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HomeMy WebLinkAbout1968-05-16g= ------ - -TOIO d- PLAJvN111 -- BOAIRDa - -T0 TO- OF-- DRYDF�d,- NEI -YOR.K -- ----- - -14aY 16,- 1958 The Town of Dryden. Planning Board opened its May meeting at 8:23 p.m. at the Town Hall, with the following members present: Chairman Curtiss, Mesdames Hardesty and Keech, and Messrs. Lengemarn, Paterson, and Sheffy. Also in attendance were Mr. Lyle Hall and Pair. Donald YcKee, Licensed Land Surveyor (F. Donald McKee Associates) in connection with Mr. Hall's subdivision; and Mr. John i�acNeill, Licensed Engineer and Professor Frank Gilmore in connection with the "KLlis Highlands" subdivision hearing. tars. Harry Levin and hers. Stuart Brown, Jr., attended as interested members of the public. Public Heariar Major aabdivision -- "ELlis Highlands" (Prof. Frank Gilmore) Advertisement re public hearing read aloud. This hearing concerned two ad- ditional lots, numbered 31 and 60 per Prof. Gil�,;ore's new consecutive numbering system. (NOTE: Previously - approved lots have been re- numbered 1,2,3,4,28029030, and 33; Prof. Gilmore will supply corrections to the plats already on file with Planning board.) Plat for both lots shed stamped approval from Health Department. Eaglets Head Road and Woodland Road deeds are in the hands of Airs. Amdur for aproval. No written col nications received from public, Mr. MacNeill askedwhether the planning board had received the notification of approval from the T.C. Health Department; upon learning that this had not been forirarded, tr. MacNeill promised to supply same. Hearing closed. Approval granted. UndeMround Electric Service Prof. Gilmore remarked that under the urging of his architect son, he is - - --- w-iih- some__anguish_ reconsidering_ the_ installation -of- underground. service. Curtiss reported that he had conferred with an official at N.Y.S.E. & G. who was very surprised to hear of the difficulty encountered by developers in trying to institute underground service through N.Y.S.E. & G., as this is contrary to stated company aims. Professor Gilmore indicated that he would consider the matter, then perhaps request his attorney to institute further communication with the utility. Yx. Curtiss requested that Prof. Gilmore continue to keep the planning board in- formed. on "Lyle Drive. etc." (Lyle Hall, 27 North Street The Lyle Drive area had been submitted to public hearing on January 18, 1968, at which time the map lacked certain details which were now to be supplied. Air. Curtiss reported that iv'r. Richard Case had called him that day regarding Lyle Drive, and had promised to send his written approval. Two copies of the plat were lacking because of difficulties with Mr. McKee's •copy machine; he promised to supply these Inneidi.ately, and to add a previously. overlooked lot -line dimension. A'r. Curtiss agreed to stamp and return the two copies in his possession as soon as Per. Case's written approval had been received, and as soon as the additional copies had been received. Dryden Tin Planning Board May 169 1968 Major Subdivision °e "Ringwood Knolls" (Lelandard Belva Cornelius) • Mr. Doanld McKee made presentation of this plat on behalf of air. and Nlxs. Cornelius. As presently designed, this subdivision comprises 12 lots of at least 30,000 square feet each, situated on a hilltop lying Northwest of Ringwood Road, approximately across Ringwood Road from the entrance to Ringwood Court, Mrs and A:rs. Cornelius' personal home is situated on Lot '1 of the subdivision; no other structures as yet. Mr. McKee indicated that the Corneliuses have received tentative approval from the Health Department. He determined the largest yet unresolved problem to be that of the entrance road coming uphill at a 10 to 11% grade. According to the Corneliuses, Highway Superintendent Case has apparently indicated to Mr. Cornelius that this would be acceptable. Of lesser difficulty, he stated, is a drainage problem (although the soil is good gravel) in the area of lots #2, 3, and 4 0- which prob- lem he believes can be adequately hanc.ed. Yet to be resolved is the problem of title to the road entrance at the intersection with Ringwood Road. This subdivision has been re -drawn since its last presentation to the planning board, now areas have been raised to 30,000 square feet. Mr. Curtiss pointed out several additional points of possible challenge: t. Have the sides of the road embankment been adequately stabilized, and if so, with what? Mr. Curtiss indicated that he was quite sure that Mr. Case and /or the Town Council would comment on this, and that of course the planning board • could not approve this until it had written approval, from i�Ir. Case. 2. Was the stream bed disturbed? air. McKee said that as constructed, the road does not bother the stream bed as yet, but that some question of re- working exists in the area of the bridge abutment. Mr. Curtiss stated that he would like to have the stream bed shown on the plat, and asked whether the Conserva- tion Department had looked at the project. He suggested that Mr. McKee _--contact . the Conservation -Department -and _ get _something. -An..writing. ----- - - - - -_ - -_ 3. Y1r. Curtiss was concerned (as was Mr. McKee) about the possibility of high. water washout in the area of the intersection of the new road with the Ringwood Road. Mr. Curtiss inquired, out of curioi'sity, about the proposed price range of housir_u. Mr. McKee reported that Mxs. Cornelius had stated that they had refused an offer of $259000 for their orm house, and that they intend to restrict the area to others as good. The Corneliuses have also stated to Mr. McKee that were the subdivision ready now, that they have two customers waiting. Dr. Sheffy opined the Cornelius house to be worth at least $30,000 on the present market, that it has deluxe appointments, is all - electric, and that its only detrimiental feature would be its lack of basement. Mention was also made to air. McKee that as presently designated (RPB):under the proposed zoning ordinance, this area would require lots of a minimum 40,000 square feet. Mr. McKee had been unaware of this, but hopes to have the subdivision ready for possible approval before such regulation might become effective. • l V Dryden Town Planning Board __Zoning Pro�ress�, Mesdanes Brown and Levin inquired about progress ordinance. Mr. Curtiss replied that the ordinance was attorney, and that following any necessary discussion ning board would hold public hearing. He outlined the prior to the ordinanceb being established as law. May 16, 1968 on the proposed zoning then in the hands of the of her comments the plan. fol-louimeg necessary steps Mr. Curtiss reported that all members of the Ton Board (and Mr. Walter e� Schwan) had received correct copies of the proposed zoning ordinance. It was also noted by the Town Board minutes that the Tmm Bcwd would be meetirug on lt"w 21�i ----- frith Mxs. Amdur to discuss the ordinance, and that the Town Board intended to meet subsequently with the Planning Board for general discussion. The Plmning Board would therefore await notification from the Town -Board about this meeting. The visitors having departed the meeting, l�xso Hardesty reported that (in Mr, Curtiss' absence from Ithaca) she and Mr. Walter Schwan had spoken at length by telephony, regarding some of the questions which were arising to lair. Schwan during his review of the .0 posed ordinance, She reported that Nr. Schwan was obviously devoting a great deal of time and attention to his review, made at the request of the Town'Board, and that she believed he had made some significant observations. rb st of Mr. Schwan's remarks at that time centered around the following points: 1. In this ordinance, the Planning Board is so completely by- passed as to be left much in the dark about current development. How, for example, is the �l.anning Board enabled to review and comment on plats for churches, single houses, multiple- housing complexes, motels, etc.? 2. The frontage minimm in M and R-C zones (125 ft.) is so large as to nearly eliminate sewerage installation as a practical alternative. If it is the desire of RmB residents to maintain as much as 125 -foot separation in spite of the recognized cost of possible (or probable) later sewer installation, he would particularly attack this 125mfoot regulation in R®C zones. He would recommend reducing the frontage requirement while retaining the area requireem ment (40,000 sqe ft.) so as to maintain the same density while providing the - - --- possibility of future economically feasible sewer line installation. (He recalled a recent installation in his ruriel Street area which i.nvalves a $200/100 front foot yearly charge to pay a- 30�year bond issue which covers construction cost for water and sewer lines in the ground only not service -- and noted that such construction costs are on an upward incline.) 30. Regarding special permits, he questioned the concept in general, noting that in his opinion it would involve such a quantity of work for the Zoning Board of Appeals as to make that body not only perpetually bogged down,. but perhaps also almost impossible to staff. Section 1319 in particular, he noted, opens a Pandora's Box of dissention, argument, and bad feeling. Specifically, he attacked Section 1307 as discriminatory in that it sets uzn special regulations for one mode of living (namely single mobile homes) which are not applied to dwellings of other types. There followed considerable discussion by the Planning Board on several of the above points. With regard to special perrii.ts, there was considerable re- discussion as to whether the issuance of a special permit should be mandatory when certain prescribed spacificatiom had been met, or whether the Zoning Board of Appeals should be granted discretionary rnaer to apply to each situation. Although there was some difference pp of opinion on this, it was the general feeling that the position of setting up the k • Dryden Toum Planning Board .4® May 169 1968 - -Zoning - Board of Appeals as a more - interpretive body would be preferable so as to give them the flexibility to cope with individual situations. Proposed "H Training Center Mir. Curtiss reported that he had received written notification that a 4 -H training center is being considered for location on Lower Creek Road at the North- east corner of its intersection with Route 13. (Same side of Lower Creek Road as Treyz, but across Route 13.) They are considers . purchase of a ten -acre lot; with option on an additional ten acres, Mr. Curtiss indicated his concern. about the incompatibility of such a land use with the surrounding proposed light - industrial (M A) zone. - Thi -s -•- tract- isi�hmiever located ...across --from• the- residemc(r of -Mro -�and - Mrs .�Stuart- -Brotinj�Jre;--who -ar® -in - favor --- ®f °thi-s--development: Dr. Sheffy recommended that the Planning Board inform the 4-H as to the zoning intentions and permitted land uses for the area, and then let the 4 -H make its own decision.:;; Dre Lengemann added that if the Planning Board were at this time to alter the designated zone to accommodate the 4 -H proposed use, such action would be, in effect, zoning by letter of intent, He point out that in its reply, it would be neces. sary for the Planning Board to point out to the 4 -H that as presently designated, this area was deemed suitable for IManufacturinry and Assembly, and thus not compat- ible with their proposal. Prior to their development, therefore, the 4 -H irould have either successfully to seek a variance, or would find themselves unable to proceed as planned, Dr. Lengemann observed parenthetically that in any event, the 4 -H probably could not lose were they to proceed vrith the purchase of the land, as its value would undoubtedly increase upon institution of an MmA zone for the area. Dryden Water Resource Committee - -Mr. -- Curtiss reported -that- he--had*--received-a-telephone-cad.-l—froTr-a--member-of-- -- the Dryden Water Resource Committee, indicating that the committee feels strongly that there should be a Planning Board member on their committee in order to co® ordinate their work with other town planning activities. Adjournment, 10:40 p,m, Next meeting (unless otherwise notified): June 20. Respectfully submitted, Virginia H. Hardesty (Mrs, L.B.) Secretary to the Planning Board .l H - ip"f 1 V Ay -i� . U. .rvf ~♦�t���... Jry i...• �.�. ...��.�........� �.. .. �.� IIF rl�a�... r..�...u..Ll .a ...... .... ....a... ..t:. ..1 .� J..a�..��...� a �.�.. ...e. ....t�...i.ri�L2.Lal_� � ' f TOWN OF DRYDEN DEN, 1 1 ff May 9, 1968 IN THE HEART OF FINGER LAKES REGION Official Notice to Appear in the Ithaca Journal on Saturday, May 11, 1968 Please take notice that the Planning Board of the Town of Dryden will hold a public hearing, pursuant to Section 276 of the Town Law, on the application of Frank Gilmore for approval of an additional section of two lots in the Ellis Highlands subdivision offx:kMax on the north side of Ellis Hollow Road, Said hearing will be held on the 16th day of May 1968 at the Town offices at 8 p.m., at-which time all interested persons will be given an opportunity to be heard.. S • - • 3 o • t•: • eter A. Curtiss, Chairman Please bill to: Town Clerk Town of Dryden Dryden, New York cc. G. Lee M. Luss H . Amdur Thank you- v - - - - -- -TOWN PIPA NNING BOARD, TO;IN -OF DRYDEN� - Narf YORK - -May 16, 1968 The Town of Dryden. Planning Board opened its May meeting at 8:23 p.m. at the Town Hall, with the following members present: Chairman Curtiss, Mesdames Hardesty and Keech, and Messrs. Lengemann, Paterson, and Sheffy. Also in attendance were Pair. Lyle Hall and Mr. Donald McKee, Licensed Land Surveyor (F. Donald !tKee Associates) in connection with Mr. Hall's subdivision; and Mr. John MacNeill, Licensed Engineer and Professor Frank Gilmore in connection Frith the "Ellis Highlands" subdivision hearing. Mrs. Harry Levin and Plxs. Stuart Brown, Jr., attended as interested members of the public. Public Hearing : Maior Subdivision ".Mlis Highlands" (Prof. Frank Gilmore) Advertisement re public hearing read aloud. This hearing concerned two ad- ditionayl. lots, numbered 31 and 60 per Prof. Gil;:ore's new consecutive numbering system. (NOTE: Previously- approled lots have been re- numbered 1,2,3,4,28929930, and 33, Prof. Gilmore will supply corrections to the plats already on file with planning board.) sL .#j ea.. Plat for both lots shed stamped approval from Health Department. Eagle's Head Road and Woodland Road deeds are in the hands of Mrs. Amdur for aproval. No written comr`lunications received from public. Mr. MacNeill asked4hether the Planning board had received the notification of approval from the T.C. Health Department; upon learning that this had not been forwarded, 1111r. 14lacNeill promised to supply same. Hearing closed. Approval granted. Underground Electric Service Prof. Gilmore remarked that under the urging of his architect son,.he is with- .- some__anguish -- reconsidering.- the - installation _of_underg round- serv_ice. Curtiss reported that he had conferred with an official at N.Y.S.F. & G. who was very surprised to hear of the difficulty encountered by developers in trying to institute underground service through N.Y.S.E. & G., as this is contrary to stated company aims. Professor Gilmore indicated that he would consider the matter, then Perhaps request his atto��ney to institute further communication with the utility. ter. Curtiss requested that Prof. Gilmore continue to keep the planning.board in- formed, vision ve, etc. 11 (Lvle H Nort The Lyle Drive area had been submitted to public hearing on January 18, 19689 at which 'time the map lacked certain details which were now to be supplied. Nx. Curtiss reported that Mr. Richard Case had called him that day regarding Lyle Drive, and had promised to send his written approval. Two copies of the plat were 1�ckinQ because of difficulties with Mr. McKee's •copy machine, he promised to supply these imirddiately, and to add a previously. overlooked lot -line dimension. Ms. Curtiss agreed to stamp and return the two copies in his possession as soon as Mr. Cases written approval had been received, and as scan as the additional copies had been received. Dryden Town Planning Board Ylaior Sub PW A Kn nl IQ" 02< d'and Belva C May 169 1968 • Mr. Doarild McKee made presentation of this plat on behalf of :sir. and Mxs. Cornelius. As presently designed, this subdivision comprises 12 lots of at least 309000 square feet each, situated on a hilltop lying Northwest of Ringwood Road, approximately across Ringwood Road from the entrance to Ringwood Court, YIr, and ors. Cornelius' personal home is situated on Lot #1 of the subdivision; no other structures as yet. Mr. McKee indicated that the Corneliuses have received tentative approval from the Health Department. He determined the largest yet unresolved problem to be that of the entrance road comir�a, uphill at a 10 to 11% grade. According to the Corneliuses, Highway Superintendent Case has apparently indicated to Mir. Cornelius. that this would be acceptable. Of lesser difficulty, he stated, is a drainage problem (although the soil is good gravel) in the area of lots 72, 3, and 4 PP which prob- lem he believes can be adequately handled. Yet to be resolved is the p -1•obierm of title to the road entrance at the intersection with Ringwood Road. This subdivision has been redrawn since its last presentation to the planningp board; now areas have been raised to 30,000 square feet. Nn°. Curtiss pointed out several additional points of possible challenge: 1. Have the sides of the road embankment been adequately stabilized, and if so, with what? Mr. Curtiss indicated that he was quite sure that N'r. Case and /or the Town Council would comment on this, and that of course the planning board could not approve this until it had written approval from Mr. Case. 2. Was the stream bed disturbed? rIr. M Kee said that as constructed, the road does not bother the stream bed as yet, but that some question of re- working exists in the -area of the bridge abutment. Mr. Curtiss stated that he would like to have the stream bed shown on the plat, and asked whether the Conserva- tion Department had looked at the project. He suggested that Mr. h'cKee contagt the Conser-v_ation_ Department__ and_- get__.something_in_ writing.______ 3. Mr. Curtiss was concerned (as was Mr. McKee) about the possibility of high - water washout in the area of the intersection of the new road frith the Ringwood Road. Xr. Curtiss inquired, out of curia ` ity, about the proposed price range of housing. Mr. McKee reported that Mrs. Cornelius had stated that they had refused an offer of $25,000 for their mm house, and that they intend to restrict the area to others as good. The Corneliuses have also stated to Mr. McKee that were the subdivision ready nojr, that they have two customers waiting. Dr. Sheffy opined the Cornelius house to be worth at least $30,000 on the present market. that it has deluxe appointments, is all - electric, and that its only detrimental feature would be its lack of basement. Mention was also made to Dr. i'.CKee that as presently designated (R�B):under the proposed. zoning ordinance, this area would require lots of a minimum 40,000 square feet. Mr. McKee had been unaware of this, but hopes to have the subdivision ready for possible approval before such regulation might become effective. Dryden Town Planning Board m3- Zoning_ Prog re s s Mesdanes Brown and ordinance. Mr. Curtiss attorney, and that foll may 16, 1968 Levin inquired about progress on the proposed zoning replied that the ordinance was then in the hands of the owing any necessary discussion of her comments the plan® sing board would hold public hearing. He outlined the f-ollo;dw necessary steps prior to the ordinances being established as law. :5N°Sk�9iuenT- Mr. Curtiss reported that all members of the Town Board (and Mr. Walter �4 Schwan) had received correct copies of the proposed zoning ordinance, It was also noted b the Town Board minutes that the To-vm Bcxd would be meeting on'." y _ay fri 213------ - th Airs. Amdur to discuss the ordinance, and that the Town Board intended to meet subsequently with the Planning Board for general discussion. The Planning Board Mould therefore await notification from the Town Board about this meeting. The visitors having departed the meeting, Mrs. Hardesty reported that in Y1 r. Curtiss' absence from Ithaca) she and Mr. Walter Schwan had spoken at length by telephone regarding some of the ouestions which were arising to Mr. Schwan during his review of the norposed ordinance, She reported that Mr. Schwan was obviously devoting a great deal of time and attention to his revieir, made at the request of the Toem Board, and that she believed he had made some significant observations. Yb st of Mr. Sc hwan' s remarks at that time centered around the following points: 1. In this ordinance, the Planning Board -is so completely by- passed as to be left much in the dark about current development, How, for example, is the Blanning Board enabled to review and comment on plate for churches, single houses, multiple- housing co„ pleses, motels, etc.? 2. The frontage minimanin R;�B and R-C zones (125 ft.) is so large as to nearly eliminate sewerage installation as a practical alternative. If it is the desire of R-B residents to maintain as much as 125�foot. separation in -spite of the recognized cost of possible (or probable) later sewer installation, he would particularly attack this 125 -foot regulation in RX zones. He mould recommend reducing the frontage requirement while retaining the area require_ mastOs000 sq. ft.) so as to maintain the same density while providing the- possibility of future economically feasible sewer line installation. (He recalled a recent installation in his Muriel Street area which involves a $200/100 front -foot yearly charge to pay a 30 -year bond issue which covers construction cost for water and sewer lin., in the ground only -- not service and noted that such construction costs are on an upward inclin:.) 3. Regarding special permits, he questioned the concept in general, noting that in his opinion it would involve such a quantity of work for the Zoning Board of Appeals as to make that body not only perpetually bogged down, but perhaps also almost impossible to staff. Section 1319 in particular, he noted, opens a Pandora's Box of dissension, argument, and bad feeling. Specifically, he attacked Section 1307 as discriminatory in that it sets up special regulations for one mode of living (namely single mobile homes) which are not applied to dwellings of other types. There followed considerable discussion by the Planning Board on several of the above points. With regard to special permits, there was considerable re- discussion as to whether the issuance of a special perrat should be mandatory when certain prescribed specific atiora had . been met, or whether the Zoning Board of Appeals should be granted discretionary over to •apply to each situation. Although there etas some difference of opinion on this, it was the general feeling that the position of setting up the Dryden Town Planning Board May 16, 1968 Zoning-Board. Appeals as a more interpretive body give them the flexibility to cope with individualtuat ons, preferable so as to • Proposed 4�H Training Center Mr. Curtiss reported that he had received written notification that a 4-H training center is being considered for location on Lower Creek Road at the North east corner of its intersection with Route 13, (Same side of Lower Creek Road as Treyza but across Route 13.} They are consider* purchase of a ten -acre lot with option on an additional ten acres. Mr. Curtiss indicated his concern about the incompatibility of such a land use with the surrounding proposed li'ht. industrial (M�A) zone, - Thiswtract� s;•--haArever, located, acrosc,- from�the-- residenetr ci'-rIr.- and- Zlrs.- Stuart- Bro;•rn; -�Jr;; who -are in favor °bf�thi•s- development: Dr. Sheffy recommended that the Planning Board inform the 4 -H as to the zoning intentions and pe d.tted land uses for the area, and then let the 4 -H make its 01'M decision. Pa l� Dr. Lengemann added that if the Planning Board were at this time to alter the designated zone to accommodate the 4 -H proposed use, such action would be, in effect, zoning by letter cf intent, He point out that in its reply, it would be necesd sary for the Planning Board to point out to the 4�H that as presently designated, this area was deemed suitable for i•Ianufacturing and Assembly, and thus not corrpat_ able with their proposal. Prior to their development, therefore, the 4 -H would have either successfully to seek a variance, or would find themselves unable to Proceed as planned. Dr. Lengemann observed parenthetically that in any event �. the 4 -H probably could not lose were they to as its value would undoubtedly increase upon proceed with the purchase of the land tion of an l -A zone for the area. Dryden Water Resource Committee —Mro - Curtiss -- reported - that - - -he- had -- received-- a--telephone- -call -from a member- of-- -- -- the Dryden Water Resource Committee, indicating that the committee feels strongly that there should be a Planning Board member on their committee in order to coe ordinate their work with other town planning activities. Ad joulriment, 10:40 p.m. Next meeting (unless otherwise notified): June 20. Respectfully submitted, Virginia H. Hardesty (airs. L.B. ) Secretary to the Planning Board