TOWN OF WEST SPARTA PLANNING BOARD
May 25, 2011 Minutes
Call To Order- 7:02 pm
Roll Call: Present; Chairman: Sue Erdle, Board Members: Dawn Cox, Barb Nagle, Andy Keiffer, Alternate 1 – Eugene Teed
Excused; Adrienne Keiffer
Alternate 2 - Vacant
Guests – Mark Milliken, Cinda Beckwith, Marge Cansdale, Deputy Supervisor Greg Keagy
Chairman Erdle opened the meeting by explaining that the first part of the meeting would be the regular monthly business meeting; the Public Hearing would opened under ‘New Business’. She also explained that due to concerns about conflict of interest that only Barb Nagle, Dawn Cox, and herself could vote on the Turtlestone project site plan and special permit application.
Approval of minutes - Resolution 2011-6 to approve Aprils minutes as written; Motion by B. Nagle, seconded by D. Cox. Roll call vote; Erdle – aye, Cox – aye, Nagle – aye, Keiffer – aye PASS
Privilege of the Floor - none
Communications Keith English approved Ron Eschenlauers property transfer/boundary adjustment with Andy Keiffer in Kysorville as an ‘Exempt Subdivision’.
Old Business - Progress on Land Development Code Committee. Greg Keagy has a committee set up (R. Booher, K. Long, R. Schramm, and G. Keagy) to work with two members of the Planning Board but would like to wait until the construction on the Town Hall addition is further along.
New Business - ‘Turtlestone Development request for Site Plan Review and Special Use Permit for a Used Car Sales business at 7571 Dansville-Mt Morris Road (RT 36) West Sparta.
PUBLIC HEARING FOR SPECIAL PERMIT & SITE PLAN
Introduction by Chairman Erdle – Chairman Erdle stated that all of the required forms have been filled out by the applicant, and the County Planners have reviewed the request. Notices were sent to neighboring farmers in Ag District # 4 informing them of this Public Hearing per Ag & Markets Law. The short form EAF was filled out. The proposed project (Used car sales) is considered a small retail business and therefore is a ‘special permit use’ in the zoning district where it is proposed (H-R). A Site Plan is required to go along with a Special Permit application. The Legal Ad was published. Chairman Erdle explained what the Board looks for in a Special Permit application, and in a Site Plan, based on the requirement of the Land Development Code of 2002. The Towns Erosion and Sediment Control law does not apply to this project since less than 500 sf of soil will be disturbed.
Presentation by Applicant Andy Keiffer – Mr. Keiffer showed ‘before and after’ photos of the site where he is proposing to run this business to show how he has already improved the conditions (removal of junk and debris, repair and upkeep of buildings, etc). He stated that as a resident of the area, as well as the owner of the business, he wants the proposed business to be an asset to the neighborhood and to the town. He showed maps and sketches of the proposed driveways and parking, location of vehicles for sale, and how the ‘office’ building will look. There will not be a sign (other than the required NYS dealer sign), and outdoor lighting will not affect neighbors or traffic on the highway. He expects to have no more than six (6) vehicles for sale at any one time (cars, motorcycles, ATV’s) and expects no more than three (3) customers a week.
Questions / comments from the public –
Barb Nagle asked about the condition of the vehicles that would be displayed for sale. Would there be ‘junk cars’? Mr. Keiffer responded that all vehicles would be in good condition, NYS inspected, and able to be driven away upon sale.
Dawn Cox expressed concerns about people parking on the side of Rt 36 instead of pulling into the site, creating a dangerous situation.
Mr. Keiffer stated that there will be customer parking on site and he will attempt to develop the site in a way that will encourage people to pull into the parking area.
Cinda Beckwith asked why the driveways and parking lot were gravel and not asphalt pavement. She expressed concern that the driveways and parking areas would get muddy.
Mr. Keiffer explained that gravel was more in keeping with the character of the area. Chairman Erdle pointed out that asphalt paving, if not done correctly, could lead to drainage problems. Greg Keagy stated that well constructed gravel surfaces seemed like the best solution for this project.
Cinda Beckwith also expressed a concern with traffic control on site, and the possibility of people backing out onto the highway.
Mr. Keiffer presented sketches showing the proposed flow of traffic on the site using existing driveways and parking spaces. Vehicles will be able to pull in one driveway and exit out of the other. Mailboxes for the trailer park will be relocated to improve traffic safety at this location. The parking plan which he preferred has the sale vehicles lines up facing the road, with customer parking behind them away from the road. This plan met with general agreement.
Chairman Erdle explained that the West Sparta Comprehensive Plan encourages small, locally based businesses that provide a benefit to the community. This proposal fits into that category. She also said that the Comprehensive Plan takes a strong stand against ‘junk’ and that she had several calls before the meeting from people concerned that there would be junk cars and spare parts at the site of the proposed business.
Mr. Keiffer replied that there would be no repair work done on site – all mechanical work and body work would be sent to Greg Kysor (Fender Bender Mender) or Greg Lemen. Therefore there would be no need for ‘parts cars’ or spare parts on site. If a tire needed to be changed or battery replaced it would be done quickly without any mess.
Mark Milliken discussed the need for the building to meet NYS Code if it is to be used by the public. He spoke to a representative of the NYS DOS who is willing to meet at the site and determine what needs to be done to make the building ‘legal’ for public access.
Mr. Keiffer said he had started to look into this and will be glad to meet with Mark and the representative from DOS as soon as possible.
Marge Cansdale also expressed concern about the potential for traffic problems at the site especially with the proximity of the trailer park road.
Mr. Keiffer replied that he will improve the driveway to the used car sales building to encourage customers to use it instead of driving through the trailer park. If it becomes a problem he will try other methods to keep customers from driving into the trailer park.
Greg Keagy said he felt that the lighting which Mr. Keiffer proposed might not be bright enough for safety and security.
Mr. Keiffer said he did not want the lights so bright that they would disturb the neighbors or create a hazard to passing motorists. He would consider changing the lighting later if it became a problem.
Chairman Erdle asked if there were any other questions or comments by the Board or the public. There were none.
Resolution 2011-7. A motion was made by Chairman Erdle to approve the Special Permit Use application and Site Plan for a retail used car sales business by Turtlestone Development at 7571 Dansville-Mt Morris Road with the following modifications; 1) No more than six (6) vehicles to be on display for sale at any time, 2) No repair work to be done on site, 3) Written approval must be received from the Town of West Sparta CEO before the building can be used for an office by the public.
Motion by Chairman Erdle, seconded by Barb Nagle. Roll call vote; Erdle- aye, Cox – aye, Nagle – aye (Keiffer and Teed recused from vote). PASS.
Close Public Hearing at 7:52 pm
Other Business - none
Handouts - none
Next meeting: June 22, 2011.
Adjourn 8:49 pm
Respectfully submitted,
Susan Erdle
Chairman