By Jann Wiswall
The Town of Ellicottville’s Planning Board has approved the Trail Heights Subdivision preliminary plat plan application from developer Phillip Vogt with some conditions that must be met before approving the final plat plan.
The board’s approval came after a public hearing on the matter.
During the hearing, Town Planner Gary Palumbo read through a detailed description of the subdivision for the benefit of a half dozen members of the public who attended the hearing. One asked if there will be trails on the property. Palumbo explained that there will be private community trails for residents’ use, but that the Finger Lakes trail, which runs adjacent to but not on the subdivision property, will remain open to public use. There were no other comments from the public.
The development is on 70-acres across Poverty Hill Rd. from the planned 42 Degrees North (42DN) resort community. The east side of the new development abuts the town’s conservation district.
A new private road, called Trail Heights Road, will be located directly across from the entrance to 42DN and will run roughly straight through the middle of the site with a cul-de-sac at the end. Driveways to each home will come off of Trail Heights Rd.
Fourteen lots with single-family homes will be constructed. Twelve of the lots exceed 5 acres; two are 2+ acres – the minimum size in the “Low Density” zoning district.
The private road, community trail and easements will be maintained through a Homeowners Association (HOA).
Following closure of the public hearing, the board conducted its State Environmental Quality Review of the project and found that the project “will not have a significant impact on the environment.”
Palumbo and Town Planner Mark Alianello advised the board that the project’s preliminary plans were in order and that the board could approve the application pending some conditions that can be resolved before the final plat plan is submitted.
One condition was that the board be provided with a copy of the development’s offering plan (HOA document) before it goes to the State Attorney General’s office. The board wants to ensure that adequate funding is provided by the HOA for maintenance of common property. The board also wants to be sure that language is included that addresses limits on clearing trees on individual lots to prevent clear cutting.
Other conditions included:
A request to provide revised engineering drawings that show the location of driveways on three lots;
A requirement that a final drainage plan and drawings for the intersection of Poverty Hill Road and Trail Heights Rd. be submitted to the town engineer for approval; and
A requirement that the driveways for lots 1 and 14 have access only from Trail Heights Rd.
The board approved the preliminary plat plan with the above conditions.
In other business, Alianello reported that William Bursee, the owner of the proposed Stillhouse Brewpub on Rt. 219, has hired engineer Carl Calarco to facilitate completion of plans for the site. Alianello, Palumbo, town building inspector Tom Abriatis, Bursee and Calarco met recently and Alianello feels confident that the project is now moving in the right direction. He expects a more complete application will be available for board review at its April meeting.
The next meeting of the Town of Ellicottville Planning Board will be held on Monday, April 25 at 6 p.m. in the town/village hall.