazzocone,
Gregar Brous, Vicki Taylor Brous, Jaime Swinnerton (media), and two Inn at Taughannock
employees.
Call to order: 7:00 p.m.
Agenda Review; Minutes Review (09/05/17)
Mr. Tyler MADE the MOTION to accept the September 5, 2017 meeting minutes, and Ms.
Schneider SECONDED the MOTION. The motion was unanimously carried, 5-0.
Privilege of the Floor: No one addressed the Board at this time.
Sketch Plan: Inn at Taughannock – site development for a level lawn with gardens and patios.
The project includes the construction of retaining walls, stone fence walls, grading/filling,
reconfiguration of the patio/stairway on the south side of the Inn, landscaping and a stormwater
system The property is located at 2030 Gorge Rd, Tax Parcel Number 14.-1-11, B1-Business
District. TFI LANDCO, LLC, owner; Carl Mazzocone, contact for owner; Jason Demarest,
architect.
Mr. Mazzocone introduced engineer Mr. Napierala and attorney Mr. Marcus.
Mr. Wertis noted the substantial materials submitted by the applicant, including traffic, noise,
and geotechnical studies, grading and drainage materials, and reports on lighting and early
stormwater drainage.
Mr. Demarest began his overview of the proposal, beginning first with sample photos of wedding
events and aesthetic features like tent structures and lighting. He reminded the Board that the Inn
is in a B1 District, which permits establishments like restaurants and bars, and displayed a letter
from Parks Director Fred Bonn, who expressed his approval of the Inn project. Our neighbor is
the Park, and Mr. Bonn is a supporter, Mr. Demarest said. Next, he showed a map of the project
impact area at the Inn, including the proposed patio and stairs. He believes the proposal qualifies
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as a Type 2 action, which would not require a SEQR. But the applicant is adding 30,000 square
feet of patio, Ms. Kiley said. In response, Mr. Marcus referenced the SEQR regulations and said
a SEQR is not required for a project that involves less than 4,000 square feet of built floor area.
It does not mention patios. The 4,000 figure is a measure of built space, not exterior building.
Mr. Demarest said he and applicant’s team feel the project is small. He noted that the Town BZA
gave a negative declaration on the much larger proposal last month. He also said Tompkins
County Planning had given its approval to the larger project and suggested they should not have
a problem with this smaller version. Ms. Kiley said she submitted the applicant’s latest project
iteration to Tompkins County Planning Department on September 13.
At this time, Mr. Napierala provided detailed information concerning stormwater. He stated that
they can manipulate water runoff, collecting it from roofed areas and the new patio area and
storing it in underground stormwater tanks, which would control-release the water back into the
soil. Ms. Schneider asked several questions concerning runoff, permeable surfaces, water quality,
culverts and more. Mr. Napierala said each water tank measures about 4 feet tall and would be
embedded underground in a gravel base. To install the tanks, they would not be cutting into the
ground at all, thus limiting the impact on groundwater; the tanks would actually be installed atop
existing soils and buried once the patio area is cleared and leveled. We do not have groundwater
within 4 feet anyway, he said. The stormwater could be piped to a ditch line. Currently,
stormwater runs down the existing driveway to Route 89, while water from the Gorge Road side
runs into a nearby ditch. The point of the new system is to discharge stormwater across Route 89
to one of two nearby culverts. Ms. Schneider said it sounded like engineers are still working on
their idea. She asked about the planned retention wall and how they plan to mitigate potential
stormwater diverting around it. Mr. Napierala said each brick of the retention wall is several feet
thick and weighs about 10 tons. Any stormwater that meets the wall will naturally trickle through
the brick and relieve any water pressure. Mr. Demarest was asked about the planned planting of
cherry trees near the stormwater storage tanks. Both he and Mr. Napierala said no trees would be
planted over the stormwater system and would be spaced strategically to prevent root-system
interference.
Mr. Napierala said the system has been sized and has met the performance standard for
stormwater mitigation. However, engineers have yet to determine the exact location for
discharge. Ms. Schneider said she would like to know where discharge would be. Her focus is
roadside ditches, and Mr. Napierala has stated they intend to ditch stormwater next to
Taughannock Creek. But how will that impact water quality? she asked. Mr. Napierala said there
is a 24-inch culvert across Route 89 – located north of the Inn – and the intent is to divert
stormwater straight to it and not use the ditch. We will not have any hard connection to the
culvert, he said, but would use a flared-end outlet. A second option is a pipe located just south of
the Inn, across Route 89; it is a concrete sluice pipe, but – Mr. Demarest added – it may be
harder to reach, considering some of the land is State-owned and there are several trees. Board
members asked several follow-up questions on matters concerning the northern white cedar
hedge and the culverts. Ms. Worden asked at what point would the applicant’s engineers reach
out to the State Department of Transportation concerning the use of their culvert. Mr. Napierla
said they can initiate the conversation with the DOT now.
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Ms. Schneider commended the applicant’s ideas for lighting and said she would be following up
with questions regarding total amount of light, potential impact on wildlife, buffers and whether
or not lighting would be reduced at night. Mr. Demarest said string lights would be hung inside
of the tent structure, small path lights would be used to illuminate the walkway, and any
additional lighting would end at operating hours. He has been using the International Dark Sky
Association as a guide.
A question from Mr. Tyler about the annual Taughannock Park summer concert series initiated a
discussion regarding traffic and noise. Mr. Napierala said a traffic analysis was completed, which
included incoming traffic counts on a recent Saturday night, when a concert was being held in
the Park. There is ample capacity for the Inn to operate on a concert night, he said. Mr.
Mazzocone noted that the Park concerts can be loud but feels there will be enough time for both
concerts and Saturday night weddings to coexist without traffic or noise interference.
Lastly, echoing Ms. Schneider’s request, Mr. LeWalter requested further information on where
exactly stormwater discharge would be diverted – to the north culvert or to the south sluice pipe?
He would be interested to hear what the DOT would have to say about utilizing the south pipe,
considering it diverts into a Cayuga Lake swimming area.
Mr. Tyler MADE the MOTION to close the sketch plan, and Mr. LeWalter SECONDED the
MOTION. The motion was unanimously carried.
The Planning Board discussed whether to proceed with site plan review, but some Board
members felt they needed additional time to process the submitted materials and get clarity on
the location of the stormwater discharge. The Planning Board reached a consensus to schedule a
public hearing for October 3, at which time the Board would also proceed with site plan review.
Mr. Tyler MADE the MOTION to schedule a public hearing on October 3, 2017 in regard to the
Inn proposal, and Mr. LeWalter SECONDED the MOTION. The motion was unanimously
carried.
Mr. Mazzocone and his team left the meeting at 8:14 p.m.
Discussion on draft ag/rural zoning per upcoming meeting with the Zoning Update
Steering Committee on 9/21
Ms. Schneider – who will serve as the Planning Board’s liaison at the 9/21 meeting – recapped
some of the important zoning matters expressed at preview meetings of the Planning Board, such
as minimum lot sizes, cluster development, and limiting contiguous roadside development. Mr.
Wertis circulated the Planning Board’s previously submitted letter, approved at its May 2
meeting, that serves as the Board’s official statement in response to ongoing zoning rewrites
from the Zoning Updates Steering Committee. He hoped the letter would continue to be the
guiding statement of the Planning Board at this upcoming meeting. Ms. Schneider assured the
Planning Board that she does not intend to speak personally but on behalf of the Board.
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Ms. Schneider gave a brief update on her work in researching marinas as problem polluters. She
said two states have very detailed management plans aimed at preventing pollution from
marinas.
Mr. Tyler MADE the MOTION to adjourn the meeting, and Ms. Schneider SECONDED the
MOTION. The motion was unanimously carried.
Meeting adjourned at 8:25 p.m.
Respectfully submitted by Louis A. DiPietro II on September 19, 2017.