SPECIAL PLANNING BOARD MEETING
MINUTES: JUNE 21, 2010
MEMBERS PRESENT: Duchsherer, Ferrentino, Greco, Starzynski, Sturniolo
MEMBERS ABSENT: Czesak, Worrall
OTHERS PRESENT: Councilman Roesch, Robert Westfall, Assistant Town
Engineer, Dorothy Westhafer and Those Listed Herein.
Chairman Sturniolo opened the meeting at 5:45 P.M.
1. FROM: Town Engineer
RE: WHITEHAVEN FARMS (REVISED) – RIVER OAKS
DEVELOPMENT CONCEPT PLAN – PROPOSED PDD
CURRENTLY ZONED R-2 – WEST OF GOLF VILLAS
Sean W. Hopkins, Esq., Mike Metzger, Metzger Civil Engineering, PLLC and Frank Grebenc appeared with a revised Concept Development Plan for Whitehaven Farms.
Mr. Hopkins stated that since the last meeting, the roadway connection to Whitehaven Rd. is now aligned with the future connection from Bonnywoods. They have also modified the first internal intersection so that it will have a 90 degree angle to the intersection.
Mr. Starzynski’s opinion on the project, which he read at the meeting, is attached. MEMORANDUM
Mr. Greco commented that this property is zoned R-2. Patio homes would be allowed in this zoning. He brought up an article that was in Saturday’s newspaper, (June 19th) regarding patio homes.
Mr. Hopkins explained that they don’t think there is a need for many more patio homes and that the proposed project has a mixture of R-2 and R-1D.
The R-1D will have larger homes with 80’x160’ lots. R-2 is showing lots with 70’ in width.
He spoke of the as-of-right plan. However, he believes the proposed plan makes more sense than the as-of-right plan.
Mr. Starzynski stated that today it is zoned R-2 and that it was done
Page 2
6/21/10
with the full knowledge of Mr. Grebenc.
Mr. Hopkins stated that their concerns were made when the zoning was changed, but the Town’s plan was to get rid of apartments.
Mr. Grebenc stated that the Town knew they would have to change the zoning back at a later date.
Mr. Hopkins stated that they are going from R-2 to lower intensity and density.
Mr. Roesch commented that there was a compromise to come up with a zoning that would eliminate the apartments and other development that was planned on this property.
Mr. Sturniolo commented that he did not want to see a PDD because of the open space issue. He is looking at it differently now because this plan shows what was previously intended for this project.
Mr. Hopkins stated that this plan is very close to what was presented in the 1985 plan. Regarding the open space, he said if lots are left open for green space, who would maintain them?
Mr. Sturniolo stated that Mr. Worrall, who was unable to attend this meeting, still has a problem with PDD and the lack of open space.
Mr. Sturniolo explained that he does not believe that they would be setting a precedent if approval is granted because there is so much history with this project.
Mr. Roesch reminded the Board members that there was a court decision on the open space and recreation fees.
Ms. Ferrentino stated that she wasn’t here for the golf course and other projects, but the attorney has looked at it and cleared it. She asked if we could ask for more open space.
Mr. Duchscherer stated that he hasn’t changed his opinion from the last meeting. He appreciates Bob explaining his position and Frank’s input in an e-mail. He appreciates the effort elaborating on the open space. It has not changed his opinion. For some reason this was rezoned to R-2. This topic has been on the agenda since he came on the Board. He sees a
Page 3
6/21/10
significant improvement over what any owner could do with this piece of property. He respects Frank’s opinion that this is now close to what was
envisioned in the original PUD. He feels comfortable in voting in favor and forwarding it to the Town Board.
Mr. Greco wanted to know what kind of houses would be built especially on the smaller lots in R-2. He was told typically a single story home is built.
Mr. Metzger stated that there have been concerns by the Board with the lots being too small and that there might be one big house after another. You will see diversity within the project. The plan is showing full size and patio homes next to each other. There will be diversity in housing types from one lot to another. The setbacks are consistent within the zoning classifications that the Town already has. They complied with
R-1D zoning setbacks and R-2 setbacks. In the R-2 zoning, the rear yards are bigger because of concerns with previous projects.
Mr. Starzynski said fairly wide homes will be built, probably not one with a side loading garage.
Mr. Hopkins commented that there are seven members on this Board. They have tried to answer concerns expressed at the meetings. However, it is impossible to answer all the Board members’ concerns.
Mr. Sturniolo commented that there are 70’ and 80’ lots. As each lot is sold off, people will build whatever they want as long as they keep within the setbacks.
Mr. Starzynski suggested a Homeowner’s Association. Mr. Hopkins thinks a HOA is not profitable and not marketable. Further, he stated that they have tried to work with everyone. They have responded every time to every piece of information and are asking for approval of the project.
Jay Pletcher, 14 Eagle View Dr. appeared. He is living in a patio home development. He purchased with the understanding that there would be more patio homes constructed. He said a statement was made that patio homes are not marketable. They have not been trying to market the homes since he purchased his home. Lots are overgrown and an eyesore. His
telephone calls go unanswered. This developer has abandoned them.
Dave Gillen, 13 Greenside Dr. also appeared. He is president of the Homeowner’s Association of the Golf Course Villas. There was going to
Page 4
6/21/10
be 20 homes within five to six years. In two years, there has been no development. If you call the builder, he will not answer. There are 100 lots that are not being developed. They are paying high taxes and dues and the development looks like a war zone.
Mr. Hopkins stated that Mr. Grebenc has heard the same thing. In 2008 he entered into a two-year agreement with Patrick Homes. He doesn’t know why they haven’t built a model home. As of October the deal is done.
After a thorough discussion, it was moved by Duchscherer – Sturniolo to recommend APPROVAL of the Development Concept Plan and associated PDD zoning, as shown on DCP-12, dated June 21, 2010.
Roll Call: Ayes – Duchscherer, Sturniolo, Ferrentino
Noes – Greco, Starzynski
NOT Carried
This is not a majority vote. There are not enough members voting “Aye”
to carry this motion.
It was moved by Duchscherer – Starzynski to adjourn at 6:35 P.M.
Roll Call: Ayes – Duchscherer, Starzynski, Ferrentino, Greco, Sturniolo
Noes – None
Carried
Respectfully submitted,
Arlene Ehde, Recording Secretary