PLANNING BOARD MEETING
MINUTES:
APRIL 12, 2010
MEMBERS
PRESENT:
Czesak, Duchscherer, Ferrentino, Greco, Starzynski, Sturniolo,
Worrall
MEMBERS
ABSENT:
None
OTHERS
PRESENT:
Councilman Roesch, Robert Westfall, Assistant Town Engineer,
Dorothy
Westhafer, Commission for Conservation of the Environment and Those Listed
Herein.
Chairman Sturniolo opened
the meeting at 7:00 P.M.
MINUTES:
Planning Board Meeting March 8, 2010
It was moved by Duchscherer Czesak to APPROVE
the minutes with the
following correction:
REFERRALS - #2 COUNTRY CLUB
COTTAGES SUBDIVISION PHASE 1
Roll Call to read Ayes Duchscherer, Starzynski, Ferrentino,
Greco
Noes None
Abstaining Worrall
Carried
Roll Call: Ayes Duchscherer, Czesak, Ferrentino, Greco, Starzynski,
Sturniolo,
Worrall
Noes None
Carried
HOURS
FOR SECRETARY:
It was moved by Worrall Starzynski to APPROVE
2-1/2 hours for Betty Lantz.
Roll
Call: Ayes Worrall, Starzynski, Czesak, Duchscherer, Ferrentino, Greco,
Sturniolo
Noes None
Carried
Page 2
4/12/10
REFERRALS
1.
FROM: Town
Board
RE:
GRAND ISLAND COMMISSION FOR CONSERVATION OF THE
ENVIRONMENT OPPOSITION TO ISLAND WIDE SEQR
The correspondence from the Grand Island Commission for Conservation of
the Environment was received and filed.
The
Island Wide SEQR was discussed with Councilman Roesch and
Dorothy Westhafer.
Mrs.
Westhafer stated that some Town Officials are against the Island wide SEQR.
The Department of State would be in charge.
The Planning Board would lose a lot of its control.
There would be a burden on taxpayers as there are some costs involved.
At this time, there are some State funds, then it would be at the expense
of Grand Island.
Mr.
Roesch stated that the Town Board has recommended a public meeting to discuss
the matter. To date, there has not
been a formal presentation.
A
recommendation is not being made at this time.
It was moved by Starzynski Duchscherer to request more specific
information.
Roll
Call: Ayes Starzynski, Duchscherer, Czesak, Ferrentino, Greco,
Sturniolo,
Worrall
Noes
None
Carried
COMMUNICATIONS
OTHER OFFICIALS
1.
FROM:
Town Board
RE:
MINUTES February 1, March 1, 2010
Received and filed.
2.
FROM:
Board of Architectural Review
RE:
MINUTES February 16, 2010
Received
and filed.
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4/12/10
3.
FROM:
Zoning Board of Appeals
RE:
MINUTES February 4, 2010
Received and filed.
COMMUNICATIONS
OTHERS
None
UNFINISHED
BUSINESS
1.
FROM:
Town Board
RE:
LOCAL LAW INTRO #7
OF 2009
SHERIDAN TRANSIT ROD & GUN CLUB 551 RANSOM RD.
REZONING FROM R1-D TO CR
To remain on the TABLE.
CORRESPONDENCE LARRY & JAYNE PLAYFAIR & FAMILY
CORRESPONDENCE EDMUND A. COLAN & FAMILY
Received and filed.
2.
FROM:
Town Board
RE: MARYBETH
HALL WEST RIVER RD.
REQUEST FOR ABANDONMENT OF PAPER STREET
It
was moved by Sturniolo Starzynski to recommend APPROVAL of the request to abandon the paper street, Vosges, with
the provision that the Town Attorney is working with proponents on the division
of land.
Roll
Call: Ayes Sturniolo, Starzynski, Czesak, Duchscherer, Ferrentino, Greco,
Worrall
Noes
None
Carried
3.
FROM: Town
Engineer
RE:
WHITEHAVEN FARMS RIVER OAKS
CONCEPT DEVELOPMENT PLAN PROPOSED PDD
CURRENTLY ZONED R-2
Sean W. Hopkins, Esq., Michael Metzger, P.E., Metzger Civil Engineering,
PLLC
and Frank Grebenc appeared with a Concept Development Plan for the
proposed
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PDD
at Whitehaven Farms River Oaks.
Mr.
Hopkins gave an overview of the project. He
stated that they still dont have authorization from the Fire Company.
There is an issue regarding the zoning.
They met with the Fire Company attorney and he questioned the zoning.
They might have to make a change in the zoning.
Mr.
Grebenc purchased the property in the early 1990s from the owners of the
1970s. The density of the
project, which was approved in the 1970s and the 1985 plan, has been reduced
over the past 40 years.
The
open space/park land and recreational fees were settled with litigation.
The Golf Course can be considered as open space.
25-26 acres were dedicated for park land and the money paid for the rec
fees was deposited.
The
plan in effect in 1985 was changed in 2004 when the Town Board adopted a new
zoning code. It was a lengthy
process getting as much input as possible from stakeholders. The property was rezoned from PUD to R-2.
When asked, Mr. Hopkins stated that they were consulted.
Both Mr. Grebenc and Mr. Hopkins were at many meetings. Before the zoning
change, there was R-1B and R-3 zoning on this parcel.
R-2
is the highest density without going to apartments. Mr. Roesch stated that they were trying to get the highest
density in the center of the Island.
Mr.
Metzger stated that their as-of-right plan showed how the site might be
developed with R-2 zoning. It
showed 226 units. Attached units
would have more units. They chose
the less dense of the options for R-2.
There
have been six different plans that they have worked on since 2007.
They have been attempting to work out issues and concerns from this Board
and the Town Board.
The
plan submitted in early January had 135 lots or 2.5 units per acre.
They are trying to work on a plan that will best accomplish the plan that
Mr. Grebenc
would
like to put forth.
He
stated that R-2 allows individual units on individual lots.
The problem is the type of individual units that can be placed on the
site. R-2 refers to patio homes.
The definition of patio homes is more consistent to the national
definition. A home that is
typically smaller than a single family home but it has more amenities.
The cost per square foot is higher.
They are geared to people who are downsizing and would like a smaller
lot.
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4/12/10
They
would like individual lots sold to builders or homeowners working within the
Board of Architectural Review confinements.
R-1E
zoning works with what they would like to do.
They did not want to tie into 80x160 lots. They want something approximately 70. R-1E requires 70x135 lots.
However, the Town requires R-1E development to be compatible with an
existing neighborhood.
There
was concern with lot widths of 70. Some
of the lots show 80 frontage which would be consistent with R-1D.
This zoning would not work very well for them because the depth would not
lend itself to the number of lots they would like.
The
70x120 lots in the Golf Course Villas became an issue.
The 120 depth created a problem with decks.
They did not work within the confines of the setback.
Mr. Westfall commented that both front and rear yard setbacks were a
problem and side yards between the houses.
In
the current plan, they are trying to address concerns that they have had thus
far. The 140 depth is more than
the Golf Course Villas. They have
also tried to minimize the cul-de-sacs. Mr.
Westfall stated that with the new Highway Superintendent, cul-de-sacs may not be
as much of a problem.
Mr.
Hopkins stated that there was a joint meeting in January where Mr. Spitzer, Town
Attorney, summarized everything for them.
In
this latest layout, they have 135 lots with 2 cul-de-sacs.
There is a minimum lot width of 70.
54 lots are over 80x160, which would be what is required in
R-1D
zoning. They have curved the roads
to make it more aesthetically pleasing. The
plan is being shown as a PDD. They
have looked at R-2 and R-1D zoning.
At
one time, they proposed to trade off some land from the Golf Course to make the
project better. They ran into a
problem with the mortgage company for the Golf Course.
This most recent plan is reflective of current property lines.
They
previously showed a plan with an entrance lined up with Bonnywoods.
It made sense to do this. It
will not be done, however, because they could not change the property lines.
The Fire Company entrance could possibly line up with Bonnywoods.
Location of the roads coming out onto Whitehaven Rd. is
important because of the traffic on Whitehaven Rd.
He
said the proposed is just one piece of the entire project.
There is diversity within the project.
At this time, they do not know what the layout will be in the
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4/12/10
center
of the project. There will be
continuity with the road system and sidewalks.
When
discussing setbacks, Mr. Hopkins stated that they would be agreeable with
minimum front yards of 35, rear yards of 45 and side yards of 8.
Mrs.
Westhafer commented that on properties toward the lake, they should offer the
opportunity for people who might want walking and biking paths and not just for
a few people who have lots on the lake. That
would be an attraction for the whole community to use.
Mr. Metzger stated that they could take that into consideration at a
later date. Mr. Sturniolo commented
that this is not before us right now.
Mr.
Sturniolo stated that he doesnt think there is anybody that isnt trying to
help with this project. We are
trying to come up with some process to do something nice for the Town.
There was a comment a few months back to see how a PDD would work and
that is where we have been for some time. Personally
he has a problem with a PDD. To
make this work as a PDD, he would want to see more open space.
A PDD requires 25% open space.
At
one point it was suggested to keep R-2 with the back portionR-1D.
In R-2 you could look for a smaller home on a smaller lot.
Possibly a 1200 or 1500 square foot house.
It was noted that Falconwood has ranches with 900 square feet and capes
with 1200 square feet. A 2500
square foot house is too big for the proposed size lots.
He would rather see them in R-1D zoning.
Mr.
Metzger stated that there is no way people are going to want to build a 900
square foot house; maybe 1400 or 1500 square feet.
Mr.
Duchscherer commented that passive areas or pocket parks would make the proposed
plan feel more like a PDD. He likes
the mixture of lot sizes. He is not
in
favor of Townhouses. Getting some
recreational space would be a big improvement.
Mr. Metzger commented that small pocket parks are not favorable because
of maintenance. The Town doesnt
want ownership of pocket parks.
Residents
are using Veterans Park.
There
was a discussion regarding open space/recreational area.
There is nothing at this end of the Island for recreation.
Since the Golf Course is now private, it is no longer there for everyone
to use. Mr. Hopkins reminded the
Board that they spent 2 years to resolve the recreation point.
Mr.
Starzynski stated that some passive recreation with gravel paths could enhance
this project and the interior property too.
It would be in the Towns best
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interest
to designate what type of zoning would be acceptable for the entire piece.
He
also commented on the fact that when you are entering the subdivision you see
two big towers. At ground level, is
there anything that could be done to enhance the visibility.
Mr.
Hopkins stated that in R-2 they could build 225 patio homes.
They would be smaller patio homes on smaller lots.
Because of the many patio home projects, they are proposing nearly 100
less lots with houses with larger assessments.
At this time there is no demand for more patio homes.
They are proposing lower density with higher assessments. Mr. Hopkins commented that the key criteria for this project
is that people will want to be near the Golf Course.
The
number of children attending schools was discussed. There will be more children with the larger homes versus
patio homes.
Homeowners
Associations were discussed. There
would not be a HOA for single family homes.
A project with a large percentage of open space would have a HOA for
maintenance.
Everyone
is struggling with a PDD which lead to a lengthy discussion regarding a layout
that allows the lots to be R-1D in the rear and the lots in the front R-2 as
opposed to the lots being interspersed.
The
Board will need to see a formal plan and a letter from the Fire Company
resolving the location of the Fire Company property.
No
action taken at this time.To remain on the TABLE.
NEW BUSINESS
1. FROM:
Town Board
RE:
DRAFT OF THE TOWN CODE
The Board reviewed the Draft of the Town Code and made suggested
revisions.
Copies will be given to Engineering.
Page 8
4/12/10
It was moved by Greco
Czesak to ADJOURN at 9:45 P.M.
Roll Call: Ayes Greco,
Czesak, Duchscherer, Ferrentino, Starzynski, Sturniolo, Worrall
Noes None
Carried
Respectfully submitted,
Audrey
Czesak, Secretary