July 20, 2005                                       Planning Board Worksession

Chairman Larry Ruth called the meeting to order at 7:38 P.M.  Members present were Elaine Leasure, Larry Ruth and Peter Schillaci.  Pat Stark and Gene Bavis were absent.  Also present were Phil Williamson, Paul Russell and Dick Morris.

Peter Schillaci made a motion, seconded by Elaine Leasure to approve the minutes of the July 11, 2005 meeting, as presented.  Motion carried.

1.      Application of Prinzipal Homes, Inc. for conceptual approval of a 58-lot cluster development to be known as Phase IV & V of the Rolford Heights Subdivision located south of Route 441 and north of Gananda Parkway.  Property is zoned R.

Larry Heininger from HBMA was present and explained that he is in receipt of the recommendation letter from Paul Russell, Town Engineer.

Larry Heininger stated that he is aware that the cluster development concept would have to go before the Town Board for approval.  The calculations have been done and will be provided to Paul Russell. 

The subdivision layout includes preservation of the hilltop; a buffer of trees along Route 441, green space behind lots 10, 11, 12 and 13 and the grading will be minimized down the slope.

The access to the green space between lots 18 and 19 can be made wider by moving the cul-de-sac centerline point back about 3’, extending the geometry around the cul-de-sac.

The upper detention pond will flow to the lower detention pond through a pipe to the low spot and continue under Route 441.  It will quantify the amount of drainage that is currently leaving the site, making sure the ponds are large enough to throttle back the flow so the pre and post development condition is not greater then it is today.  Maps and analysis of the existing and proposed drainage will be submitted to the town engineer.

The calculations for the pond will be submitted. 

The sanitary sewer manholes will have an inside drop. An analysis will be done with the 8% slopes.  Research will be done by Larry Heininger to determine what is recommended for slope and maximum velocities.  Profiles of the sanitary and storm sewers will be submitted to Paul Russell.

The water pressure must be 35# static at the meter.  The highest pad elevation is 630’ and would create 36.8 PSI at the meter. There should not be a problem with water pressure, as it has been checked at the highest point. Once you get past the highest point, the street goes down at a 2% grade to the cul-de-sac.  An analysis will be submitted. 

The first phase will be connecting the water line to create a loop system.  Following the connection, a flow test will be performed to observe the improvement of delivery pressure.

Erosion control will be mulch and stone checked dams.  The earthwork, for both sections, will be seeded and stabilized. The pipe work will be done separately.  It will be approximately 3 years from the time the earthwork is completed to the installation of the pipe work.  There will be silt fence on the lower side of the grading to protect the existing homes from any run off.

Dick Morris, Attorney for the Town, stated that the procedure, that the developer must comply, is stated in Chapter 180-18 E (1)(2)(3) of the Town of Walworth Code.  The applicant must set forth why it is an appropriate cluster development and what benefit it would provide the town. 

The developer should obtain the conceptual approval of the Planning Board before going forward.  Once the developer has obtained conceptual approval, an application must be made to the Planning Board requesting a cluster development, at which time the Planning Board will or will not recommend the development to the Town Board.  If the development is recommended, it is submitted to the Town Board at which time the Town Board will hold a public hearing and essentially rezone the property to allow the cluster development.  Finally, it is sent back to the Planning Board for preliminary and final subdivision approval. 

Dick Morris stated that the Long Form EAF must be completed.  SEQR has to be completed before the Town Board can act on the cluster development request.  The Planning Board will be

Lead Agency and the Town Board will be an Interested Agency.  Larry Heininger stated that through the Long Form EAF and the engineering reports, he would show the environmental justification for a Negative Declaration.

Peter Schillaci stated he is in favor of the cluster development concept.

Elaine Leasure questioned if the ponds currently exist or will be developed.  Larry Heininger stated that the ponds would be developed.  The ponds will be dedicated to the town.

Elaine Leasure further questioned if the lots on the hillside would all have any flat area.  Larry Heininger stated the lots would contain a flat area in the back yard, with an average lot size being 10,000 – 11,000 square feet.

Paul Russell stated that the site is a very difficult, steep site and there is intense concern with the need to control any erosion.  The cluster concept is excellent in terms of reducing the area that is disturbed so erosion is minimized with minimal earth movement.  Paul Russell stated that the overall concept is well thought out.  The conceptual plan for the cluster development is satisfactory. 

Elaine Leasure stated that she feels the cluster development concept is workable.

Chairman Ruth stated that he is in favor of the cluster development concept.

2.      Application of Ann Hansen for conceptual approval of a 9-lot subdivision to be known as Wild Rose Hollow located on the east side of Boynton Road approximately ½ mile North of Route 441.   Property is zoned RR-2.

Larry Heininger from HBMA along with the application was present. 

Chairman Ruth stated that the Board had previously requested the number of lots be reduced; instead, the number of lots has been increased. 

Paul Russell stated if the road is to be a private road, town regulations require that it conform to Town Standards for public roads, with the exception of requirements for gutters.  The road is a very steep road and does conform to town maximums, but there is a pond at the bottom of the hill, which poses a safety concern.  Paul Russell stated if there were fewer lots, it would be easier to develop the site.  The parcel itself is long and narrow and is very difficult to provide any character to the layout. There is need for improvement from the basic concept.

Larry Heininger stated that the applicant would be obtaining well samples from her own well as well as from one of the neighbors.  Norm Druschel has witnessed deep holes for the subsurface sewage disposal systems; this data will be printed on the plan.  There have been some perk tests performed, with more to follow.  The soils in the center of the site are very sandy, similar to an Adirondack-type soil.  The soils at the top of the hill perk well, however, the soils on the slope (lots 2 & 3) are not suitable for a leach field.  The lots on the slope need to be pumped up to a flat area, go through a dosing tank and pump up to the leach field. 

The cul-de-sac will be slightly smaller then town standards.  The t-type turnaround in the driveway will be indicated on the map. 

The steepness of the road will be revisited to raise the grade in the low spot and have special gutter inlets. 

The pond is a low spot that holds water and it is the applicant’s intention to retain the pond and possibly pump the water out of the pond, and create a cascading waterfall. 

The storm water management plan will be submitted.

Lot 7 did not perk because of the way the grade falls off.  If lots 6 & 7 were combined, the cul-de-sac would be moved back and the length of road would be shortened. 

The applicant has considered subdividing the road frontage on Boynton Road, therefore creating a lot, and possibly deleting one lot on the slope.

Ann Hansen stated that the development would be very unique in that it lends itself to natural barriers.  The houses proposed would be high-quality, unique homes.

Ann stated she did not remember the discussion regarding reducing the number of lots.  The proposed lots are all one acre, which is the requirement.  Chairman Ruth stated that there is concern with lots 2 & 3 because of the septic system and with lot 7 because it doesn’t perk.  Ann stated that lot 7 hasn’t been perked, but it isn’t because it won’t perk, it’s because it hasn’t been perked.  Larry Heininger stated that a perk had been attempted on lot 7 and it failed. 

Peter Schillaci suggested a different septic system be used for lot 7.  Paul Russell stated that unless it is a remedial measure, different systems were not allowed due to maintenance, technical capability in terms of operation and a high failure rate.  Paul stated that if Lot 7 doesn’t perk, and a system can’t be planned to meet Town Standards, Lot 7 should not be developed.  Paul stated that when there are problems with the system after the project has been completed, the homeowner assumes it is the town’s responsibility.  Why subject the town to potential problems, when it is not necessary.  Ann stated that having dug the holes, she could dig a hole that did not perk, move a few feet away and dig another hole that would perk.  Ann is confident that lot #7 will perk.

Elaine Leasure stated she has several concerns regarding the development with regard to the slope and redesign of the road, the accessibility for emergency vehicles and combining lots 6 & 7, unless lot 7 can be perked successfully.

Peter Schillaci stated the slope of the road is his biggest concern.  

Chairman Ruth stated there are two Board members absent and was sure that they had concerns during previous discussions regarding this development.

Larry Heininger showed frustration in whether or not the Board would have problems with the 9 or 10 lots proposed.  There are costs involved with developing the site and there needs to be feedback from the Board, so the applicant has some direction.  Chairman Ruth stated the Board understood the concerns of the applicant.

Larry Heininger stated he would bring in a couple different plans for next months worksession, which includes revising the road design and a more definite lot count.         

Chairman Ruth stated that he currently has a pump-up septic system at his residence.  Speaking from experience, Chairman Ruth stated he has to have the pump replaced or serviced about every 8 years. 

Ann questioned whether she should be working directly with Dick Morris on the Deminimus Homeowners Association or her attorney would be working with Dick Morris.  Dick Morris stated he would contact Chris Mumford, the applicant’s attorney.

There was no further comment.

Chairman Ruth adjourned the meeting.

Meeting adjourned at 8:45 P.M.

                                                            Karen Ambroz, Clerk