HomeMy WebLinkAboutPB 2025-04-24 PB 4-24-25
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Town of Dryden
Planning Board Meeting
Thursday April 24, 2025
Hybrid – Zoom
Approved 5-22-25
Planning Board - 2025
Current Members IP 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)
Other attendees
David Durett (Z)
Ron Szymanski (Z)
Marty Mosley (IP)
Emil Gevorgyan (IP)
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Jonathan Finlay (IP)
6:02 pm Call to Order
AGENDA
1. Welcome – Quorum Check
2. Public Comment Period
For items not on the agenda and limited to 3 minutes per person.
3. 933 Dryden Road – Expansion of Varna Auto
Site Plan Review w/SEQRA and recommendations to TB(SUP) and ZBA
4. 2150 Dryden Road - Automotive Repair Garage SUP Application
Site plan review for SUP w/Recommendation to Town Board
5. 846-848 Snyder Hill Rd – Sketch Review for Subdivision
Creating a fifth lot. Recommendation to ZBA for Road Frontage.
6. Zoning Rewrite – Draft Data Center Resolution
7. Planning Department Update
8. Town Board Update
9. Conference Debrief
10. Minutes Approval – February 27, 2025
11. Executive Session (If needed)
8:00 Adjourn
Next Special Meeting (Zoning Rewrite): May 3, 2025, 6:00pm (Conference Room)
Next Regular Meeting: Thursday, May 22, 2025, 6:00pm
Agenda subject to amendment.
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#1. Welcome – Quorum Check
#2. Public Comment Period – No comments offered
#3. 933 Dryden Road - Automotive Repair Garage SUP Application
Site plan review w/SEQRA and Recommendation to Town Board (SUP) and ZBA.
Applicants are not present The PB moved this application lower on the agenda and went on to
the next application
#4. Automotive Repair Garage Proposal at 2150 Dryden Road
• Applicant Emil Gevorgyan proposed to continue operating an automotive repair garage at
2150 Dryden Road, transitioning the property from agricultural use to automotive repair.
Marty Moseley was in attendance as consultant.
• The lease area is approximately 2.1 acres, with two buildings: one 40x60 feet with a portico
and another 50x80 feet.
• Fire department comments raised concerns about fire apparatus access, requiring soil
disturbance and road upgrades.
• Applicant indicated he plans to drill a well for water access and use a portable restroom for
bathroom facilities.
• Used oil and coolant are stored in IBC totes and disposed of through local businesses or
specialized companies.
• The Planning Board discussed traffic impact, with applicant estimating 2-5 vehicles per day
due to his appointment-only model.
• Concerns were raised about unregistered vehicles stored on-site, with town law allowing
only one unregistered vehicle per lot unless stored indoors.
• The Planning Board identified key issues, including fire access, road upgrades, DEC
wetland regulations, and modifications to the solar farm's SUP for public access.
• Applicant committed to addressing environmental concerns and complying with
regulations, with further discussions planned for the May meeting.
Next Steps
1. Property owner Ron Szymanski will contact the solar facility provider and cell tower lessees
to discuss modifications to their Special Use Permits (SUPs) and confirm their agreement
to accommodate open road access for the new business.
2. The applicant’s agent will follow up with TG Miller to discuss road specifications and fire
apparatus access requirements, including potential upgrades to the road to meet private
road standards.
3. The applicant’s agent will Investigate DEC wetland regulations and determine the impact of
modifications to the road and site plan on the wetlands.
4. Address the placement of a well and septic system on the leased property and incorporate
these details into the site plan.
5. The applicant’s agent will ensure the berm is designed to mitigate oil leakage from vehicles
and address stormwater management concerns with David Sprout.
6. The applicant’s agent will prepare a formal site plan review document addressing Section
11.03 and 11.04 requirements, including lighting compliance and signage details.
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7. The applicant’s agent will contact the fire department to confirm their requirements for
pullovers and road width for fire apparatus access.
#5. Subdivision Proposal at Snyder Hill Road
• Applicant John Finlay proposed subdividing a lot into two parcels, necessitating an area
variance due to insufficient road frontage (175 feet and 124 feet instead of the required 250
feet) for each parcel.
• The subdivision would create an L-shaped lot having a 112-foot-wide extension along the
rear lot line to provide a usable recreation area that avoids wet areas.
• The Planning Board declared itself the Lead Agency for SEQR purposes coordinated review
and recommended the ZBA approve the area variance.
• The subdivision sketch plan was approved, contingent on the inclusion of septic system
details in the preliminary plat.
• The Planning Board emphasized the need for consistency with neighborhood frontage and
setbacks, with the preliminary plat scheduled for review in May. The applicant indicated
that the requested variances were consistent with other parcels in the immediate vicinity
BACK to #3. 933 Dryden Road - Automotive Repair Garage SUP Application
Site plan review w/SEQRA and Recommendation to Town Board (SUP) and ZBA
• Applicants not present
• They need their final Site Plan
Resolution # 3 of 2025 to approve the Final Site Plan contingent that the 2-lots A & B remain
under same ownership with lot B being Open space and must continue use as Open space.
Also, recommending that the ZBA grant relief for the Greenspace frontage based on this Site
Plan dated 4-17-25.
Motion: T. Salerno
Second: C. Morrissey
All in favor – Yes, unanimous
#6. Zoning Rewrite – Draft Data Center Resolution
• J. Kiefer presented a draft resolution recommending updates to zoning laws for data
centers, allowing one data center up to 5,000 gross square feet in each light industrial
district.
• The resolution emphasized that data centers must demonstrate they serve local business
needs, with examples like Dryden Mutual Insurance Company.
• Concerns were raised about the environmental impact of crypto mining and AI hardware,
which use the same infrastructure as data centers.
• B. Will opposed the resolution, citing ethical concerns about crypto mining's energy
consumption and lack of community benefits.
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• The resolution was approved with a majority vote, with the recommendation forwarded to
the Town Board for further action.
*Attach Draft Resolution, 4 of 2025
Motion: J. Kiefer
Second: T. Salerno
All in favor – 5-Yes and 2- opposed - B. Will and B. Griffin
#7. Planning Department Update – Ray Burger
• The Planning Department announced a bid opening for the Route 13 pedestrian bridge on
May 8, marking progress on the Dryden Rail Trail project.
• A feasibility study is underway for the Etna stretch, addressing problematic properties and
potential rerouting.
• Cornell engineering students are working on repairs for the NYSEG washout, with funding
from Cornell and support from the town's DPW.
#8. Town Board Update – Spring Buck
• G. Cassidy was appointed as the new Climate Smart Coordinator, replacing Alice Green,
who resigned after six years of service.
• The Planning Board expressed gratitude for Alice's contributions and welcomed Gina to the
role.
#9. Conference Debrief: New York State Planning Federation
• Four Planning Board Members and two Planning Department employees participated in the
conference, gaining insights on SEQR processes, zoning laws, and environmental
stewardship.
• Key takeaways included the importance of defensible public records, avoiding conditional
SEQR declarations, and adopting pedestrian-friendly zoning concepts.
• Attendees highlighted sessions on micro-mobility, environmental stewardship, and growth
impacts, emphasizing the need for creative urban/suburban planning solutions.
Participants were reminded to submit receipts for reimbursement, with costs divided
among attendees. Submit hotel receipts for reimbursement to Joy.
#10. Administrative Minutes, Updates and Future Meetings
• The Planning Department is preparing for the adoption of FEMA's new flood maps in June,
ensuring compliance for insurance eligibility.
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• The next Planning Board Zoning Rewrite Subcommittee meeting is scheduled for May 1,
focusing on housing-related decisions, including frontage requirements.
• The next regular Planning Board meeting is set for May 22, with updates on ongoing projects
and proposals.
•
Approve Minutes as edited from 2-27-25
Motion: J. Kiefer
Second: B. Griffin
All in favor – 6-Yes with B. Will was absent for the vote
Approve Minutes as edited from 3-27-25
Motion: C. Anderson
Second: C. Morrissey
All in favor – 6-Yes with B. Will no vote he left the meeting.
T. Salerno to send out the finalized agenda for the May 1 Planning Board Zoning Rewrite
Subcommittee meeting.
Adjourn: 7:53 PM
PLANNING BOARD RESOLUTION #4 of 2025 - RECOMMENDING AN APPROACH
TO REGULATING DATA CENTERS IN DRYDEN
1st DRAFT 4/11/25
Whereas, the Town of Dryden placed a moratorium on commercial crypto mining and data
processing centers (referred to below as “data centers”) and asked the Planning Board
(RESOLUTION #134 2024) to provide opinions on (1) whether data centers are consistent with
the town’s Comprehensive Plans, and (2) whether data centers should be included in town’s
zoning law, and (3) if so, what regulations does the Planning Board recommend, and (4) what are
the potential positive and negative impacts to the town of regulating data centers, and
Whereas, data centers can serve an integral function to the operation of most businesses and the
town’s Comprehensive Plan includes support for local business operations. Examples include
data processing for inventory control, on-line transactions, and financial record keeping, and
Whereas, data centers can place exceptionally large demand on scarce resources such as
electricity, land and water, and
Whereas, the town Comprehensive Plan includes support for uses, such as expansion of housing
and electrification of transportation and building heat, that also require scarce resources such as
electricity, land and water, and
Whereas, certain data center types, including crypto mining and artificial intelligence facilities,
do not have a clear benefit to Dryden’s citizens that would justify locating them in Dryden, and
Whereas, given data centers can generally be located remote from the clients they serve and in
locations outside of Dryden with better access to the above scarce resources, that applications for
the data center use in Dryden should be individually reviewed to ensure the use (1) serves
business needs in Dryden, and (2) can be accommodated without compromising higher priority
uses, and (3) the use cannot readily be met remotely, and
Whereas, data centers are a commercial enterprise that employs large mechanical equipment to
reject waste heat to the environment and consequently the use should be restricted to the town’s
two commercial districts (LI and LI/A), and
Whereas, Dryden’s two commercial districts are in areas that have access to NYSEG electrical
transmission facilities including the Etna substation and the transmission lines that run from the
Etna substation to the Triphammer Mall substation, and
Whereas, the Planning Board finds that the equipment used in data centers and the end products
of data center operations are an evolving topic and it is difficult to make lasting and durable
recommendations for the use. Consequently, the Planning Board recommends that the Town
Board take a cautious approach to permitting data centers and acknowledge that regulations may
need to be modified as the use evolves.
PLANNING BOARD RESOLUTION RECOMMENDING AN APPROACH TO
REGULATING DATA CENTERS IN DRYDEN
Page 2
Therefore be it resolved that the Planning Recommends:
1. That data centers be identified as a specific land use type and allowed in Dryden’s Light
Industrial District and Light Industrial/Adult District, and regulated as follows.
2. That a data center be defined as a facility that houses computer servers/processors and their
associated equipment. This definition focuses on data centers as a principal land use, not those
cases where an accessory server room serves an on-site business facility or office. The definition
includes data centers whose use is AI and mining of crypto currency.
3. That applications for data centers use the SUP process and must demonstrate that they serve local
business needs that can not readily be met by remote facilities with better access to land in
industrial districts and electric and water utilities.
4. That one data center up to 5000 gsf floor area will be permitted in the LI district and one
in the LI/A district. The rationale for the limitations are: limited land area in these
districts, acknowledgement that data centers place a large demand on the electric power
system and that capacity in the electric power systems in Dryden should be reserved for
electrification of heat and transportation.
5. That data centers may use on site, dedicated, fossil fuel generators for emergency power
when the public utility is not available, but not for normal use power.
6. That public/private-well water shall not be used for direct single pass or evaporative
cooling. The rationale is that capacity in the water systems is limited and must be
reserved for priority uses such housing.
4/11/25 jak