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Town of Charlton Saratoga County Meeting of the Town Board
PUBLIC HEARING
Comprehensive Plan
June 11, 2007
7:00 PM
The Public Hearing of the Town Board of Charlton, Saratoga County, New York held at 7:00 pm at the Charlton Town Hall, called to order by Supervisor Grattidge.
Present: Councilman Gardner, Councilman Lippiello, Councilman Salisbury, Councilman Verola and Supervisor Grattidge;
Others Present: Town Attorney Robert VanVranken
Town Clerk Heather Scribner read the Legal notice which was published in the official newspaper, The Daily Gazette. The Legal Notice was placed on the sign board at the Charlton Town Hall and also on the Charlton Web site. Legal Notice read:
NOTICE PUBLIC HEARING TOWN OF CHARLTON
Notice is hereby given that the Town of Charlton will hold a PUBLIC HEARING to receive comments on the Town of Charlton Comprehensive Plan with respect to the general use, enjoyment and potential development of its real property. The draft plan is available for public review at the office of the Town Clerk of Charlton during regular business ours.
Said public hearing is to be held at the Town Hall, 784 Charlton Road, Charlton, N.Y. on June 11, 2007 at 7:00 p.m. At that time all persons will be given a chance to be heard. By Resolution of the Town of Charlton Town Board.
May 31, 2007 Heather Scribner, Town Clerk
Approximately 32 people attended the Public Hearing. The Draft Comprehensive Plan is filed in the Town Clerks Office.
Supervisor Grattidge stated that the first page of the Draft Comprehensive Plan document gives a good overview of the Plan. As follows;
Introduction
In the Fall of 2003, the Charlton Town Board began an initiative to develop a strategy to address growth and development issues. This strategy is contained within this Comprehensive Plan. The plan captures the future vision and desires of the citizens of Charlton and outlines a variety of strategies that can be implemented over time to attain that vision. In order to facilitate the process, the Town Board formed a Comprehensive Plan Steering Committee consisting of individuals representing various parts of the town, businesses, farms, and demographics. The Committee began meeting in early 2004 to begin work on developing a vision and direction for the town. An overview of the various phases in development of the plan is provided below: · Obtain Public Input to identify issues, concerns, and future direction · Development of a Vision for Charlton · Develop recommendations to achieve the Goals and Objectives that, over time, can help Charlton attain that vision · Development of Action Items and Strategies that when implemented will help Charlton attain that vision
Upon adoption of this plan by the Town Board, the next step involves implementation of the strategies included in the Plan. The general implementation steps will involve: · Revision to Charlton Zoning Ordinance and other local land use regulations to reflect and be consistent with the goals and strategies contained in this plan · Implementation of other initiatives as needed to ensure the vision is met · Review of the plan every five years to ensure that any changes taking place in Charlton are considered and that the plan is kept up-to-date and current · Amendments to the Plan as needed to reflect those new or changed conditions and desires
Supervisor Grattidge stated that that the Plan is a vision and strategies for the future of the Town of Charlton. Supervisor Grattidge stated that the plan is not a zoning document. Nothing changes as far as the Zoning Code. That would be steps further on. Supervisor Grattidge concluded that this is a plan where we see the direction of the town going in.
Supervisor Grattidge introduced the Comprehensive Plan Steering Committee Chairman David Wood.
Chairman Wood began by introducing members of the Comprehensive Plan Steering Committee, Marv Schorr, Jenna Smith, Gary Vanderhorst, Linda Battenhausen, Christy Schrader, Asilda Dube, Sally Ellms, Mark Hodekins, James Leupold, Richard Smith, David Adams, Albert LaRue, Dawn Szurek and Guy Mitchell. Chairman Wood stated that the committee had been working on the plan for 3 ˝ years and most of the committee has stayed right through the process.
Chairman Wood stated that the intent of giving a Comprehensive Plan to the Town of Charlton was because we do not have one. Back in the 70’s a Master Plan study was done but it was never adopted. There was a lot of controversy over commercial development. Chairman Wood stated that the town should take good pride in the fact that it is one of the first towns who had zoning.
Chairman Wood asked the audience, how many of you were born in the Town of Charlton, four responded. How many people have parents born in the Town of Charlton, three responded. How many peoples grandparents were born in the Town of Charlton, two responded. Chairman Wood stated that he came to Charlton in 1965. When he and his wife Connie bought the farm from her family he made a promise never to sell the property and keep the farm going. The farmstead was established in 1794. Some of us have roots going back that far and that means a lot. Chairman Wood stated that a lot of us in town want to hold onto the same feeling of belonging and a feeling of history. A feeling of appreciation of the community and what we see is what we like. That is what we want to preserve. We’ve came a long way, the zoning was done which gave us what we want today. It is in hope of the Comprehensive Plan to continue to take us to the same process into the future with a minimum change.
Chairman Wood stated that a survey was done at the beginning of the planning process. The survey was sent to approximately 800-900 residents in Charlton and 700 of the surveys were returned. That is good response. The primary question was to keep Charlton the way it is, keep open space, keep our farms farming and keep the community like it has been. Also included is maintaining Historic Hamlets of town. All focal points are pointed out in the plan. Chairman Wood stated that there is a Comprehensive Plan in the town then there are certain things the town is able to do. There are things you can do if you have a Comprehensive Plan that you can’t do if you don’t have one. For example, applying for grants that would purchase development rights of open space. Chairman Wood discussed development rights. Chairman Wood stated that land is worth a certain amount of money. For example, 100 acres would sell today for 1 million dollars. The million dollars is made up of two things the agriculture base value of all the land, farms would pay $1000.00 or $2000.00 an acre certainly not $10,000. The difference between the agricultural value and what it is being sold as today is described as a development right. There are programs in the state that allow the sale of development right. The property owner could choose to sell development rights but keep his land. Property owners could get up to 75% funding from the state. The land owner could get paid to sell development rights which would be i.e. $750.00 of the million and still keep his land. At the same time the land owner must have a conservation easement put on the property that states the land could never be developed. The land would be set aside and never be developed. This could do if the town had a Comprehensive Plan.
Chairman Wood reviewed the Goals & Strategies of the Comprehensive Plan. As follows;
Goals and Strategies
In order to help ensure that the vision for Charlton’s future is realized, six goals are established, which when accomplished, will help make the vision a reality. These goals, like the vision statement, were identified through a comprehensive planning process that included multiple opportunities for public participation.
The goals provide a guide for town leaders and citizens to work with in the future. They offer more specific direction than the vision statement but are consistent with it. Whenever decisions are made by local boards and officials, these goals should be reviewed and the question asked, “Will this decision have the desired effect of taking the town closer towards reaching these goals and hence the vision?” Charlton’s goals are:
Goal 1 Agriculture and Farmland: The Town’s rural, agricultural, historic and aesthetic character is protected and enhanced. Farmlands are protected and active farms of varying types are economically viable and a major land use in Charlton. Regulatory and non-regulatory land use programs and policies guide development in Charlton to ensure that our Town remains a quality community where future residential, agricultural and business development is consistent with the unique character, environment, and culture of Charlton.
Goal 2 Open Space/Environmental Resources: The Town’s environmental resources, particularly groundwater quality, quantity and availability are protected. Open spaces exist to protect the environment, provide recreational benefits and to maintain the unique character of the town.
Goal 3 Historic Buildings and Landmarks: The Historic District serves as a primary location for Town government and cultural activities.
Goal 4 Community Pride and Citizen Involvement:The Town promotes activities that enhance community pride and citizen involvement. Parks, open spaces, walking and biking trails, and diverse programs provide high quality, active and passive recreation, and opportunities for educational and cultural development for all ages.
Goal 5 Roads and Pathways:The Town has quality, aesthetically pleasing, and safe roads and pathways for vehicular traffic, walking and biking. Transportation assistance is available for senior citizens and those with special needs.
Goal 6 Zoning Ordinance and Subdivision Regulations Update
For each goal, a set of strategies and action steps has also been developed. These strategies and action steps are short or long term in nature. A number of these actions will require additional input from the citizens of the Town prior to implementation. Recommendations for achieving the goals of our Comprehensive Land Use Plan:
Goal 1 Agriculture and Farmland
Encouraging farmers to continue working the land is recognized as the most effective and lowest cost method of preserving open space. Our residents rated farms and open space as their top priority to consider in our comprehensive plan.
1. Form an ad hoc agricultural protection task force made up of farmers and Charlton government officials with the responsibility of implementing measures and conducting educational programs to protect farming and open space. Items for this task force to consider should not be limited to the items in this plan. Examples to include in the educational program are: agricultural assessments, farm building exemptions, farmers’ school tax credit, forest land exemption, historic barn preservation assistance, orchard replanting, sales tax exemption, Agricultural Environmental Management, Agricultural Management Assistance, Conservation Security, Environmental Quality Incentive, Forest Land Enhancement, Conservation Reserve, Debt for Nature, Wetland Reserve and Wildlife Habitat Incentives and others as appropriate.
2. Follow Charlton’s Right-To-Farm law and the NYS Agriculture and Markets Agricultural District Law. Charlton is included in Saratoga County Agricultural District #2. Provisions of special interest are: upholding right-to-farm, requiring notification and agricultural data statements for proposed land use changes, including horse boarding operations as farm operations, removing unreasonably restrictive local laws and including agricultural values for real property taxes.
3. Encourage appropriate town staff to become familiar with theexemption of agricultural buildings in the State Uniform Fire Prevention and Building Code effective January 1, 2003, and the ten-year exemption of new agricultural buildings.
4. Evaluate and implement if feasible further reductions in agricultural assessments from the State Agricultural assessment program coupled with comparable penalties for converting to non-farm use. These would generally be referred to as tax-abatement programs.
5. Allow tax advantages to non-farm owners of land being used by farmers eligible for the agricultural exemptions. These tax advantages should be comparable to farmers’ benefits when following a conservation plan. This would include support land and woodland in addition to the land actually being used. 6. Allow agricultural values on farmland (not residences or farm buildings) for fire, ambulance and other special districts for which a benefit assessment or special ad valorem levy exists.
7. Consider establishing a Purchase of Development Rights program where appropriate, and make use of state, county and other programs to minimize local costs. See also Goal 2, Item 12.
Supervisor Grattidge stated that the Draft Comprehensive plan was submitted to the Saratoga County Planning Board for review. A response from the county read; The Saratoga County Planning Department has provided comments and assistance during the development of this Comprehensive Plan. The majority of these comments have been incorporated into the plan and the SCPB would like to congratulate the Comprehensive Planning Committee on the completion of this document”.
PRIVLAGE OF THE FLOOR
Mr. Butler, resident: Mr. Butler asked if Chairman Wood would comment on the term commercial. What does that include and what does that exclude? Chairman Wood stated that the term commercial is not in the plan but business is. This document is not a zoning document. Some of those details would be worked on after the Plan is adopted. The intent is not to have commercial.
Elizabeth Herkenham, President of the Burnt Hills Ballston Lake School Board and a Charlton resident. Ms. Herkenham introduced school superintendent Jim Schultz. Ms. Herkenham stated that this dialog is very important to the school district. Ms. Herkenham distributed a written report and spoke regarding the Effect of Land Use Policies on School Taxes. (Attachment 1) Ms. Herkenham stated that the main focus today is to educate the community on how growth can affect our tax basis. Ms. Herkenham displayed a map of the school districts in the Town of Charlton. (Filed at town hall)
Supervisor Grattidge stated the school board meets each month and encourages attendance. Supervisor Grattidge thanked Ms. Herkenham for the presentation made.
Barbara Merchant, resident stated as we develop the Comprehensive Plan, I was able to take a look at it on the web site. Ms. Merchant commented that it looks wonderful. Ms. Merchant stated as the plan gets finalized and the plan is in use. How would the plan interface with zoning? Supervisor Grattidge stated that in the body of the plan there is a series of goals and strategies and then a series of processes that you would go through. It would be a process of identifying areas of the Comprehensive Plan that the town may want to put into the zoning. The process would be weaving a lot of the ideas that was put into the Comprehensive Plan into the zoning. The second step would be implementing the ideas from the Comprehensive Plan into Zoning.
Town Attorney Robert VanVranken referred to section 72 A in the town law. The town law states, effective adoption of Town Comprehensive Plan all town land use regulations must be in accordance with a Comprehensive Plan adopted pursuant to this section. Chairman Wood wrote it very well in the plan. It mirrors the town law and is very specific. The plan is significant as the town moves forward on zoning law revisions, subdivision regulations and all land use regulations in the town have a guide in the form of the Comprehensive Plan.
Gary Vanderhorst, resident stated another item which should be considered regarding the school tax, is that a good portion of the western part of town is undeveloped which is in the Galway School District. This should also be considered. That is were the growth is going to take place.
Charles King, resident asked about minor subdivisions within the plan. Chairman Wood stated that there is no mention of subdivisions in the plan. Those things would be part of zoning.
Supervisor Grattidge stated that there are copies of the Plan available to the public at the Town Clerks Office. Also include is a part two with a lot of back ground data that is available.
Chairman Wood concluded with appreciation to all the input from the town’s people. It has been a long drawn out process. There were many meetings with various groups who gave input. There were two meetings on Saturdays mornings where residents came out for input. The Town Board was very instrumental in working with the Comprehensive Plan Steering Committee. The committee also met with the Zoning Board and Planning Board. We express our appreciation to them.
Everyone was given a change to speak who wished Supervisor Grattidge adjourned the meeting was adjourned at 7:43pm.
Respectfully Submitted,
Heather Scribner Town Clerk |
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