HomeMy WebLinkAboutPB 2025-02-27 PB 2-27-25
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Town of Dryden
Planning Board Meeting
Thursday February 27, 2025
Hybrid – Zoom
Approved 4-24-25
Planning Board - 2025
Current Members I.P. Z Ex Ab
Tony Salerno, Chair (2029) X
John Kiefer (2027) X
Frank Parish (2028) X
Chris Morrissey (2030) X
Craig Anderson (2025) X
Bill Griffin (2031) X
Brad Will (2026) X
Alternate, vacant
Alternate, vacant
Other Staff or Board Members I.P. or on Zoom
Ray Burger, Director of Planning (IP)
Gina Cassidy, Planner (IP)
Joy Foster - Recording Secretary (Z)
Spring Buck - TB (Z)
Christina Dravis - TB (Z)
Marie McRae (Z)
Other attendees
Brian Crandall (Z)
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David Durett (Z)
6:00 pm Call to Order
2:05
Welcome – Quorum Check
AGENDA
1. Welcome and Quorum Check2. Public Comment Period
For items not on the agenda and limited to 3 minutes per person.
3. 26 Quarry Rd – Sketch Plan Review
4. 1274 Dryden Road – Site plan review for SUP w/Recommendation to Town Board
(dropped)
5. 478 Lower Creek Road -
Site plan review for SUP w/Recommendation to Town Board
6. 933 Dryden Rd - Varna Auto – Reintroduction of Expansion.
Site plan review for SUP w/Recommendation to Town Board
7. 940 Irish Settlement Road - subdivision with required area variance
review and recommendation to ZBA.
8. Johnson Rd - Introduction to Proposed Project on Johnson Road
9. Zoning Rewrite Phase 1 Scope
10. Planning Department Update
11. Town Board Update
12. Planning Board Liaison to the Affordable and Workforce Housing Committee
13. Minutes Approval – January 23, 2025
8:00 Adjourn
Next Special Meeting (Zoning Rewrite): March 6th, 2025, 6:00pm (Conference Room)
Next Regular Meeting: Thursday, March 27, 2025, 6:00pm
Agenda subject to amendment.
2:40
#2) Public Comment Period – No comments offered
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2:56
#3) 26 Quarry Rd – Sketch Plan Review with SEQR – This review is to see if the lot can be
subdivided into three lots. It’s 3.37 acres, so there is a 1-acre per lot and there is 309’ of
frontage so there is enough for a standard lot and 2-flag lots. The applicant wishes to put
three dwellings on one lot. An Area Variance is needed.
Applicant Buzz Dolph- says he has lived at 26 Quarry Road for 35 years and has built a lot of
homes in Dryden. He and his wife are ready for a smaller one level home and would like to use
the existing cottage that is in the back as their permanent residence. Applicants do not wish to
subdivide at this time, but the Dryden Code says the lot must be legally subdividable in order to
put two dwellings on one lot.
With the Board having no further questions, moving on to the SEQR.
Motion: T. Salerno to move the SEQR be a negative declaration
Second: J. Kiefer
All in favor – Yes, unanimous
The Board approves the sketch plan and waives further site plan review.
Motion: T. Salerno
Second: J. Kiefer
All in favor – Yes, unanimous
12:13
#4) 1274 Dryden Road – Site plan review for SUP w/Recommendation to Town Board, has
been dropped from tonight’s agenda will come back at another time.
12:30
#5) 478 Lower Creek Road - Site plan review for SUP w/Recommendation to Town Board.
This is an existing business park with a new tenant to lease space. Part of the building for a new
business for a cannabis product production facility and will go to the Town Board for a Special
Use Permit on March 20th. The Planning Board has asked for recommendations on this Site Plan.
The owner of the building is here, John Burruss with tenant Lawrence Ludwig.
The owner indicates that the outside of the building and parking lot are to remain unchanged.
Tenant indicates that they would be a low impact, small-production cannabis processing facility:
No volatile solvents will be used.
No wastewater from processing will be poured down the drain.
The tenants’ supplier is a grower from Newfield, who vacuum seals all stock before shipping.
Tenants market is local.
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Tenants will have 4-5 employees.
Any smell will be neutralized by an inside filter.
Truck traffic will be limited to once or twice per week.
Although there is expected to be very little waste, the tenant will use a lockable dumpster.
T. Salerno moves that we make a recommendation to the Town Board that the SUP be approved
with Standard Conditions, and they add the locked dumpster to the Site Plan.
Motion: T. Salerno
Second: C. Morrissey
All in favor – Yes, unanimous
22:00
#6) 933 Dryden Rd - Varna Auto – Reintroduction of Expansion. Site Plan Review for SUP
w/Recommendation to Town Board. This project will need variances for lot coverage and
green space. Will also need SUP because building is over 5000’sq. ft. Starting with the PB
for path forward with recommendation to the various Boards.
Architect John Snyder shows the Board a presentation with applicants Angie and William Chen.
• Parcels A & B have been consolidated. [For the purposes of this discussion, Parcel A is
the lot that contains the automotive repair garage and all other buildings. Parcel B is a
parking lot directly across Dryden Road (RT 366), also owned by the applicant.
•
• The application would be to add two more bays for vehicle maintenance.
• Add parking for businesses and tenants.
• At The residential dwelling on Parcel A is a duplex.
• Trash storage area with gated enclosure.
• Re-doing the building for better aesthetics.
• Adding plantings along the edge.
• The existing sign will be dressed up a bit.
• The Board would like to see the parking lot area better address as to where the bus turns
around and where pedestrians are. The applicant has indicated that school buses turn
around in their lot and the police use the lot for traffic enforcement.
• The Board suggests adding that the lot across the street never be subdivided and remain
as a parking lot for the business.
The Planning Board recommends that any application approval carry the condition that Parcel A
and Parcel B can never have separate ownership, and that Parcel B continue to be used as a
parking lot for the business. And that the ZBA may consider the parking lot (Parcel B) to count
towards green space/lot coverage requirements. Motion: T. Salerno
Second: C. Anderson
All in favor – Yes, unanimous
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44:59
#7) 940 Irish Settlement Road - subdivision with required area variance
review and recommendation to ZBA.
Sean Carter owner of 940 Irish Settlement Road project, it’s a large parcel it used to be 2 it was
consolidated and now wants to bring it back to 2, but he has a frontage deficiency. It’s on a
borderline where Neighborhood Residential turns into Conservation District where it’s going
from 150’ to 250’ so he is proposing to create a flag lot. The parent parcel will only have 150’ of
frontage.
Mr. Carter says this parcel is 37-acres and it borders Yellow Barn State Forest. It’s mostly a
forest and about 35-acres that he manages under Forest and Wildlife Habitat Plan. He produces
maple syrup and Shati mushrooms under the farm name of Sapwood, and they are 1 of only a
few in NYS that certifies as bird friendly by Audubon, and maple syrup producers. When he
bought these 2 parcels one has 35’ of legal right of way over the former VanPelt Roadway, with
60’ of road frontage on Irish Settlement. They have an open development permit with the Town.
They installed a cabin where they run their operations from. Several years later the 4-acre parcel
that previous had a mobile home with a garage that was in poor condition he bought and demo
those and any building that were on the property. He upgraded the well and septic making it all
ready for residential use. He wants to place the existing cabin where the mobile home was and
build a small energy efficient home where the cabin sits. So, he needs to do a flag lot and request
an area variance. Neighboring parcels and in the community, there are lots of flag lots. So, this
would fit in with the character of the neighborhood.
The Board views a survey map.
The Board recommends approval of the subdivision and approval of the area variance because,
even though the variance would be substantial, it would still be consistent with other parcels in
the area.
Motion: T. Salerno moves
Second: J. Kiefer
All in favor – Yes, unanimous
52:25
#8) Johnson Rd - Introduction to Proposed Project on 162 Johnson Road – Mark Martine
is here on behalf of owner Rick Bayo, ZBK Properties. Part of the property has an existing
building currently used for storage and a carpentry business. Applicant is looking to build
eight 4-plexes on a section of the 10-acre parcel.
The Board looks over the Site Plan Map.
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• Two possible internal road configurations were presented: one a hammerhead and the
other a cul-de-sac.
• The fire department needs to see which plan works best for them.
• These are 4-plexes, 2-stories high. With 2 apartments on the 1st floor and 2 apartments on
the 2nd floor.
• The units are all 2 bedrooms with a bath and a half.
• They need to contact the Health Department for the water and sewer and look at the new
floodplain maps.
• The existing building will remain for the carpentry business. The applicant indicated that
the existing building would be rented out to nearby business Green Scene for storage.
• The Board advises the applicant to find out about onsite drainage before continuing with
the application.
1:03
#9) Zoning Rewrite Phase 1 Scope –
Chair Salerno began a discussion about the zoning rewriting project, suggesting that the
scope of work drafted for the zoning rewrite by the consultant needed further detail. Chair
Salerno indicated that the next zoning rewrite meeting, to take place at 6 pm on March 6,
would be focused on the scope of work, battery storage, and crypto mining/data centers.
Once the scope of work is finalized, it may be presented to the Town Board for approval.
1:38:58
#10) Planning Department Update – Ray Burger
• Rail Trail happenings, we are trying to get a study of the Etna stretch and the local MPO
granted us $10,000 to fund that study.
• The Rt. 13 Bridge we have our ROW clearance, working on one more DOT amendment
before it can go to bid.
• 1274 Dryden Road on a month delay.
Permission will be requested from Supervisor Leifer to use education/training funds for members
of the PB to attend the New York Planning Federation Conference in Cooperstown this April.
1:50:43
#11 ) Town Board Update – Spring Buck
• An applicant presented an idea for redevelopment of the former Orchid store parcel at
1274 Dryden Road [this was the project that was retracted by the parcel owner for today’s
meeting. The Town did not renew a contract with the Etna Fire Department.
• Great work is going on with the committees, especially the Climate Smart Task Force.
• Dryden Fiber is moving along nicely, there is a change from Hunt Engineering Firm to
another company called Vantage which has more capacity to handle installation demand
volume.
• Another good change is we have a new Dog Control Officer, and we are seeing some
wonderful things and as of now all the dogs in the shelter have been adopted. She is very
proactive, doing excellent work going on as great outreach and community engagement.
There will be dog enumeration this year.
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1:58:27
#12) Planning Board Liaison to the Affordable and Workforce Housing Committee
• The Affordable Workforce Housing Committee is looking for a representative from the
Planning Board to attend their meetings since Craig Anderson has stepped down from
that role. Meetings are on the 1st Wednesday afternoon at 2:00PM
• Tony responded with an email saying we haven’t found anyone that can commit to
making the meeting due to the timing of the meetings.
2:01:17
#13) Minutes Approval – January 23, 2025, are there any comments for the minutes.
Motion: J. Kiefer, motion to approve the minutes.
Second: T. Salerno
All in favor – Yes
Next regular meeting is March 27th at 6:00PM
The next Monthly zoning re-write meeting is 3-6-25 at 6:00PM
Meeting adjourned: 8:01 PM