HomeMy WebLinkAboutPB 2025-07-24 PB 7-24-25
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Town of Dryden
Planning Board Meeting
Thursday, July 24, 2025
Hybrid - Zoom
Planning Board - 2025
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
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 – Town Board (IP)
Other attendees
Helen Eulings (IP), Executive Director of the William George Agency
Tom Schickel (IP), Architect and Agent for William George Agency
Larry Fabbroni, Jr. (IP), Architect and Developer for Cardinal Drive Project
Larry Fabbroni, Sr. (IP), Architect and Developer for Cardinal Drive Project
Joseph Lovejoy (IP), Contractor for Cardinal Drive Project
PB 7-24-25
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6:01 pm Call to Order
AGENDA
6:00 pm Call to Order
1. Welcome – Quorum Check
2. Public Comment Period
For items not on the agenda and limited to 3 minutes per person.
3. 380 Freeville Rd – Sketch Plan Review w/SEQRA
4. PUD at Cardinal Drive – 2nd Round Sketch Plan Review
5. Zoning Rewrite –
a. General updates and Discussion
b. Co-Housing Discussion
6. Planning Department Update
7. Town Board Update
8. Minutes Approval – June 26, 2025
9. Executive Session (If needed)
8:00 Adjourn
Next Zoning Advisory Group (ZAG) Meeting: August 7th, 2025, 6:00pm
<CANCELED>
Next Regular Meeting: Thursday, August 28th, 2025, 6:00pm
Agenda subject to amendment.
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#1. Welcome – Quorum Check
#2. Public Comment Period – No comments offered from the audience.
#3. 380 Freeville Rd – Sketch Plan Review w/SEQRA
• Presenters: Helen Hulings &Tom Schickel
• Project Overview:
o Proposal for a Family Visitation Center to support family reunification for youth
aged 12–18.
o Modular building, approximately 5,200 sq. ft., with nine visitation rooms,
containing kitchenettes, and a self-serve café area
o Focus on creating a home-like environment for family visits.
o Current campus serves 140–150 youth annually, with a maximum stay of 12
months.
o Recognized as a top residential treatment center in New York State.
• Architectural Details:
o Modular building designed by Schickel Architecture.
o Accessible features include ramps and emergency exits.
o There is no landscaping plan, except for a few bushes around the front of the
building. This is intentional because the agency intends to have landscaping as an
activity for the youth residents/students
• Funding:
o Single donor funding the project; completion deadline tied to donor's age and
health.
• Site Plan Waiver Request:
o Request to waive further site plan review to expedite project completion by
October.
• Utilities:
o Campus has its own water system, power, and data infrastructure. The new
building will have a new septic system
• Approval Process:
o SEQR process completed with a negative declaration.
Motion to approve sketch plan with standard conditions contingent on the 239
County Review and to waive further Site Plan Review
Motion: T. Salerno
Second: J. Kiefer
All in favor – 6-Yes, unanimous
If county 239 review comes back with recommendations, the applicant will need to
appear before the Planning Board in August.
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#4. PUD at Cardinal Drive – 2nd Round Sketch Plan Review
Cardinal Drive PUD Proposal
Presenters: Larry Fabbroni, Jr., Project Planner and Architect.
Larry Fabbroni, Sr.
Joseph Lovejoy Project Owner
• Project Overview:
o Proposal for 26 residential units (cottage-style homes).
o Site located between Hanshaw Road and the end of Cardinal Drive.
o Units range from 675 sq. ft. (1-bedroom) to 1,200 sq. ft. (3-bedroom).
o Includes open space, recreational areas, and pathways.
o Buildings clustered around a loop road with central and peripheral green areas.
o Recreation space includes pavilion, potential playground, and community
pathways.
o Main vehicle access from Hanshaw Road; secondary access from Cardinal Drive.
o Plan allows for future pedestrian connection to Meadowlark Dr., though not
currently owned.
o Proposal to possibly add 8–9 more units (requiring extension of water/sewer
districts).
• Utilities and Infrastructure:
o Municipal water and sewer connections planned.
o Stormwater management includes rain gardens and retention basins.
o Gravity-fed sewer system.
o Discussions ongoing with multiple municipalities and engineers to address sewer
capacity.
o Water and sewer district expansion may be needed if additional units are
approved
• Feedback from Planning Board:
o Support for additional units to increase the numbers and diversity of housing.
o Board members emphasized the need for traffic calming measures and safe
pedestrian connectivity within the PUD and to Hanshaw Rd.
o Consideration for private roadways and emergency access. Overall positive
reception.
• Next Steps:
o Town Board to review concept plan.
o Public hearings to follow. The developer will refine the site plan and utility
proposals.
o Continued engagement with the town and county agencies for approvals.
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#5 Zoning Rewrite – J. Kiefer
• Phase 1 Progress:
o Consultant Nan Stolzenburg is creating recommendations for data center and
battery storage zoning updates.
o Draft code is expected by mid-September.
• Phase 2 Scope:
o Focus on density controls, subdivision ordinance rewrite, and updating and
integrating design guidelines into the Code instead of having them in a separate
document as Town preferences.
o Proposal to conduct a build-out analysis to assess future development impacts of
proposed zoning code changes.
• Meeting Schedule:
o August Zoning Advisory Group meeting canceled.
o September meeting to review Data Center and Battery Storage drafts. Possible
discussion of Phase 2 scope.
#6. Planning Department Update – G. Cassidy
• Certifications:
o Pro Housing Recertification achieved. Housing Training is coming up in
September.
o Climate Smart Silver Certification awarded.
• Telecommunications Towers:
o Recertification and equipment change requests are ongoing.
o Special Use Permit required for 471 Snyder Hill Road tower.
• Suggested Changes to Standard Conditions of Approval: The Planning Department is
recommending two changes to the Standard Conditions of Approval.
o One is adding Dryden Fiber to the utility easement permission.
o The other is adding a requirement that commercial property owners add a
sidewalk when the Town lays a sidewalk adjacent to their property.
o C. Anderson suggested that responsibility for sidewalk maintenance be somehow
codified as well.
#7. Town Board Updates – D. Lamb
• Freese Road Bridge:
o Project delayed due to DOT review; expected to go out to bid in late fall.
• Dryden Dam:
o DEC confirmed $1M funding available, but replacement cost estimated at $3.5M.
o Discussion about the necessity for a Dryden Lake dam replacement and what
other options were available.
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• Recreation Fields:
o Concept plan for soccer fields approved; estimated cost $1.3–$1.5M. The lands
behind Town Hall project has once again shrunk. The available land to build on
has now been determined as less than 3 acres. There is no space for anything else
but sports fields. The Town Board has approved the concept of limiting the
project to soccer/all-purpose athletic fields.
• Rail Trail Pedestrian Bridge:
o Awaiting DOT approval for preferred bidder.
#8. Minutes’ Approval
June 26th Minutes:
Motion: B. Griffin
Second: C. Morrissey
All in favor – 5-Yes, 1 abstains – F. Parish
Resolution
Training Budget Increase:
Motion to request $2,580 for the training budget to support planning board
members' attendance at conferences and training sessions.
Motion: C. Morrissey
Second: F. Parish
All in favor – 6- Yes, unanimously.
Next Meeting
• Date: August 28th
• Agenda: To be determined.
Adjournment: Meeting concluded at approximately 8:20 PM