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HomeMy WebLinkAbout2023-05-16 Planning Board Minutes (Final) Town of Danby Planning Board Minutes of Regular Meeng May 16 2023 PRESENT: Colleen Cowan Sco Davis Kelly Maher Jamie Vanucchi Jody Scriber (chair) ABSENT: Ed Bergman OTHER ATTENDEES: Town Planner David West Recording Secretary Cindy Katz Public (in-person)Sanford Miller Public (virtual)Ronda Roaring, Joel Gagnon (Town Supervisor), Lesie Conners (Town Board member), Katharine Hunter (Town Board member) This meeng was conducted in person with virtual access on the Zoom plaorm The meeng was opened at 7:01 p.m. (1) CALL TO ORDER/AGENDA REVIEW There were no addions or deleons to the agenda. (2) PRIVILEGE OF THE FLOOR Ronda Roaring told the PB to speak into the microphone. She inquired why the individual at 116 Danby Road is permied to live in an RV. Planner West explained that Mary Ann Barr 2021 The Town of Danby 1830 Danby Road Ithaca, NY 14850 danby.ny.gov Planning Board Agenda Tuesday 16 May 2023 at 7:00PM the Danby code allows people to live in a trailer while building a house. She then asked if the PB had seen plans to build a house and the answer was it had not. Gagnon said that the PB was not audible. (3) APPROVAL OF MINUTES Moon: Approve the minutes from April 2023 Moved by Colbert, seconded by Cowan The moon passed. All in favor. (4) TOWN BOARD LIAISON REPORT (VERBAL) Board Member Leslie Conner shared the following: ●The TB is connuing to discuss the Short Term Rental survey ●The Danby Plant Exchange is on Saturday from 1-3 at the Fire Staon ●The TB is connuing to look into the proposed Noise Ordinance & seeking to understand if disorderly conduct complaints would be a possible recourse for unreasonable noise ●TB meeng tomorrow, May 17th, with a Public Hearing on the Bruce Hill easement ●There is a "rumor" that a store will be opening at The Gathery and she encourages everyone to support it! (5) DEVELOPMENT REVIEW SUB-2023-01 229 E. Miller Rd Parcel: 7.-1-43.42 Applicant: Jeremy Knout Ancipated Board acon(s) this month: Consider final approval Zone: Rural 2 SEQR Type: Unlisted Proposal: Applicant would like to subdivide their 82 acre lot into 3 pieces, one of which is smaller than allowed under current zoning. They have received a variance from the BZA. New Documents: 239 Leer from Tompkins County with recommended modificaon, proposed Resource Map with build, restricted build, and no build areas. Scriber asked if anything new or different was being introduced, and Planner West said no, reviewed that SEQR & the Public Hearing were already completed, and explained that they were waing on the 239 leer from the county, which had been received. This leer included a suggested modificaon and required a resource map, as required by Town process. West put the resource map on the screen and explained which areas are where building is permied, which are no build, which are restricted build areas. He noted that most of the orange area is less than 15% which is threshold for pung it into the red or "no build" area. Planner West confirmed with the applicant that the map was acceptable, and that the map would be filed in records so any future buyer knows the limits on the land. Maher asked about a wetland area and Planner West clarified that it shows a pond, and could be changed to red. Cowan clarified that this map is aligned with the already proposed plans and Planner West confirmed. He added that it might be possible for someone to come to the PB at some point to request permission for a small amount of building in the restricted areas. Maher confirmed with Millier if this was OK with the map and he confirmed he was. MOTION: To Pass Resoluon 4 of 2023 approving the proposed resource map Moved by Maher, seconded by Cowan The moon passed. In favor: Colbert, Cowan, Davis, Maher, Vanucchi, Scriber Planner West put up the decision document and began filling it out, stang that there already is a condion in the variance resoluon from the BZA. No other condion was added. MOTION: To pass Resoluon 5 of 2023 granng final plat approval Moved by Maher, seconded by Vanucchi The moon passed. In favor: Colbert, Cowan, Davis, Maher, Vanucchi, Scriber Davis asked if the plat could have been approved without the resource map. Planner West responded that a resource map is required for a subdivision of three or more plats - so, no, the resource map approval was needed. (6) DISCUSSION OF SHORT TERM RENTAL (STR) SURVEY Discuss results of STR Survey. Planner West provided some background on  how he and the Town Board collaborated to try to keep the language on the  survey neutral and how it was distributed. The results linked to are the results as  of May 10th (the deadline for responses), although 4 or 5 additional responses  have come in since then. While those results have been added, they likely will not  be factored into the graphs. Overall, the town received 163 submissions. This was a much higher response  rate than other town surveys. Cowan commented on how defensive the tone was from many responses, and  wished it could have been communicated that no one is under attack. Planner West shared the results via a graphic presentation and reviewed the  findings.  He asked the Planning Board what their next steps would be? How would they  like to be involved with this?  Maher said she focused on the comments and noticed that most people were  pushing away from regulations. The things people were interested in regulating  did not seem like things that are par ticularly relevant to what the PB does.  Cowan wondered if the current policy where owner occupied rentals are strictest  can be “undone”? Planner West replied that the archaic term “tourist home” can  be limited or removed from the zoning code. STR can instead be considered a  licensed business and not a “use.”  Maher wondered what happens with STR that  aren’t repor ting to the county  as required. Planner West commented that there  will be an added burden on code enforcement if STR are seen as licensed  businesses, as that requires certain on-going inspections. He also added that the  county has web-bots that crawl the STR websites and come up with data about  how many STRs there are. However, the country is currently unable to share that  information. One possible scenario would be to charge people to get a license  and use that money to target those who aren’t following the rules. Planner West  then stressed the importance of having cut and dry rules to keep things  manageable.  Vanucchi commented on the new flood maps, and how the city of Ithaca is  planning on building flood walls that will take 5-7 years to be installed and  approved by FEMA. Therefore,  concern about displacement of people due to  affordability is real, and she thinks it is important that Danby have an affordable  housing plan in addition to any STR regulations.  Davis wants terms to be clear. Planner West clarified to him that an STR is an  STR if it is rented for 30 days or less.  He clarified that building code is enforced  in STRs currently, and that there is a vastly different array of possible scenarios  here -- from casual rentals of a room to a house bought specifically to serve as a  STR. Planner West added that the the current regulations are strictest for what  Davis described as the "best" scenario – renting out a room in one's house, but  that there is no over-site for an absentee landlord renting out a house. Maher wondered about the legality of requiring a landowner/landlord of an STR  to be local. planner West informed the board of recent case - not in NYS- where a  town's attempt to regulate the number of STRs and who can own them was  deemed unconstitutional.  There is a sense that attempts to regulate in that way  will not hold up in court.   They discussed the positive and negatives of having the owner present.   Planner West added that he, fairly regularly gets calls from people looking to buy  a property and are willing to pay one price if they can rent it out as a STR and  another if they cannot. He commented that this policy therefore can create  competition in the housing market.  Scriber wondered about the real impact of STRs on communities. Factors like  noise factors, trash, dogs. How do we want the community to end up? Maher commented on how random it can be –you never know who is going to  cause a problem. Could be an owner neighbor, or a long-term rental neighbors, or  a short term renter. Also, we do not ask owners of local businesses to provide a  "contact number" or respond within a certain amount of time to problems.  Cowan commented on how she hears clients reporting that affordability is an  issue for people looking to run STR's - they just don't make as much money as  they need to, at least in Danby.  They discussed the balance between the large amount of work of running an STR  vs the value of having the additional income vs renting out the proper ty long  term. Planner West added that there is evidence on the national level that the  market is saturated with STRs.  Davis brought up tent camping, "glamping" etc and how that can be problematic.  Maher asked how the Town of Ithaca deals with La Tourelle [Firelight Camps].  Planner West did not know, adding that Danby does not permit camp ground use.  The PB wondered how this works with the health department and planner West  said there is a threshold, once you get over it, there is an additional set of  regulations requiring health inspectors to come. Planner West added that NY is  not very progressive about things like gray water etc.  Planner West clarified that the current interpretation of Danby zoning, as per a  previous town planner, an STR of a whole dwelling is viewed the same as a long  term rental. Planner West asked the PB to consider what they wished to tell the TB regarding  how they wish to contribute to the STR discussion. Davis suggested they  acknowledge to the TB the desire in the surveys to not over-regulate, but advise  the TB to consider a few specific issues such as affordability, absentee owners,  tent camping.  Perhaps the PB would like to be involved around these specific  concerns?  Scriber wondered who on the PB would be willing to give their time to this? She  wondered what process the TB is imagining (subcommittee? separate  meetings?) and Supervisor Gagnon said the TB did not yet know, although it will  be influenced by the PB's interest in being involved and to what extent. Davis  wondered if the PB members could rotate in the meetings so no individual from  the PB would have to do all the meetings. That person will report back to the PB  so everyone is kept up-to-date. Cowan asked about the time-line and it is not  currently known. Supervisor Gagnon reflected that the survey did not mention scale and how folks  feel about number of STRs, nor did it address accessory dwellings. He noted that  the TB likely will not have this discussion as a whole, it could be a committee  compromising of some TB people and some PB people. Maher wondered if she  can get gist from the meeting tomorrow without attending. (7) PLANNER REPORT (VERBAL) ●The Town received a grant to write more grants, and we hired "Choice Words" consultant to do that wring, with grant deadlines starng later this summer. In the interest of idenfying what grants the town is most interested in, there will be two events held at 7pm on May 24th and 25th, at the Fire Halls. Adversing go out tomorrow. The purpose of the meengs is to inform people about the kinds of grants available and discuss the future of the hamlets and what people think are the most important priories. ●The Town has received 19 applicaons for 14 Housing Rehabilitaon grants. First several are going through the required tesng -- energy audits, lead and asbestos tesng. Once that is complete, those applicants will come to the Town Board for final approval. ●The Town won a grant with other municipalities for safe streets. Planner West is  on the review committee to identify a consultant in order to move forward. ●The Hamlet wastewater study is grinding on and moving towards its end. There  is now a draft study, they are trying to identify potential grants, and the costs.  Maher asked if the FEMA mapping effects the wastewater – and the answer is a  little, since some septic systems will be in the flood zone. This may make it  easier to receive grants.  (8) ADJOURNMENT The meeng adjourned at 8:22PM.