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Home My WebLink AboutPB 2025-05-22 PB 5-22-25 APPROVED 1 Town of Dryden Planning Board Meeting Thursday May 22, 2025 Hybrid - Zoom 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) Dan Lamb (TB) Other attendees Charles Geisler (Z) Janis Graham (Z) Marie McRae (Z) Scott Gibson (IP) Jon and Tara Finlay (IP) PB 5-22-25 APPROVED 2 6:01 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. 846-848 Snyder Hill Road - Major Subdivision and Area Variances Public Hearing for Preliminary Plat review and SEQRA w/recommendations to ZBA 4. 2150 Dryden Road - Automotive Repair Garage SUP Application - **Defer to June Site plan review for SUP w/Recommendation to Town Board and Subdivision discussion 5. 1400 Dryden Road– Site Plan Review for SUP Amendment w/Recommendation to Town Board 6. Zoning Rewrite – Web Site Discussion, Other Updates 7. Planning Department Update – Ray Burger 8. Town Board Update – Dan Lamb 9. Minutes Approval – April 24, 2025 10. Executive Session (If needed) 8:00 Adjourn Next Special Meeting (Zoning Rewrite): June 5th, 2025, 6:00pm (Conference Room) Next Regular Meeting: Thursday, June 26th, 2025, 6:00pm Agenda subject to amendment. #1. Welcome – Quorum Check #2. Public Comment Period – No comments offered from the public. Brad Will proposed a presentation on co-living and co-housing options for the June meeting, which was approved for inclusion on the agenda. PB 5-22-25 APPROVED 3 #3 - 846-848 Snyder Hill Road - Major Subdivision and Area Variances Public Hearing for Preliminary Plat review and SEQRA w/recommendations to ZBA Applicants – Tara & Jon Finlay. Rural Lot Subdivision Proposal Discussion The planning board discussed a proposal to subdivide a 3-acre parcel into two lots, each with a non-conforming lot size and frontage. The proposed action creates the fifth lot from the original parent lot making it a major subdivision in a Rural Residential district. The board expressed concerns about setting a precedent for similar variances in the future and the potential impact on rural zoning. While some members supported the proposal due to A pattern of lot frontages of less than 250’ in the area, It was pointed out that the project was not in keeping with the Comprehensive Plan. The board agreed to recommend the proposal to the Zoning Board of Appeals, where the hardship aspect would be further considered. Environmental Assessment for Development The group conducted a full environmental assessment for the major subdivision, determining that while most impacts would be minimal, there was a moderate to large impact due to inconsistency with local land use plans and zoning regulations. They identified wetlands on the property and discussed water table considerations but determined that the development would not significantly affect water quality or create new bodies of water. The assessment concluded that while the project would result in additional groundwater use through a new well and septic system, these impacts would be small and manageable. The Board addressed each question on the FEAF, and they made a motion to issue a negative SEQR declaration. Motion: T. Salerno Second: C. Anderson All in favor – Yes – Unanimous The Board made a motion to approve the preliminary plat, recognizing that it is forming two new parcels from one and recommending that the Zoning Board approves the lot frontage and the lot size variances despite the fact that the requested variances are substantial, because they are in keeping with the character of the surrounding community. Motion: T. Salerno Second: B. Griffin All in favor – 4- yes – T. Salerno, B. Will, B. Griffin and C. Anderson. 2 opposed, J. Kiefer and F. Parish Motion carries. #4 - 2150 Dryden Road - Automotive Repair Garage SUP Application - **Deferred to a later meeting per applicant’s request Site plan review for SUP w/Recommendation to Town Board and Subdivision discussion. PB 5-22-25 APPROVED 4 #5 - 1400 Dryden Road– Site plan review for SUP Amendment w/Recommendation to Town Board – Scott Gibson is acting as agent for the applicant, Michael Moore. Storage Facility Discussion The PB viewed a sketch plan for a landlocked parcel to be consolidated with an existing parcel at 1400 Dryden Road on which there exists a self-storage business. The applicant wishes to expand the businesses by constructing a 12,710 square foot building to house 82 storage units of varying sizes on what is currently the landlocked parcel. The PB discussed encroachments of dwellings from an adjacent lot, stormwater management, and fires access, with the applicant agreeing to address these issues and present an updated site plan to the Planning Board. The Planning Board discussed proposed self-storage facility development, focusing on several key issues. The main concern was encroachment from the abutting mobile home community over the property line, with two mobile homes impinging by 10.9 feet and 6.6 feet respectively. One other has a corner that touches the property line. Eight mobile homes on the abutting parcel do not meet setback requirements including the three encroaching units. The Board recommended that the developer work in good faith to resolve this issue with minimal impact to the mobile home park residents. Planning Board members also discussed the proposed fencing, suggesting it be aesthetically pleasing on the visible sides facing Route 13 while maintaining security. Next Steps: • Scott Gibson to provide response to the Planning Board regarding efforts to minimize impact on trailer park residents and fencing plans for the 1400 Dryden Road project. • Scott Gibson to obtain fire department approval for fire access at the 1400 Dryden Road project. Resolution #5 of 2025 to the Town Board. The Planning Board approves the Site Plan and recommends that the Town Board approve the amended Special Use Permit with the following conditions. • The applicant works in good faith to address the issues with the mobile home park in a way that will minimize the impact on residents, • The applicant acquires approval from the Fire Department related to fire access and turn arounds. • The fencing be aesthetically pleasing on the visible sides facing Rt 13. Motion: T. Salerno Second: J. Kiefer All in favor – 5 Yes, T. Salerno, C, Anderson, B, Griffin, J. Kiefer, and F. Parish. 1 opposed, B. Will Motion carries. PB 5-22-25 APPROVED 5 # 6 - Zoning Rewrite Project Plan - Phase 1 Updates – John Kiefer The planning board discussed changes to their project plan for zoning updates, deciding to postpone several complex items to phase 2, including conservation subdivisions and density limits in agricultural areas. They agreed to focus phase 1 on implementing principles of conservation subdivisions and adding criteria for flag lots. The board also considered density- based regulations instead of minimum lot sizes to preserve rural character, though the agricultural advisory committee was hesitant to support any new restrictions. J. Kiefer will present revised scope and major decisions for zoning rewrite project at the June 5th Zoning Advisory Group meeting Town Website discussion The meeting covered updates on the town website, with Joy Foster reporting progress on creating a new page for the zoning rewrite project, which will include project descriptions, documents, and committee member information. Planning Department staff discussed the placement of this page on the town website and emphasized the need for a landing page linking to a document repository. J. Foster will create and share with the Planning Board a draft zoning rewrite project page. Cassie Byrnes is working on setting up town email addresses for board members, which are expected soon. # 7 – Planning Department Update – Ray Burger. Ray Burger provided updates on various town projects, including the rail trail pedestrian bridge over NYS Route 13, and job offers for two advertised CEO positions, one part-time and one full- time. A question was raised about significant clearing work being done on Signal Tower Rd. R. Burger will investigate. #8 – Town Board Update – Dan Lamb Dan Lamb mentioned a mobile home project and the Rail Trail pedestrian bridge project previously mentioned by R. Burger. He also talked about a meeting between town officials and the NYS Connect-All Office. #9 – Minutes Approval – The board approved the edited minutes from the April 24th meeting. Approve the Minutes as edited from 4-24-25 Motion: F. Parish Second: B. Griffin All in favor – Yes unanimous Next Special Meeting (Zoning Advisory Group): June 5th, 2025, 6:00pm (Conference Room) Next Regular Planning Board Meeting: Thursday, June 26th, 2025, 6:00pm Adjourn: 8:03PM