TOWN OF BALLSTON WORKSHOP SUMMARY OF PROPOSED ZONING CHANGES Presentation August 7, 2017 Presented by Nan Stolzenburg AICP CEP Community Planning & Environmental Associates
OVERALL GOALS OF PROJECT To implement the Town s adopted Comprehensive Plan. To implement the Town s adopted Agricultural and Farmland Protection Plan. To address current growth issues. To enhance clarity and usability of zoning law.
SEQUENCE OF PLANNING STEPS Ag and Markets Grant for Transfer of Development Rights Law (TDR) (September 2014) Town FLPP developed draft TDR law (May 2016) Town updated zoning, 1 st set (Spring 2016) Town Board Zoning Workshops (January April 2017) Edits to TDR and recommended zoning (May/June 2017) Review by Town Board, others (current)
ZONING POLICIES DEVELOPED FROM Direction from Plans Input from Consultants Town Board Workshops Direction to Consultant
PUDD Senior Housing District Traditional Neighborhood Design Conservation Subdivision Density Bonuses Transfer of Development Rights Development Standards TOOLS IN BALLSTON S TOOLBOX NOT COORDINATED
Senior Housing TND PUDD Transfer of Development Rights Density Bonuses Conservation Subdivision Development Standards GOAL OF ZONING UPDATE ALL TOOLS WORK TOGETHER
MAJOR HOUSEKEEPING CHANGES Added purpose statements and definitions. Developed new Use Table and Dimensions Table for ease of use and clarity. Replaced ZBA and Special Use sections to be consistent with NY Town Law. Replaced amendment section. Added objectives, criteria or standards in Rural, RHT, PUDD, and SH to strengthen role of rural character, farming, protection of environment.
CREATED RURAL HIGHWAY TRANSITION DISTRICT Removed BH2 district and changed to RHT. Boundary generally 500 from Route 50, changed to remove Buckley Farm, Town Park, parcel in TDR Sending Area, and others to not cut parcels into two districts. Allows targeted mixed uses with scale and intensity that keeps it as transition between North and South MU and villages.
Limited PUDD option only to parcels fronting Route 50. PUDD CHANGES Strengthened approval process, objectives and criteria for PUDD approval. Removed requirement that large developments be approved via PUDD process.
SENIOR HOUSING DISTRICT CHANGES A PUDD-type approval process for developments dedicated to senior housing already in zoning. Changed to allow only on parcels fronting Route 50 in certain districts. Enhanced review and approval procedures. Added purposes and development criteria (size, density, buffering, design, parking, etc.) to ensure consistency with district, plan and surrounding land uses.
TRADITIONAL NEIGHBORHOOD DEVELOPMENT (TND) CHANGES Removed as the required subdivision design technique in Hamlet and Ballston Lake Residential. Remains in zoning as a voluntary technique allowed in Hamlet should it be beneficial for developer.
CONSERVATION SUBDIVISION CHANGES Now preferred subdivision design method instead of Traditional Neighborhood. Required design for all major subdivisions in Watershed Overlay, Rural, BLR. Updated standards to require 50% open space, allows for other wastewater systems (not just public sewer).
OTHER CHANGES TO DEVELOPMENT STANDARDS Established density limits for multi-family dwellings not part of Senior Housing. Lowered building footprint sizes allowed based on plan and current buildings. Established stream buffers. Allow single family homes in MU districts.
OTHER CHANGES TO DEVELOPMENT STANDARDS Updated setbacks and road frontages in hamlet to promote hamlet style lots. Requires density to be calculated based on net developable acreage. Allows averaging of lot sizes in subdivision not a minimum lot size. Minimum lot size more important in hamlet. 3-story buildings allowed only in MU North with Fire Department approval.
OTHER CHANGES TO DEVELOPMENT STANDARDS Changed minimum lot sizes/density to match Plan recommendations. Allows for variety of new agricultural uses, farm-related businesses, farm worker housing. Changed max. lot coverage to 20% instead of 30% in Watershed to protect water quality.
ADDED TRANSFER OF DEVELOPMENT RIGHTS (TDR) TDR Law, previously presented to Town. Major modifications: Added commercial areas to be eligible as receiving areas building size bonus. Added a required buffer between farm/non-farm areas. Updated Sending Area and Receiving Area map.
WHAT IS TRANSFER OF DEVELOPMENT RIGHTS (TDR)? Every land parcel has a bundle of rights.
The right to develop can be removed from the bundle. The zoning law determines HOW many development rights any parcel has. The development rights can be sold or donated to a qualified entity to hold, or transferred someplace else to be used
A TDR law allows development rights to be voluntarily moved from one area (Sending) to another area (Receiving)
BENEFITS OF TDR Implements vision established in Comprehensive Plan and FLPP. Offers farmland owner cash value at same time they can keep farming or sell land for farming. Focuses growth where infrastructure is, and is likely to be. Protects farmland base. Uses development pressure you already have to benefit whole community by preserving those resources and promoting rural character.
DEVELOPMENT DRIVES SUCCESSFUL TDR Sending areas are preserved. Receiving areas are eligible for development. It is a voluntary process. Development pressure creates a market for development rights. Farmland preservation in sending area paid for by developer who wants to use those development rights. Density incentives offered to make it worthwhile for developer to participate. To work TDR should be ONLY method to offer density bonus.
Sending Area: Identified from analysis of farm uses, Ag District, infrastructure, Plan goals, etc. Receiving Area Does not mean entire purple area will be developed at a higher density Still must apply and abide by all other zoning requirements
TDR ELEMENTS Sending Area/Map Receiving Area/Map Density Incentive Development Requirements TDR Bank Model Easement Planning Board Roles Land Trust or Town Roles
The TDR Bank: Buys or accepts Rights, holds until needed Landowner: Sells development rights, places easement, still owns land for farming.
Receiving Area Buyer: Buys rights, gets density bonus as incentive, transfers to land in receiving area TDR Bank: Holds, values rights, sets price, sells to buyer
NEXT STEPS Edits as needed from review process. Public Hearing(s). Environmental Review (SEQR). County Planning Board Review (239-m). Adoption as local law.