HomeMy WebLinkAboutTB 2026-07-16 attTB 7-16-25
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TOWN OF DRYDEN
TOWN BOARD MEETING
July 16, 2026
Zoom Hybrid
Present: Supv Jason Leifer (arrived late), Cl Daniel Lamb, Cl Leonardo
Vargas-Mendez, Cl Christina Dravis, Cl Spring Buck
Elected Officials: Rick Young, Highway/DPW Superintendent
Dan Wakeman, Tompkins County Legislator for District 10
Other Officials: Loren Sparling, Town Clerk (appointed)
Other Town Staff: Ray Burger, Planning Director
*Cassie Byrnes, Secretary to the Supervisor
*Dave Makar, Dryden Fiber Executive Director
*denotes attendance via Zoom
Cl Lamb opened the meeting at 6:02 p.m. Board members and audience recited the
pledge of allegiance.
TOWN CLERK
RESOLUTION #148 (2026) – APPROVE MINUTES
Cl Lamb offered the following resolution and asked for its adoption:
RESOLVED, that this Town Board hereby approves the meeting minutes of June 11 and
June 18, 2026.
2nd Cl Buck
Roll Call Vote Cl Vargas-Mendez Yes
Cl Buck Yes
Cl Dravis Yes
Cl Lamb Yes
PUBLIC HEARING (CONTINUATION)
SITE PLAN REVIEW AND SPECIAL USE PERMIT APPLICATION
2150 DRYDEN RD
The public hearing was continued at 6:07 p.m. Supv Leifer arrived at 6:07 p.m.
Marty Moseley (Municipal Relations Consulting) and Emil Gevorgyan (owner) provided
an update on a continued application. The business has been reducing the number of vehicles
on site, currently down to 60, with further removals planned. The applicant intends to amend
the application to include use as a salvage yard (technically a “salvage/junk yard”
classification), with the stated intent to reuse vehicle parts rather than operate as a traditional
junkyard (scrap accumulation). However, the owner cannot apply for registration/certification
as a salvage facility and come into compliance with the NYS DEC until the Town approves the
local land use application.
The site operates by appointment only and is currently closed for business, which the
applicant clarified for liability purposes. Restricted access would be a prerequisite for
mitigating liability during the application phase. In lieu of an on-site visit, application materials
are available for public review at Town Hall.
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The applicant will continue to remove vehicles, as well as amend the application and
submit that amended application to the Planning Department. Subsequent meetings will be
held with Department staff. The application will next return to the Planning Board before
coming back to the Town Board. It is uncertain whether the item will require Town Board
attention again in August. The owner’s stated priority is completing dismantler/junkyard
licensing. He hopes to resolve the broader application by October, ahead of winter.
The public hearing was kept open and continued to the August Town Board meeting,
pending the Planning Board’s review of the amended application.
HIGHWAY DEPARTMENT
R Young reported routine summer operations, including several roads off Rte 284 being
paved with the addition of new shoulders; and mowing beginning at the dam as of yesterday.
Good progress is also being made on a water line extension crossing Game Farm Rd. A meeting
was held with Todd Bittner regarding trail alignment near Monkey Run. Two previously ordered
trucks have arrived and will enter service soon.
Separately, Cl Lamb noted that the Highway Department accepted on behalf of the
Town approximately six trees donated by NYSEG through a free-tree program. The trees will be
planted along the Rail Trail. Board members thanked R Young and his staff for their help with
this.
PLANNING DEPARTMENT
The department’s monthly report is available on the town’s website. R Burger noted that
despite two staff vacancies, the department’s workload metrics remained strong, which he
attributed to his staff’s efforts. Interviews are underway for one open position, with a hire
expected within three to four weeks.
ANNOUNCEMENTS
Board members received a resignation letter from Judge Clauson, effective July 30.
Town officials have been in contact with the Board of Elections. The vacancy is expected to
appear on the fall ballot. The Board’s only near-term decision is whether to make an interim
appointment, a question that may be taken up at the August meeting once more information
becomes available.
Cl Lamb requested that a recently drafted resolution celebrating the decision made by
the DEC on the Dryden Lake dam be added to the agenda. Supv Leifer placed this item for
consideration under the Discussion/Action Items heading.
DRYDEN FIBER
D Makar presented the July report, covering activity through the end of June with some
early July updates.
The agreement with Freeville Cottages (12 units in the Village of Freeville) has been
signed and the infrastructure installed. Residents can now request service with next-day
installation. The partnership with owner Bruno Schickel is also viewed as a first step toward
serving Boiceville Cottages in the Town of Caroline, which is part of the MIP project.
The owners of both Fall Creek Park and Pleasant View (Southworth Rd) have approved
construction. Fall Creek Park, already in the green zone, could go live by the end of July,
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serving 38 residents. Pleasant View requires new fiber construction down Southworth Rd and
may not go live until September. Sufficient network capacity exists to serve both without
awaiting a NYS DOT permit.
Two additional buildings (one in Dryden Village and one in Varna) are in final
negotiation and will come before the Town Board once approved.
Of an original 235 identified parcels needing easements in the Dryden and Caroline, 45
have since been determined unnecessary, leaving approximately 190 parcels as a total target.
As of today, 46 easements have been completed (13 signed, 16 filed with the County, 17
verbally accepted), about 25% of the outstanding total. D Makar noted that these early
successes are not simply low-hanging fruit. Response times vary widely and depend on
individual landowner familiarity with easements, with many owners living out of state.
An easement information session held at Town Hall on Tuesday night drew a small but
productive turnout, resulting in at least one signed easement. Additional sessions are being
considered for August, potentially in Caroline as well. Cl Lamb suggested a recurring, low-
pressure format (e.g., a weekly office hour or Zoom drop-in session) to reduce the perception of
a formal inquiry. D Makar noted that finding access to parcel owners is one of the major
hurdles of the easement project. Oftentimes, he only has an owner’s name and mailing
address, not their phone number or email address. In addition, a large number of owners do
not live at the parcel where the Town needs an easement; many times, they live out of state.
D Makar also acknowledged that the Clerk’s office provides notarization services during
business hours (8:00 a.m. – 4:30 p.m.) and so already serves this function informally. Notably,
more than half of landowners who sign easements go on to sign up for service, making the
easement process itself a valuable marketing touchpoint.
Total customer count stood at 567 as of July 1. May saw 12 new sign-ups but only a
net gain of seven after four customers moved away and one changed service tiers. At the Dairy
Day community event in June, roughly 450 postcards were distributed and about 50
conversations were held by Dryden Fiber staff and Broadband Committee members, generating
new sign-ups and at least one completed installation. A lot of questions about the project were
answered, a little about easements, but most about the timeline.
Underground and aerial construction occurred throughout June and into July across
numerous Town roads and neighborhoods (including Schutt Rd, Caswell Rd, Etna Rd, Upper
and Lower Creek Rds, Sheldon Rd, McClintock Rd, Hammond Hill (in Caroline), and Six
Hundred Rd (in Caroline). Next month, work will occur around West Dryden, Freeville (Lower
Creek Rd), the Virgil town line, Ringwood Rd (from Midline to Ellis Hollow), Varna (Freese Rd),
Hanshaw (Barr and Abbott), Rte 13 (Knollwood), Canaan Rd, Ellis Hollow, and Dryden Lake.
Work is concentrated on MIP areas and Town roads not requiring easements while the team
awaits NYS DOT permits and pole make-ready licenses to fill remaining gaps. The team has
also begun a pre-installation approach – building service lines to homes before activating fiber
– to take advantage of warm weather working conditions ahead of winter.
Other priorities include outreach to 15 named mobile home parks in Dryden and two in
Caroline, each requiring a distinct engagement strategy given varied, sometime out-of-state,
ownership; coordination with a new housing development across from Town Hall to ensure
fiber infrastructure is in place before homes are occupied; and continued make-ready
coordination on utility poles and responses to public inquiries about pole replacement.
The service area map was updated on July 9 to shift estimated launch dates for the
yellow, orange, and blue zones to Q4 (October 1), reflecting delays from NYS DOT permitting,
electronics availability, easements, and pole make-ready work.
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On July 7, the project faced a tight timeline; fewer than six months (175 days) remained
to build 130 miles of remaining fiber. Two days later, New York State’s ConnectAll office
granted a six-month construction extension, moving the state-funded project deadline to June
30, 2027. The extension was granted to all 17 funded projects in this MIP round. For Dryden
Fiber, this extension provides critical breathing room to navigate seasonal construction hurdles
– specifically the difficulty of subsurface work during winter months – without jeopardizing
State reimbursements. Despite the extension, the team stated it remains focused on the
original December 31 target to maximize construction progress before winter weather arrives,
given continued public demand after several years of waiting. Cl Lamb commended D Makar’s
team for assembling the extension request on short notice at the end of May.
Resolution – Dryden Fiber Greater Dryden Construction Change Order Authorization
D Makar requested an increase of $80,475 to Syracuse Utilities for temporary anchors
and continued fiber construction up to State highways or unreplaced telephone poles.
Resolution #149 (2026) – Dryden Fiber Greater Dryden Construction Change Order
Authorization
Supv Leifer offered the following resolution and asked for its adoption:
Whereas, the Town of Dryden awarded the contract to Syracuse Utilities for Dryden Fiber
construction for the Greater Dryden on January 15, 2026 Resolution #47,
Whereas, due to the construction schedule, there are temporary anchors that have to be
attached to hold fiber in place until there can be a continuation of the fiber construction. It is
unknown how much of this change order will be eligible for MIP reimbursement,
Therefore, be it resolved that the Town Board authorizes the Dryden Fiber Executive Director,
David Makar, to sign Change Order #1 for the Greater Dryden Construction with Syracuse
Utilities with an overall increase of $80,475.
2nd Cl Lamb
Roll Call Vote Cl Vargas-Mendez Yes
Cl Buck Yes
Cl Dravis Yes
Cl Lamb Yes
Supv Leifer Yes
Resolution – Dryden Fiber Freeville Construction Change Order Authorization
D Makar explained that this resolution covers work not included in the original bid. A
discrepancy between the figure in the resolution (approximately $20,000) and the figure in the
supporting documentation ($78,500) was identified, and the resolution amended on the floor to
a not-to-exceed figure of $78,500.
Resolution #150 (2026) – Dryden Fiber Freeville Construction Change Order
Authorization
Supv Leifer offered the following resolution and asked for its adoption:
Whereas, the Town of Dryden awarded the contract to Syracuse Utilities for Dryden Fiber
construction for the Freeville Expansion on September 18, 2025, Resolution #159
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Whereas, due to the construction schedule, there are temporary anchors that have to be
attached to hold fiber in place until there can be a continuation of the fiber construction. It is
unknown how much of this change order will be eligible for MIP reimbursement,
Therefore, be it resolved that the Town Board authorizes the Dryden Fiber Executive Director,
David Makar, to sign Change Order #3 for the Freeville Expansion with Syracuse Utilities with
an overall increase of $78,500.
2nd Cl Lamb
Roll Call Vote Cl Vargas-Mendez Yes
Cl Buck Yes
Cl Dravis Yes
Cl Lamb Yes
Supv Leifer Yes
Resolution – Authorize Dryden Fiber Executive Director to Sign an Agreement with
LaBella for Surveys of Cornell Properties
D Makar explained that this resolution is an authorization to sign a not-to-exceed
$5,000 agreement, subject to Town Attorney approval, for survey work on eight Cornell-owned
parcels in the Mount Pleasant and Stevenson Rd areas. Cornell is the only property owner in
the easement project requiring a survey of the parcels as a condition of granting the easements.
LaBella had been the most recent surveyor of these parcels, and D Makar has inquired with
LaBella for a quote for these new surveys. The formal proposal from LaBella is still pending,
however. Due to the short timeline on this request and the need for easements, D Makar is
asking for authorization to sign an agreement with LaBella to survey the eight Cornell
properties in the next 30-45 days for an amount not to exceed $5,000.
Resolution #151 (2026) – Authorize the Dryden Fiber Executive Director to Sign an
agreement with LaBella for Surveys of Cornell Properties
Cl Lamb offered the following resolution and asked for its adoption:
WHEREAS, Dryden Fiber is constructing a broadband network across the town of
Dryden, and
WHEREAS, on select parcels on highway-by-use roads Dryden Fiber needs parcel
owners to sign easements, and
WHEREAS, Cornell University owns parcels in the towns of Dryden and Caroline and
requires stamped surveys within easements, and
WHEREAS, Dryden Fiber has requested LaBella to provide surveying work on behalf of
Dryden Fiber for Cornell University properties that LaBella previously surveyed with their
Tompkins County based team,
THEREFORE, be it resolved that the Town Board authorizes the Dryden Fiber Executive
Director to sign an agreement with LaBella for the purpose of surveying Cornell properties
needed for construction of Dryden Fiber’s network, not to exceed $5,000, and after approval of
the agreement by the Dryden Town Attorney.
2nd Cl Vargas-Mendez
Roll Call Vote Cl Vargas-Mendez Yes
Cl Buck Yes
Cl Dravis Yes
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Cl Lamb Yes
Supv Leifer Yes
D Makar closed by noting the program has approximately 1,800 parcels in its green
zone (currently serviceable), of which about 570 have signed up, and that installations in the
green zone typically take two to three days once a customer signs up.
DISCUSSION/ACTION ITEMS
Resolution – Recognizing First Responders and Victims of the July 3 Fatal Fire
Cl Dravis explained that this resolution recognizes the firefighters who responded to
what is now the third fatal fire in the Town since April 1 and pays tribute to the two victims of
this most recent fire, Kayla Wood and Dennis Davis.
Resolution #152 (2026) – Recognizing First Responders and Victims of the July 3, 2026
Fatal Fire
Cl Dravis offered the following resolution and asked for its adoption:
Whereas, on July 3, 2026, the Dryden Fire Department, Freeville Fire Department, Varna Fire
Department and their mutual aid partners responded to a residential fire at 319 Lake Road,
displaying unwavering bravery and professionalism; and
Whereas, the Town Board and Town of Dryden offer condolences to the family and friends of
Kayla Wood and Dennis Davis, the victims of the fatal fire; and
Whereas, our first responder volunteers face life threatening danger to serve our community
every time they respond to fires and other emergencies; and
Whereas, our first responders come to aid those in need at all hours without hesitation; and
now therefore be it
Resolved, that the Town Board and the Town of Dryden offer sincere thanks to all members
that responded to this call for their heroism, professionalism, and dedication to their
community, and continue to pledge support for their efforts.
2nd Cl Vargas-Mendez
Roll Call Vote Cl Vargas-Mendez Yes
Cl Buck Yes
Cl Dravis Yes
Cl Lamb Yes
Supv Leifer Yes
Resolution - Commending the NYS DEC’s Decision to Replace the Dryden Lake Dam
On July 13, the New York State Department of Environmental Conservation (NYS DEC)
announced its commitment to move forward with a $3 million replacement of the Dryden Lake
Dam. Cl Lamb recounted the dam’s history (originally built in the early 1800s to power a
sawmill and later supporting the ice-harvesting industry), the 1997 agreement with the DEC
establishing Dryden Lake Park, and the fact that the DEC owns and manages the dam itself,
while the Town manages the recreational areas around it.
Cl Lamb credited engaged residents, sustained local media (Cortland Standard)
coverage, and the direct advocacy of State Senator Lea Webb (whom Cl Lamb briefed in
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January and again after the story broke, and who subsequently engaged the DEC) with helping
move the decision forward. He then read the resolution.
Resolution #153 (2026) – Commending the New York State Department of Environmental
Conservation’s Decision to Replace the Dryden Lake Dam
Cl Lamb offered the following resolution and asked for its adoption:
Whereas for over 200 years, residents and visitors have enjoyed the recreation, boating,
fishing, hunting, and natural beauty that Dryden Lake offers; and
Whereas wildlife flock to the lake and surrounding wetlands, making it a critical habitat
for white-tailed deer, small animals, waterfowl, and songbirds; and
Whereas the Tompkins County Environmental Management Council designated Dryden
Lake a Unique Natural Area due to its extraordinary features; and
Whereas Dryden Lake was created in the 1800s when the original dam was installed to
power a sawmill, making the area a hub for lumbering while creating a 100-acre lake that
fostered ice-making businesses; and
Whereas in 1997, the town worked with New York State, which owns the lake, to
establish the popular Dryden Lake Park. The park features pavilions, a fishing pier, picnic
tables, BBQ grills, restrooms, a playground, and trail access; and
Whereas the New York State Department of Environmental Conservation (DEC)
manages the rest of the Dryden Lake Multiple Use Area, including the Dryden Lake Dam; and
Whereas an engaged public and local advocates helped raise awareness about the need
to replace the dam and save the lake; and
Whereas effective local media coverage brought further awareness to this issue; and
Whereas the New York State Department of Environmental Conservation (DEC)
manages the rest of the Dryden Lake Multiple Use Area, including the Dryden Lake Dam; and
Whereas on July 13, 2026, the New York State Department of Environmental
Conservation announced that it would move forward with plans to replace the Dryden Lake
Dam;
Therefore, be it resolved that the Town Board and the Town of Dryden celebrate the
decision by the New York State Department of Environmental Conservation to replace the aging
dam at Dryden Lake and thank the agency for this decision; and
Be it further resolved that the Town Board and the Town of Dryden express gratitude
to our representative in the New York State Senate, Lea Webb, for advocating for the
replacement of the dam to the DEC and her strong commitment to improving the quality of life
in Dryden and surrounding communities.
2nd Cl Vargas-Mendez
Roll Call Vote Cl Vargas-Mendez Yes
Cl Buck Yes
Cl Dravis Yes
Cl Lamb Yes
Supv Leifer Yes
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Supv Leifer informed the Board that he emailed Scott Prindle (NYS DEC) after last
month’s Board meeting, and he sent people on Monday to conduct water measurements.
COUNTY BRIEFING
D Wakeman reported that no legislature session has taken place since his last update
but summarized several items: continuation of virtual meeting authorization (a biennial State
requirement); renewal of the building lease for the Department of Motor Vehicles; pursuit of
several grants, including one for the airport; a road maintenance reciprocity agreement with
Schuyler County; and routine administrative policy reviews.
Supv Leifer added that the Freese Rd bridge project (roughly five years in planning) is
expected to advance once cost estimates return from the bidding process. The County has
negotiated to cover the local match. Further detail is expected from the County Highway
Department once NYS DOT authorizes bidding.
Supv Leifer also raised a concern that Tompkins County lacks adequate temporary
juvenile detention space, describing conditions at the current facility (old Customs Building) as
inadequate (e.g., an air mattress on the floor). He noted that neighboring Tioga and Schuyler
Counties have secured dedicated facilities. The County Administrator was cited as responsible
for not having contracted appropriate space. County judges are reported to be unhappy with
the situation. D Wakeman commented that the County Sheriff’s Office is aware of this but does
not have a good solution as yet. He committed to relaying the concern to County officials.
Cl Lamb asked that the rapid medical response (light rescue) budget line be protected in
the FY27 budget and flagged a possible contingency set-aside (approximately $350,000,
unconfirmed) tied to additional EMS/light rescue funding. D Wakeman acknowledged that
budget season is approaching and hard decisions will need to be made because of budget levy
concerns, but the maintenance of rural service levels is critical. Cl Lamb conveyed that a Public
Safety subcommittee (with legislator Rachel Ostlund among its membership) has circulated
EMS reform scenarios for review and hopes that D Wakeman looks at it.
DISCUSSION/ACTION ITEMS (continued)
Introduction to Proposed Local Law Repealing and Replacing Article IX of the Town Code
Regarding Conservation Subdivisions and Addressing Related Matters – Set Public
Hearing for August 20, 2026
A proposed local law (see attached local law) was introduced to repeal and replace
Article IX of the Town Code governing conservation subdivisions, setting a public hearing for
August 20, 2026 at 6:00 p.m. Supporting materials, including a redline comparison to the
current law and an environmental assessment, have been posted on the Town’s website. Cl
Lamb credited the Zoning Advisory Group (ZAG) and consultant Nan Stolzenburg with
extensive work on the revision. This is a carefully articulated set of changes, about which there
will be a more robust discussion next month.
RESOLUTION #154 (2026) – INTRODUCING A PROPOSED LOCAL LAW, SCHEDULING A
PUBLIC HEARING, AND DECLARING INTENT TO BE LEAD AGENCY
Supv Leifer offered the following resolution and asked for its adoption:
WHEREAS, a local law entitled “A LOCAL LAW REPEALING AND REPLACING ARTICLE IX OF
CHAPTER 240 OF THE TOWN CODE REGARDING CONSERVATION SUBDIVISIONS AND
ADDRESSING RELATED MATTERS” was presented to the Town Board at this meeting; and
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WHEREAS, the Town Board desires to hold a public hearing regarding the adoption of said local
law; and
WHEREAS, a Full Environmental Assessment Form (“FEAF”) has been prepared by the Town
Planner for review of this action, and the Town Board desires to address preliminary matters
concerning review of this action’s environmental significance;
NOW, THEREFORE, BE IT RESOLVED that the Town Board accepts the local law for introduction
as presently drafted; and be it further
RESOLVED, that a public hearing shall be held on August 20, 2026 at 6:00 p.m. or as soon
thereafter as may be heard by the Town Board regarding the local law’s adoption; and it is further
RESOLVED, that the Town Clerk is hereby authorized and directed to cause public notice of said
hearing to be given as provided by law; and be it further
RESOLVED, that (1) the action’s preliminary classification is “Type I”; (2) the Town Board intends
to serve as lead agency with respect to environmental review and, in that capacity, will determine
if the proposed action will have a significant adverse impact on the environment; (3) a copy of
this resolution and the FEAF will be sent to involved and interested agencies as identified in the
FEAF; and (4) involved agencies shall be given an opportunity to challenge the Town Board’s lead
agency designation and to provide written comments on the FEAF; and be it further
RESOLVED, that this resolution shall take effect immediately.
2nd Cl Lamb
Roll Call Vote Cl Vargas-Mendez Yes
Cl Buck Yes
Cl Dravis Yes
Cl Lamb Yes
Supv Leifer Yes
Discussion – Out of Sewer District User – Hanshaw Village Mobile Home Community
R Burger prefaced the discussion by stating that, in March, TG Miller (Town Engineer)
generated a memo for what the Town proposed to charge Cook Properties, owner of the
Hanshaw Village Mobile Home Community, for connection to a future force main to be built
along Hanshaw Rd using CDBG grant funding. On June 18, Cook Properties responded with a
counterproposal. This resolution would approve TG Miller’s response memorandum to the
counterproposal.
Cook Properties requested a discount on the connection fee in recognition of a claimed
public benefit. TG Miller’s latest memo concluded this was not a legitimate basis for a fee
reduction, since the CDBG grant was secured specifically because of the Town’s municipal
status. This project is made possible because the Town is facilitating easier procurement along
Hanshaw Rd. In addition, by transferring infrastructure to the Town, the owner reduces their
own maintenance and liability obligations.
TG Miller agreed with the owner’s proposed revised equivalent dwelling unit (EDU)
count, which reduced the one-time connection charge from an original $147,000 to $61,000.
All other terms of the out-of-district user agreement remain unchanged.
Cl Buck informed Board members that the owner raised concern about being required
by the Town to install a larger pipe (increased from 4-inch to 6-inch) than originally planned, at
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an estimated cost delta of roughly $200,000. R Burger’s view was that this cost is far offset by
the overall value the Town is contributing to the project.
This resolution would approve the Town Engineer’s response memorandum and
directed staff to forward it to Cook Properties.
RESOLUTION #155 (2026) – APPROVE ENGINEER RESPONSE REGARDING
CONSOLIDATED SEWER DISTRICT – OUT OF DISTRICT USER (HANSHAW MOBILE HOME
PARK)
Supv Leifer offered the following resolution and asked for its adoption:
RESOLVED, that this Town Board hereby approves the memorandum prepared by T.G.
Miller, P.C., dated July 15, 2026, regarding the Consolidated Sewer District – Out of District
User Hanshaw Mobile Home Park (HMHP) Response, and
BE IT FURTHER RESOLVED that T.G. Miller, P.C., forward this memorandum response
to Cook Properties.
2nd Cl Lamb
Roll Call Vote Cl Vargas-Mendez Yes
Cl Buck Yes
Cl Dravis Yes
Cl Lamb Yes
Supv Leifer Yes
Discussion – Town Wide Community Risk Reduction Program
In response to three fatal fires in the Town since April, Cl Dravis proposed adopting a
Town-wide Community Risk Reduction program (similar to one at the State level and programs
she previously worked with in California). The program would provide free smoke alarms,
voluntary in-home safety visits (using checklists), and standardized safety messaging across
the Town’s fire departments. She has met with State fire officials and emailed the Town’s three
fire chiefs to gauge interest. Responses are pending.
Discussion clarified the program would be non-punitive (distinct from code enforcement
penalties), available at the request of either residents or landlords, and would rely on volunteer
personnel from each fire department coordinated by a lead volunteer, with smoke detectors
sourced through the Red Cross or retail partners. Supv Leifer noted that the recent fatal fires
occurred in single- or two-family rental properties, which fall outside standard multi-family fire
inspection requirements, making this outreach-based approach a useful complement to
existing code enforcement. Cl Dravis explained that no formal enrollment process is required
for the Town to participate. It is a matter of coordinating participating departments.
Cl Dravis will report back to the Board once responses are received from the three fire
department chiefs regarding program participation. Cl Lamb thought this to be a good action to
take right now, especially given the acute awareness. Supv Leifer added that the only other way
to address this would be to engage fire inspectors, as they do in Ithaca.
ADVISORY BOARD UPDATES
Affordable and Workforce Housing Committee
Cl Vargas-Mendez reported that the Board, at last week’s meeting, approved the
creation of a Sewer and Water Task Force of seven voting members, appointed by the Board.
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Four people are ready to sign on as initial members of this group: David West (Tompkins
County); Martha Robertson (AWHC); Scott Hopkins (community resident); and Jordan Betts
(Town DPW). The two Village nominations remain pending, and a Cornell representative is still
being identified after the originally proposed nominee suggested a colleague as a better fit. The
Task Force is expected to deliver a comprehensive infrastructure report in January to guide
future expansion.
RESOLUTION #156 (2026) – TASK FORCE MEMBERSHIP
Cl Vargas-Mendez offered the following resolution and asked for its adoption:
RESOLVED, that this Town Board hereby appoints the following individuals to the
Sewer and Water Task Force: David West (Tompkins County); Jordan Betts (Town DPW);
Martha Robertson (Affordable and Workforce Housing Committee member); Scott Hopkins
(community resident).
2nd Cl Lamb
Roll Call Vote Cl Vargas-Mendez Yes
Cl Buck Yes
Cl Dravis Yes
Cl Lamb Yes
Supv Leifer Yes
Conservation Board
Cl Buck reported that the most recent Conservation Board meeting was a working
session on reviewing the draft language of the conservation subdivision law to suggest updates
and identify questions ahead of the Board’s action.
Climate Action Committee
Cl Dravis reported that a Repair Café is scheduled for Saturday, July 25, from 9:00 a.m.
to noon at the Dryden Center for Community.
Veterans Committee
Cl Dravis reported that this newly formed committee has narrowed its initial focus to
three priorities: (1) expanding the Operation Greenlight program in November that promotes
green porch/business lights for veterans, including additional pickup locations for free bulbs;
(2) partnering with businesses on the County’s veteran discount program (FAVOR); and (3)
exploring a Hometown Heroes banner program.
Cl Buck raised concern about family members of currently deployed or reserve service
members. In response, Cl Dravis noted existing resources through the County Veterans Service
Office and a Cornell veterans’ program and volunteered to help connect residents with support
if the Town becomes aware of specific needs.
Planning Board
Cl Lamb reported that the Planning Board’s June meeting was canceled.
Cl Buck reported that the ZAG’s July meeting focused on detailed definitional work,
including discussion of multi-family housing definitions, as part of the ongoing zoning update
process.
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Rail Trail Task Force
Cl Lamb reported that the pedestrian bridge crossing Rte 13 remains on track for an
October opening. The Task Force approved a minor change order for more decorative wing-wall
caps. A soft opening press conference is planned for October, with US Senators and other
supporters as invited guests. A larger public grand opening event is planned for the following
May.
A second, smaller bridge has been installed over the NYSEG washout area with
assistance from Cornell Engineering Professor Emeritus Charlie Trautmann. The Rail Trail
Task Force will select a name for this bridge at its upcoming Monday meeting. Committee
members continue outreach to secure the last few needed easements, and applications are
being reviewed to fill committee vacancies.
Agriculture Advisory Committee
Supv Leifer reported that the Agriculture Advisory Committee did not meet this month.
Instead, they participated in a joint session with the Conservation Board reviewing zoning
update documents.
DRYC (Dryden Recreation and Youth Commission)
Supv Leifer reported that the DRYC intends to apply for the NY PLAYS grant (up to
$100,000, requiring a 20% local match) to address playground needs. He suggested that the
Board pass a resolution committing to the local match in the event the grant is awarded. The
timeline for this will be finalized at the DRYC’s next meeting. The DRYC also raised interest in
engaging a grant writer, previously budgeted but not yet engaged, to support this and other
upcoming grant opportunities.
A modest increase in County Youth Services and Recreation Partnership funding
(roughly 2% baseline, per existing agreements) is anticipated for the upcoming Town budget
cycle. The Recreation Director will include this funding increase in the FY27 departmental
budget. These services are important; for those children who need them, they really help in a
myriad of positive ways.
CITIZENS PRIVILEGE
Chuck Geisler, a member of the Affordable and Workforce Housing Committee and a
non-voting ZAG member, urged the Board to hold one or more public education sessions before
the August 20th public hearing on repealing and replacing Article IX of the Town Code
regarding conservation subdivisions, citing the precedent of stakeholder meetings held during
the Dryden2045 comprehensive plan update process. He recommended a presentation
explaining: (1) how conservation subdivisions fit within the Town’s two-tier major/minor
subdivision framework; (2) a comparison of outcomes under the current law versus the
proposed law; and (3) likely effects on housing (including affordable housing) using example
parcels of varying size (e.g., 20, 50, and 100 acres).
He emphasized that conservation subdivisions will affect more than half of the Town’s
land area (a figure that was originally closer to 90% earlier in the process before being scaled
back to a more discretionary standard for Rural Residential parcels) yet felt that the public has
not caught up with all the thinking that the ZAG has put into the draft law. There is a need for
clarification and there are qualified people who can do it. Public education would truly go a
long way here for the public hearing to bear fruit.
TB 7-16-25
Page 13 of 13
Cl Lamb expressed support for the goal of public understanding but differed on format.
Concerns raised included the risk of low attendance at a standalone session and the volume of
technical details involved (concerning which the public will not have a complete
understanding). Cl Buck provided reassurance that a public hearing is not a final vote; rather,
it is explicitly an opportunity to gather feedback before any changes are adopted. Supv Leifer
cited a prior six-month public hearing process on solar law as precedent for iterative hearings.
The consensus reached was to invite Nan Stolzenburg and Tony Salerno (Planning
Board chair) to present example parcel comparisons at the Board’s August 13th meeting, ahead
of the August 20th public hearing, rather than scheduling a separate session.
Michael Lane commended the Board for years of persistence on the dam issue and
thanked local media – specifically citing coverage that helped elevate the issue to the State
Senator’s attention – while encouraging residents to financially support local newspapers. He
recommended the dam resolution also acknowledge the lake’s role in flood control, referencing
1980s-1990s studies conducted when a flood control dam was considered there. He noted that,
absent the dam, historic flash floods (as had occurred in 1935 and 1981) could inundate
Dryden Village. He also voiced support for the proposed Community Risk Reduction fire safety
program.
Rohn Brown (Lake Rd) thanked the Board and specifically credited Cl Lamb, Supv
Leifer, D Wakeman, State representatives, and the Cortland Standard’s Dan Considine for
sustained advocacy over more than 15 years. He reported that the DEC expects to select a
contractor by the end of the year to replace the dam but cautioned that construction has not
yet begun and the lake’s ecosystem cannot wait on the DEC’s own review timeline. Although
the DEC has said it will make a determination within the next month on the feasibility of a
temporary interim fix, he reported measuring the lake that afternoon at 23.65 inches below
crest.
Scott Hopkins noted that his property deed, dating back roughly 30 years, defines the
property boundary as if the lake were one foot higher than its current operating level –
reflecting a past, unrealized plan to raise the lake level – and asked that this be reconsidered
when the new dam is built to help control invasive milfoil and cattail growth.
Using photographs taken during the week, he described substantial, visible leaks and
major seepage beneath and around the structure. On the dam itself, there are roughly 2-inch-
wide gaps between boards. In the vertical sidewalls that abut each end of the dam, water is
audibly cascading, sounding like waterfalls. He proposed a low cost interim fix – raking back
rock fill and installing plastic film or rubber membrane over the leaking sections, referencing a
similar fabric treatment used on the structure roughly a decade or more ago – to reduce water
loss for the remainder of the year while the permanent replacement moves through the DEC’s
process. He urged the Board to raise this option directly with the DEC as a practical bridge
measure.
Supv Leifer confirmed that the Town has been in contact with the DEC’s local
coordinator, Scott Prindle, and Board members will raise the interim fix idea when timeline
discussions continue. S Hopkins referenced a USGS soundings report from 2002 as available
background documentation.
There being no further business, the meeting was adjourned at 8:06 p.m.
Respectfully submitted,
Loren Sparling
Town Clerk
DRYDEN FIBER
MONTHLY REPORT
for June 2026
TOWN OF DRYDEN BROADBAND COMMITTEE MEETING on July 10, 2026
And
DRYDEN TOWN BOARD on July 16, 2026
Our Mission is to provide
reliable, affordable, high -
speed, fiber -based internet
access. We offer state-of-
the-art technology and
unmatched customer
service.
EXECUTIVE SUMMARY – 7/10/2026
▪The Good News:
Multiple Dwelling Units and Purple Zone Projects
▪Done: Freeville Cottages (12 units)
▪Construction: Fall Creek Park (work in July, 38 units);Pleasant View (Southworth Road, 49 units)
▪Negotiations: Two other apartment buildings in Dryden Village and in Varna
Easements: The first 19 are completed (signed and filed);Outreach is well underway by
priority (139): Update: 46 are completed (signed (13), filed (16), or accepted (17))
o 567 customers are active as of July 1, 2026 (Net of 7; +12 in May; -4 in May)
o Dairy Day Participation: Gave out 450+ postcards; met with 50+ guests at the booth; lots of
interest outside of the green zone
o Construction is on-going all over town
o Pre-Installation Planning is On-going, aiming to start later this month
EXECUTIVE SUMMARY – June and July
▪June Construction: In all this totals approximately 13 miles that can be built. Please keep in mind that as more
make ready is completed, and more areas open up, this will change these figures. Make Ready management by
Vantage for H.R.S. (Frontier, Charter) and SU (Frontier)
▪Schutt Rd, to Harford Slaterville Rd, including the section in the farmer's field out of
the state Hwy easement, in Dryden, Roughly 2.5 miles of strand.
▪Caswell Rd, south portion off West Dryden road, in Freeville. Roughly 1600' of strand and fiber.
▪Etna Rd,start on Upper Creek Rd head west to Etna, will have to build this in 2 sections
because of a bore and transmission line pole (roughly 2 miles of strand).
▪Sheldon Rd going north from Bone Plain Rd, in Pinckney. Roughly 1500' of strand.
▪Lower Creek Rd going west from Wood Rd, in Pinckney. Roughly 3800' of strand.
▪McClintock Rd going east from Livermore Rd, in Dryden. Roughly 3600' of strand. There is also
a 460' bore needed.
▪Hammond Hill going south onto Flat Iron Rd, In Caroline. Roughly 3000' of strand and fiber.
▪Six Hundred Rd, in Caroline. Roughly 2000' of strand and fiber.
EXECUTIVE SUMMARY – June and July
▪July and August Construction:We are working where we have access to poles androads. The next wave of
neighborhoods and roads will fill in the spots between andconnect these roads and homes to our network.This
month and this summer, you will see work on the following roads (all over Dryden):
▪West Dryden / Etna: Sheldon, Hanshaw, Etna Road
▪Freeville:Lower Creek
▪Virgil Town Line: McClintock, Far View, Orion
▪Route 79/Snyder Hill: Besemer Hill, Landon,
▪Ringwood,
▪Varna: Freese
▪Hanshaw: Barr, Abbott,Cardinal
▪Rt. 13: Knollwood
▪Near Caroline: Canaan
▪Ellis Hollow: Peaceful Drive
▪Dryden Lake: Chaffee, Lake, and West Lake.
EXECUTIVE SUMMARY – 7/10/2026
▪Executive Director Things
▪Tracking down and outreach to mobile home parks
▪Some live and operate here, Some are owned by companies outside of Tompkins
▪Easement negotiation and resear ch (195+ easements required for 2026 construction)
▪Make Ready (pole replacements, forestry services) concerns
▪New housing developments: methodology for expanding for new construction
▪Town roads, county roads – navigating access and approvals
▪Where can we dig, what permissions
▪Continual acquisition of materials, signatures, and approvals
▪On-Going Construction Blocker support and communications
▪NY DOT Permits; Calix Upgrade; Easements
Map Legend Update
MIP Scoreboard – July 2026
As of July 7, 2026
(<7 months)
131.6 miles to build
Municipal Infrastructure Program Grant must be completed by 12/31/26
MIP Scoreboard – July 2026
As of July 9, 2026
(<7 months)
131.6 miles to build
Municipal Infrastructure Program Grant must be completed by 6/30/27
MIP Scoreboard – July 2026
As of July 16, 2026
349
DAYS TO GO
(<12 months)
131.6 miles to build
Municipal Infrastructure Program Grant must be completed by 6/30/27
MIP Scoreboard – June 2026
As of July 1, 2026
Months to go:
5.1
----------
147
(3.4%)
MIP Miles Completed*
202
----------
2,711
(7.5%)
# of Parcels Reached**
4
----------
470
(0.9%)
# of Unserved Reached
1
----------
74
(1.4%)
# of Underserved Reached
54
----------
400
(13.5%)
# of MIP Installs
12
--------
36
(33.3%)
Project Highlights
Project Name:Dryden Fiber Expansion
for Towns of Dryden and Caroline
Applicant and Partner(s):Town of
Dryden dba, Dryden Fiber and Town of
Caroline
Construction Miles (Fiber): 147
Total Locations Served:2,711
ConnectALL Grant Amount: $ 11,641,537.00
Local Contribution: $ 906,321.00
Total Project Investment: $ 12,547,858.00
2026 Construction Plan (Gantt Chart) - As of July 10, 2026
Jul.Aug.Sep.Oct.Nov.Dec.Jan.Feb.Mar.Apr.May June
Freeville Expansion PARTIAL
HOLD
PARTIAL
HOLD
PARTIAL
HOLD
PARTIAL
HOLD BUILD BUILD LIVE LIVE LIVE LIVE LIVE LIVE
Greater Dryden PARTIAL
HOLD
PARTIAL
HOLD
PARTIAL
HOLD
PARTIAL
HOLD BUILD BUILD BUILD BUILD BUILD BUILD BUILD LIVE
Caroline MIP (5)PARTIAL
HOLD
PARTIAL
HOLD
PARTIAL
HOLD
PARTIA
L HOLD BUILD BUILD BUILD BUILD BUILD BUILD LIVE LIVE
Status Definitions
BID – Project out to bid, awarded, contract negotiation, paperwork, bond, signatures,design book
presentation and review.
PARTIAL HOLD – Due to gaps in Pole licensing (EMR, Telco Moves), NY State Highway Permits, POP
Server Upgrades, Easements, network design/redesign:Vantage is directing construction (aerial,
underground) to limited parts of the map where we have permits,licenses, and easements. Splicing can
be carried out under specific direction.Some installs can happen.
BUILD - "Let it rip" - Construction partner has full access to licenses, permits, weather, inventory,
materials, and POPs are ready for activating parcels in small bunches. Installations continue.
LIVE – Residents in the zone can schedule and can have service installed.
▪Customer Base – Matthew Kinast – Dryden Fiber Accounting
▪Finance – Amanda Anderson – Dryden Fiber Accounting
▪Customer Service - Netegrity
▪Sales Operations/MDUs - Conor Hans, Account Manager
▪Installations – Clarity Connect, Netegrity, Conor Hans, Account Manager
▪Inventory Management – Matt Kinast
▪Easements – Exec. Dir. Dave Makar; Cynthia Brock
▪Marketing – Exec. Dir. Dave Makar
▪Construction Permitting Updates – Vantage
▪Construction Implementation Updates – Vantage
▪Facilities and Grounds - Department of Public Works
▪Network Operations - Netegrity
▪Legal and Policy – Dave Makar
Team Reports
Customer Base
As of July 1st, 2026 (billing date is 1st of month)
Speed
Number of
Subscriptions
Billed Monthly
Revenue
Net Change
from Prior
month
Average Monthly
Revenue
Residential
Silver ($45)400 Mbps 420 18,900 +8 / -4
Gold ($75)700 Mbps 73 5,475 1
Platinum ($90)1 Gbps 44 3,960 -1
Total Residential Customers 537 28,335 4 52.77
Commercial
Standard ($75)500 Mbps 24 1,800 2
Preferred ($150)1 Gbps 5 750 1
Enhanced ($250)2 Gbps 1 250
Total Commercial Customers 30 2,800 93.33
Total of ALL Customers 567 31,135 54.91
0
200
400
600
800
1000
1200
1400
Jan Feb Mar Apr May June July Aug Sept Oct Nov Dec
2026 Dryden Fiber - Customer Count
Projected Customer Count Actual Customer Count
Financial Reporting
as of June 30, 2026
Revenue and Expenses
2026 Budget and Actual
1-1 to 6-2026 2026 Budget Remainder
Revenue
Customer Subscriptions 175,020.00 461,950.00 286,930.00
MIP Grant Revenue 1,191,525.96 2,793,968.88 1,602,442.92
Other Revenue Sources 5,126.40 69,200.00 64,073.60
Total 1,371,672.36 3,325,118.88 1,953,446.52
Expenses
Construction 4,323,695.23 11,537,893.41 7,214,198.18
Installation 123,860.54 710,000.00 586,139.46
Operations 195,428.04 505,123.01 309,694.97
Total 4,642,983.81 12,753,016.42 8,110,032.61
-
10,000
20,000
30,000
40,000
50,000
60,000
70,000
Jan Feb Mar Apr May June July Aug Sept Oct Nov Dec
2026 Budgeted and Actual Operating
Budgeted Expenses Actual Operating Exp Budgeted Revenue Actual Revenue
-
2,000.00
4,000.00
6,000.00
8,000.00
10,000.00
12,000.00
14,000.00
16,000.00
18,000.00
20,000.00
22,000.00
24,000.00
26,000.00
28,000.00
30,000.00
32,000.00
34,000.00
36,000.00
38,000.00
40,000.00
42,000.00
44,000.00
46,000.00
48,000.00
50,000.00
52,000.00
July 2025 Aug 2025 Sept 2025 Oct 2025 Nov 2025 Dec 2025 Jan 2026 Feb 2026 Mar 2026 April 2026 May 2026 June 2026
Dryden Fiber Revenue and Operating Exp. - 12 months
Series3 Series1 Series2 Trend Operational Expenses
Customer Service
As of July 1st, 2026 (billing date is 1st of month)
Helpdesk Call Report June 2026
•Bandwidth Complaint (Speed Concerns)
•2
•Billing Related Call
•4
•Downed Drop (Damaged Service Line)
•0
•Email (Calls related to email difficulties)
•0
•No Connectivity
•2
•ONT / Power Cycle (Calls related to the
ONT where unplugging or rebooting
equipment was necessary)
•3
•Other / Unrelated (Calls looking for
unrelated departments or information)
•25
•Outage
•0
•Install Orders / Create Service
•19
•Router Issue
•2
•PC / Laptop Issue
•0
•Sporadic Connection
•0
•Streaming Related Issue
•0
•User Error / Education
•12
•Wireless
•0
Total Service Call Dispatches: 5
Tickets: 69 Customers: 567 June: 68/554
Ticket / Customer Ratio: 12%June: 12%
Note:
Install Orders denote an
incoming install scheduling
request – not a completed install
One caller can generate
numerous tickets for a single
issue (i.e. calls in 5x for same
problem)
Support@drydenfiber.com
607-391-3500 (direct support
number)
User Error / Education:
User Error / Education:
Service inquiry (non-green)
Hardware Q's
Range Extenders
Account Management – MDUs – Mobile Home Parks -As of: July 1, 2026
Current
Task
Owner
MDU Name
And Zone (Green,
Yellow, Orange:
Could be)
Initial
Property
Owner
Outreach
Property
Owner
Paperwork
signed
Engineering
Design
Complete
Eng. Plan
approved by
property
owner
Construction
Scheduled
Construction
Completed
Residents
Notified
Unit
Count
NEXT STEPS
Acct.
Mgr
Ithaca Estates Yes Yes Yes Yes Yes Yes Yes 9 / 74 None at this time
Acct.
Mgr
Shady Grove
MHP
(Pinckney)
Yes No Yes Yes Yes Yes Yes 0 / 17 Conor: Acquire
access agreement.
Emailed property
owner to set up a
meeting(7/9/26)
Dave /
Acct.
Mgr
Mott Road
Mobile Home
Park
Yes Yes Yes No No No No 24 Dave: Call Reggie
Dave /
Acct.
Mgr
Fall Creek
Parke (Etna)
Yes Yes Yes Yes No No No 38 Clarity Connect
Construction,
started 7/9/26
VPS –
plan
needed
Little Creek
MHP (North
Road)
Yes Yes;
however
new
signature
needed
No No No No No 100 Conor: Setup
meeting with park
owners after Fall
Creek Parke
Acct.
Mgr
County Acres
MHP
(McLean)
Yes No No No No No No 102 Dave: Follow-up
with owner /
manager; Vista
Management (Fall
Creek Rd./Rt. 366)
Current
Task
Owner
MDU Name
And Zone (Green,
Yellow, Orange:
Could be)
Initial
Property
Owner
Outreach
Property
Owner
Paperwork
signed
Engineering
Design
Complete
Eng. Plan
approved by
property
owner
Construction
Scheduled
Construction
Completed
Residents
Notified
Unit
Count
NEXT STEPS
Acct.
Mgr
Pleasant View
(Southworth
Rd.)
Yes No Yes No No No Yes 49 Awaiting property
owner signature
Dave /
Acct.
Mgr
Country Manor
Estates (Wood
Rd.)
Yes No Yes No No No No 14 Karel Westerling's
property; Yellow
zone; plan created
Acct.
Mgr
Hanshaw
Village
(Hanshaw
Road)
Yes No; needs
engineeri
ng review
first
No No No No No 149 Dave: Follow-up
with Cook
properties
VPS Cook Street
(Freeville)
Yes No No No No No No 12+Dave: Follow-up on
engineering plan to
reach park
Acct.
Mgr
Hillside Acres*Yes No No No No No No 150+*Low priority, due to
not likely to be built
to until 2027 (Poles
potentially needed);
new owner
Account Management – MDUs – Mobile Home Parks -As of: July 1, 2026
Current
Task
Owner
MDU Name Initial
Property
Owner
Outreach
Property
Owner
Paperwork
signed
Engineering
Design
Complete
Eng. Plan
approved
by property
owner
Construction
Scheduled
Construction
Completed
Residents
Notified
Unit
Count
Notes
Account
Manager
1062 Dryden
Rd. Apts.
(Varna)
Yes No Yes Meeting
Scheduled
No No No 21 Conor: Integrate
latest Clarity
Connect plan into
agreement
Account
Manager
12-14-16
Lake Street
Yes No Drafting No No No No 20 Property owner has
edits to agreement
VPS Willow Brook
Apartments
Yes No No No No No No 50 Service via North
Rd (Rt. 13), State
Permit (Sept. '26)
VPS Willow Brook
Office Only
Yes No Service via North
Rd (Rt. 13), State
Permit (Sept. '26)
Account
Manager
194 Lower
Creek Road
(Apartments)
Yes No No No No No No 28 Conor, Eric:
outreach and
investigate
Account
Manager
Creekwood
Apartments
at 200 Lower
Creek Rd.
Yes No No No No No No 57 Conor, Eric:
outreach and
investigate
Account Management – MDUs – Apartments -As of: July 1, 2026
Account Management – MDUs – Apartments -As of: July 1, 2026
Current
Task
Owner
MDU Name Initial
Property
Owner
Outreach
Property
Owner
Paperwork
signed
Engineering
Design
Complete
Eng. Plan
approved
by property
owner
Construction
Scheduled
Construction
Completed
Residents
Notified
Unit
Count
Notes / Steps /
Blockers
Account
Manager
Freeville
Cottages
Yes Yes Yes Yes Yes Yes Yes 12 Conor: Marketing /
Outreach
Dave /
Account
Manager
George
Junior
Republic
Yes N/A (no
tenants)
Yes Yes Yes Yes Yes 1 Live!
Account
Manager
1279 Dryden
Road
(Wawak)
Yes No No, TBD
N/A
No No No No 18 After 1062 (Same
owner)
Account
Manager
1 Etna Lane Yes Yes Yes Yes Yes Yes Yes 3/16 Live!
Account Management – MDUs – Apartments -As of: July 1, 2026
Current
Task
Owner
MDU Name Initial
Property
Owner
Outreach
Property
Owner
Paperwork
signed
Engineering
Design
Complete
Eng. Plan
approved
by property
owner
Construction
Scheduled
Construction
Completed
Residents
Notified
Unit
Count
Notes / Steps /
Blockers
Account
Manager
9 East Main Yes Yes Yes Yes Yes Yes Yes 1 Community Center
Account
Manager
2 East Main Yes No Yes No No No No 3 Need to meet with
property
owner(hopefully
setting a meeting
for 7/14)
Account
Manager
6 East Main Yes No Yes No No No No 7 Need to meet with
property
owner(hopefully
setting a meeting
for 7/14)
Account
Manager
1 West Main Yes No Yes No No No No 9 Blocked by NY DOT
Permit (Rt. 13)
Account
Manager
8-10 West
Main
Yes No Yes No No No No 6-8 Blocked by NY DOT
Permit (Rt. 13)
Account
Manager
12-14-16
West Main
Yes No Yes No No No No 6 Blocked by NY DOT
Permit (Rt. 13)
Account
Manager
18-20-22
West Main
Yes No Yes No No No No 6 Blocked by NY DOT
Permit (Rt. 13)
Methodology
▪Identification
▪Highway-by-Use Roads
▪Utility Poles or Handholes beyond the right -of-way (ROW)
▪Built already; To Be Built
▪Prioritization and Severity
▪Prioritization: What comes next naturally in the path of construction (MIP vs. Non -MIP; Dryden into Caroline)
▪Severity: Direct backbone; side streets and spurs; dead ends / last house on the pathway
▪Outreach
▪Postcard; Phone call; Door-to-door
▪Email or drop off a copy of the easement, specially suited for them
▪NEW: Easement Information Session: Tuesday, July 14, 2026; 5:30 -7pm at Town Hall
▪Acquisition
▪Signing, Notarizing, Filing with the county
▪Scoreboard
▪Negotiation
Easements Acquisition
June 2026
Scoreboard (Total: 225; Focus: 115; Completed 19)
Easements Acquisition
June 2026
Easements in
Focus
Easement Draft
Completed Y/N Pole Y/N Email Sent
Y/N
Postcard
Sent Y/N
Easement
Sent Y/N
Accept,
Decline,
Undecided
A/D/U
Signed Handoff to
Town Clerk
June 5,
2026
52 30 9 25 52 25 9 9 9
58%48%100%48%17%17%17%
July 9, 2026 115 99 27 13 16 25 27 19 16
86% 13%14%21%23%16.5%16.5%
o Construction
▪Empire Access Overlash Agreement (6 miles of fiber) – Negotiations
Operational
▪Dryden – Caroline IMA (Intermunicipal Agreement) for project – with Caroline Town Board
▪INHS Varna Project – with Executive Director
Legal Update
June 2026
o Research
▪Survey Project – Delayed due to easements project
▪2/27 - Initial draft questions and plan
▪May – Draft Survey sent
▪June – Review and feedback to students: We could use help from public broadband committee on review
▪July/August - Surveys
▪September/October - Review Results; Take action
Government Relations
▪“THE MUNICIPAL BROADBAND FINANCING MODERNIZATION IMPROVEMENT ACT OF 2026”
▪Extend Bonds for municipal fiber from 10 years to 30 years
▪This did not get into the 2026 legislative package
▪We will try again in 2027
Government Relations and Research
February 2026
Marketing
o Dairy Day
▪Parade
▪Vehicles
▪Candy
▪Park (Booth)
▪Pop-up Tent
▪Activities
▪Swag
o Google Profile!
▪Check it out and give us a review and
rating
o Easement Postcards
▪In advance of phone calls, emails, or
door-to-door: postcards to residents
APPENDIX A
o Total Addressable Market: 18,000 people; 7,200 households
▪Green Zone:1,815
▪Live:560
▪Green Zone Adoption: 31%
▪TAM Adoption: 8%
▪Signed Up: 1,560 22% of households
▪Wait List: 1,000 14% of all households; 18% of non-green zones
o Goal:
▪50% or 3,600 households (9,000 people)
▪15% of the way to the goal
Goals: Total Addressable Market
Discussion Topics
New Signs - February 2025
New Sign Requirements – MIP Grant
▪"This deployment of internet service is supported by a grant awarded to [insert Grantee name] by New York
State through the ConnectALL program.”
▪Example from Livingston County / Empire Access
Meeting Schedule
▪Dryden Fiber Public Broadband Committee – Public reporting on project
o 1st and 3rd Friday morning, 10:30am-11:30am (except July and August, 2nd and 4th
Friday morning)
▪Dryden Fiber Operations Team Meeting – Construction and Install Collaboration
o Every other Wednesday, 10am-11:15am
▪Dryden Fiber MIP Status Call – Meet with Connect All Office to stay on track
o Every Tuesday, 1pm-1:45pm
▪Dryden Fiber MIP Steering Committee – Implementation of the Grant
o Monthly (Town of Dryden, Town of Caroline)
▪Dryden Fiber Policy Committee – Advise and Recommend on Policy
o Monthly
Financial Reporting
Review of Construction Costs from beginning of project
Subcontractors (Syr. Util., Lghtspd, etc.), 50%Equipment Purchases, 28%
Professional Fees (Leg.,
Eng., etc.), 13%
Permit and Pole
Applications, 5%
Loan
interest,
2%
Misc
Constru
ction
Exp, 1%
Construction Costs 1/1/21 to 12/31/24
Subcontractors (Syr. Util., Lghtspd, etc.)
Equipment Purchases
Professional Fees (Leg., Eng., etc.)
Permit and Pole Applications
Loan interest
Misc Construction Exp
Permitting Steps
1.Final Design Edits = Survey has occurred and Prelim in is design edits
2.Prelim Sent = Sent to Engineering Firm (VPS) to review/approve and then to NYSEG/Frontier to review
3.Final NYSEG Design Sent = NYSEG reviewing final design before sending the Final Make Ready Package
4.Telco Recon = Telco Review prelim design
5.Frontier Billing Outstanding = Frontier awaiting payment to proceed
6.RFB = Request for Bid sent to contractors
7.MR Construction = Make Ready Contruction - Moves are in progress
Other Statuses (from slide 8):
▪Attached – definition...
▪Elec make-ready in process – definition...
▪Telco make-ready in process – definition...
▪Final ELEC Design Input – definition...
▪Avant Grid is NYSEG
Permitting Map Colors
1.Green = Conditional license to attach
2.Yellow = non-billable quote approved, quotes back from electrician sub-
contractors (i.e. HRS, Davella), when NYSEG gives ok, this moves to Green
3.Red = Design submitted to joint pole owner
4.Orange = make ready work package approved, heading to bid
5.Pink = out for make ready construction
6.Purple = design input (LaBella)
o Construction
▪Contract Bid Document for Major Projects pieces (from Vantage) -70 page document
▪Master Service Agreement (MSA) with an electrical make ready (EMR) provider
▪Auditors for MIP Project financials
▪Caroline Hut Construction Bid
▪Audit of Network Bid Process and Contract
▪Empire Access Overlash Agreement (6 miles of fiber) – Negotiations
▪Empire Access Reciprocal Agreement (EMR moves) – Completed
Operations
▪DigSafe Monitoring Contract and TBD on bid requirements – Approved, cutover on Jan. 21, 2026
▪Point Broadband IRU (Indefeasible Rights of Use) - 10 year lease – Approved by Town Board (Aug. '25)
▪Dryden – Caroline IMA (Intermunicipal Agreement) for project – edits and then to Caroline
▪Networking Maintenance and Repair Agreement and Bid Process – with Executive Director
▪MDU Construction – with Executive Director
▪Easement for Hillside Drive connecting Ringwood to Phantom Drive – Completed
▪INHS Varna Project – with Executive Director
Legal Update
February 2026
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TOWN OF DRYDEN LOCAL LAW NO. ___ OF THE YEAR 2026
A LOCAL LAW REPEALING AND REPLACING ARTICLE IX OF CHAPTER 240 OF
THE TOWN CODE REGARDING CONSERVATION SUBDIVISIONS AND
ADDRESSING RELATED MATTERS
Be it enacted by the Town Board of the Town of Dryden as follows:
Section 1. Authority and Purpose
This local law is adopted pursuant to the authority granted to the Town Board by the New York
State Constitution, the Municipal Home Rule Law, including but not limited to Municipal Home
Rule Law §§ 10 and 22, the Statute of Local Governments, the Town Law, including but not
limited to Town Law §§ 276, 277 and 278 thereof, together with any other applicable provision of
law now or hereafter authorizing towns to adopt local laws, zoning regulations, subdivision
regulations, conservation subdivision requirements, and local land use controls for the protection
of the public health, safety, welfare, environment, rural character, agricultural resources, open
space, natural resources, and community planning objectives of the Town.
The purpose of this local law is to repeal and replace Article IX of Chapter 240 of the Town Code
in order to update and clarify the Town’s conservation subdivision requirements; to implement the
goals, objectives, and policies of the Town of Dryden Comprehensive Plan; to guide the layout
and design of major subdivisions within certain zoning districts in a manner that protects
significant natural, agricultural, scenic, historic, cultural, and open space resources; to preserve
rural character while allowing residential development at densities otherwise authorized by
applicable zoning; to provide flexibility in subdivision design through the use of conservation
design principles; to ensure that protected open space is permanently identified, restricted, owned,
maintained, and enforceable; and to establish submission requirements, review standards, approval
conditions, and enforcement mechanisms reasonably related to the Planning Board’s review of
conservation subdivisions.
This local law is further intended to exercise the Town’s authority to adopt local standards and
procedures for subdivision review, including conservation subdivision design, additional
application materials, open space protection, building envelopes, ownership and maintenance
arrangements, conservation easements, deed restrictions, declarations of covenants, plat notes, and
related instruments, and, where expressly stated in this local law, to supersede inconsistent
provisions of the Town Law pursuant to Municipal Home Rule Law § 22, but only to the extent
necessary to give full force and effect to this local law.
Section 2. Repeal and Replacement of Article IX of Chapter 240
Article IX of Chapter 240 of the Town Code, entitled “Conservation Subdivisions,” is hereby
repealed and replaced with the following:
Article IX Conservation Subdivisions
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§240-9.1 Purposes. This Article has been designed in recognition of the need to protect important
resources as part of the land development process and to provide for a diversity of lot sizes and
housing choices to accommodate a variety of age and income groups. Its purposes include:
A. To conserve open land, including those areas containing unique and sensitive natural
features such as, but not limited to, steep slopes, streams, stream sides, floodplains, and
wetlands, by setting them aside from development.
B. To provide greater design flexibility and efficiency in the siting of services and
infrastructure, including the opportunity to reduce the length of roads and the amount of
paving required.
C. Creation of trails and pathway connections and linkage of protected open spaces are
important amenities desired in the Town.
D. To conserve a variety of resource lands and goals as established in the Town of Dryden
Comprehensive Plan.
E. To protect agricultural areas by conserving blocks of land large enough for continued
agricultural operations.
F. To create neighborhoods with direct visual or physical access to open land, and that have
a strong neighborhood identity that is consistent with the rural character of Dryden.
G. To protect and conserve elements of the Town’s rural character.
H. To promote mixed-income housing options.
§240-9.2 Applicability.
A. This Article shall apply to all major subdivisions proposed in the RA and CV districts, and
shall be optional in all other districts, as defined in and subject to review pursuant to
Chapter 240 of the Town Code. All such subdivisions shall be designed as Conservation
Subdivisions in accordance with the requirements and provisions of this Article. This
Article may be utilized for minor subdivisions in all districts.
B. In their interpretation and application, the provisions of this Article shall be held to be
minimum requirements. In approving a Conservation Subdivision, the Planning Board has
the authority to impose such additional conditions and restrictions as are directly related to
the proposed subdivision and protection of resources.
§240-9.3 Compliance With Other Laws. This Article’s procedures and requirements shall be in
addition to compliance with all other procedures and requirements of the Town of Dryden’s
Subdivision Law (Chapter 240). Should the requirements of this Article conflict with, or otherwise
be inconsistent with, any provision of the Town’s Subdivision Law (Chapter 240) or Zoning Law
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(Chapter 270), the provisions of this Article shall prevail when associated with major subdivisions.
No major subdivision application shall be approved pursuant to this law without full compliance
with the State Environmental Quality Review Act (SEQRA) (6 NYCRR Part 617).
§240-9.4 Dimensional Standards. The permitted number of dwelling units in a Conservation
Subdivision shall not exceed the number of units that would be permitted according to the
development density requirements of the Town of Dryden pursuant to Article VI of the Zoning
Law (Chapter 270), except when a density bonus has been granted by the Town Board, as may
exist. The Planning Board shall allow alteration of lot dimensions within a Conservation
Subdivision to properly accomplish the purposes of the Town of Dryden’s Comprehensive Plan
and this law to preserve the maximum amount of open space when a major subdivision is planned.
Lots shall be arranged in a way that preserves open space, agriculture, and promotes land
conservation as described in this section. Within a Conservation Subdivision, the following shall
be met:
A.. A major subdivision must preserve at least fifty percent (50%) of the parcel’s total acreage
excluding NYS DEC-protected wetlands and buffers as open space land.
B. Minimum street frontage per lot shall be twenty-five (25) feet unless the Planning Board
determines site conditions require larger frontages.
C. Minimum Lot Size. The Minimum Lot Size in Major Subdivisions where individual wells
and septic systems are required shall be equal to that as determined by the Tompkins
County Division of Environmental Health to meet standards for water and septic system
approvals.
D. Maximum impervious surface shall be thirty percent (30%) on each lot.
E. When the major subdivision is proposed within a New York State Certified Agricultural
District or within 500’ of such district, building setbacks from cropland or pastureland shall
be one hundred (100) feet. The setback from existing barnyards housing livestock shall be
three hundred (300) feet.
F. All housing types allowed in the underlying zoning district shall be allowed within a
Conservation Subdivision.
§240-9.5 Sketch Plan. In addition to the requirements for a Sketch Plan of Article VII, Section
240-7.2, the following additional information shall be submitted by the Applicant as a basis for
informal discussions with the Planning Board regarding the design of a proposed major
subdivision. The Planning Board shall evaluate the proposed subdivision during the pre-
application meeting. The Planning Board shall determine whether the Sketch Plan meets the
purposes of this section. Complete and complex engineered plans and architectural drawings are
not required at this phase. The Sketch Plan shall contain:
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A. The subdivision name or title, if any; the scale, which shall be no less than one (1) inch
equals one hundred (100) feet; North direction, which shall be oriented toward the top of
the plan; the plan date; and the label "Concept Plan."
B. The subdivision boundaries, tax map parcel identification numbers, and the owners of all
contiguous properties.
C. The zoning classification and tax map number(s) of the property to be subdivided.
D. The total acreage of the subdivision and the proposed number and locations of lots.
E. All existing streets, either mapped or built, adjacent to the tract.
F. All existing restrictions on the use of land, including easements and covenants, if any.
G. All existing structures, with dimensions, general location of agricultural fields and wooded
areas, watercourses, and other significant physical and natural features of the parcel and
within two hundred (200) feet of the parcel boundaries.
H. If applicable, the location and required setbacks, if any, as may be required by this Law,
the Town of Dryden Flood Damage Prevention Law, or State or Federal laws from
watercourses, wetlands, and floodplains.
§240-9.6 Site Analysis. The following site analysis shall be submitted by the Applicant pursuant
to this law in addition to the requirements of the Town of Dryden’s Subdivision Law. A site
analysis shall include an identification of primary and secondary conservation lands within a
parcel(s). The site analysis shall include a site analysis map that includes the information listed
below. Conditions beyond the parcel boundaries may be generally described on the basis of
existing published data available from governmental agencies or from aerial photographs. The
applicant may obtain advice and assistance from the Town’s Conservation Board, an accredited
conservation land trust, or an environmental organization when preparing the site analysis. The
site analysis is intended to be a general sketch and description illustrating the location and type of
environmental features that are present on the site, including:
A. Areas where the slope exceeds fifteen percent (15%).
B. Wetlands, areas of hydrological sensitivity including but not limited to aquifer and aquifer
recharge areas, municipal water supply recharge areas, flood-prone areas as shown on
Federal Emergency Management Agency maps, lakes, and Streams, if any.
C. Agricultural lands, including farmland within, and adjacent to, a New York State Certified
Agricultural District, soils classified as being prime farmland or soils of statewide
significance, if any.
D. Sites where community sewer, community water, or community water and sewer are
available or planned, if any.
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E. Lands within, or contiguous to, a Critical Environmental Area designated pursuant to
Article 8 of the New York State Environmental Conservation Law, if any.
F. Lands contiguous to publicly owned or designated open space areas, or privately preserved
open spaces, if any.
G. Archaeological areas, historic structures or areas of national, state, or local importance, if
any, and specifically identifying those structures which are listed on either the federal or
New York State Register of Historic Places.
H. Areas with rare vegetation, significant or rare habitats, or habitats of endangered,
threatened, or special concern species, or unique natural or geological formations, and
Unique Natural Areas as identified by Tompkins County, if any. This shall include a
description of the biodiversity assessment methods used, site-specific habitat descriptions,
discussion of biodiversity implications and alternatives, if needed, to minimize disturbance
to sensitive habitats and species.
I. General description and locations of the vegetative cover on the property according to
general cover type, including cultivated land, grassland, old field, hedgerow, woodland,
and wetland, and showing the actual line of existing trees and woodlands.
J. Lakes, ponds, or other significant recreational areas, or sites designated as such in the
Town’s Comprehensive Plan, if any.
K. Inactive railroad beds, or bikeways, pedestrian routes, and trails, if any, existing, or as
proposed by the applicant or Town.
L. Location and distances of all existing streets, roads, buildings, utilities, and other man-
made improvements.
M. All easements and other encumbrances of property which are or have been filed of record
with the Tompkins County Clerk’s Office.
§240-9.7 Site Design of Major Subdivisions.
A. After the Sketch Plan meeting and submission of the site analysis, a preliminary plat shall
be developed pursuant to the Town of Dryden Subdivision Law. The submission
requirements for a Preliminary Plat include the site analysis and the submission
requirements pursuant to both this Article and Article X of the Town of Dryden
Subdivision Law.
B. All preliminary plans in a major subdivision shall include documentation of the following
four-step design process in determining the layout of proposed conserved lands, house
sites, roads, and lot lines as follows:
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Step 1. Delineate Open Space Areas. Proposed open space areas shall be designated as
follows:
a. Primary Conservation Areas (Streams, Floodplains, Wetlands, Critical or Rare
Habitats, Steep Slopes, areas with rocky outcrops, agricultural lands, and
groundwater recharge areas) shall be delineated and designated on a map.
b. Secondary Conservation Areas shall be delineated and designated on a map. In
delineating secondary conservation areas, the applicant shall prioritize natural and
cultural resources on the parcel in terms of their highest to least suitability for
inclusion in the proposed open space in consultation with the Planning Board.
Secondary Conservation Areas shall be delineated based on those priorities and
practical considerations given to the parcel's configuration, its context in relation to
resource areas on adjoining and neighboring properties, and the Applicant's
subdivision objectives. These features shall be clearly noted, as well as the types of
resources included within them, on the map. Calculations shall be provided
indicating the Applicant's compliance with the acreage requirements for open space
areas on the parcel.
c. Building Envelopes shall not encroach upon Primary Conservation or Secondary
Conservation areas. The Primary and Secondary Conservation Areas, together,
constitute the total open space areas to be preserved, and the remaining land is the
potential development area.
d. All open spaces required as part of any Conservation Subdivision that are adjacent
to other protected open spaces should be laid out so that they are able to be linked
directly or indirectly with features such as hedgerows or smaller habitat patches.
Step 2. Specify Location of House Sites. Building Envelopes shall be tentatively located
within the potential development areas. House Sites should generally be located not
closer than one hundred (100) feet from Primary Conservation Areas and active
agriculture, and fifty (50) feet from Secondary Conservation Areas, taking into
consideration the potential negative impacts of residential development on such areas.
Step 3. Align Streets and Trails. After designating the building envelopes, a street plan
shall be designed to provide vehicular access to each house, complying with the
standards identified in this Law and the Town of Dryden Zoning Law and bearing a
logical relationship to topographic conditions. Impacts of the street plan on proposed
open space lands shall be minimized, particularly with respect to crossing
environmentally sensitive areas such as wetlands, traversing steep slopes, and
fragmenting agricultural lands. Easements for existing and future street connections
are required to minimize the number of new cul-de-sacs to be developed and
maintained, and to facilitate access to and from homes in different parts of the tract and
adjoining parcels. Cul-de-sacs are appropriate only when they support greater open
space conservation or provide extensive pedestrian linkages. All applicable Town of
Dryden highway and driveway standards shall be met. Additionally, pedestrian paths,
trails, or bike routes must be considered to be included in a Conservation Subdivision
to link open spaces or other existing trails that may exist or be created.
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Step 4. Draw Lot Lines. Upon completion of the preceding steps, lot lines are then drawn
as required to delineate the boundaries of individual residential lots.
C. Alternate Design Process. In a new or existing hamlet, a traditional neighborhood
development design (TND) may be used. Just as with non-TND developments, the first
step is to identify open space lands, including both Primary and Secondary Conservation
Areas. However, in TNDs, where traditional streetscape is of greater importance, steps 2
and 3 above, in §240-9.6, may be reversed, so that streets and squares are located before
house sites specified. TNDs typically have reduced lot sizes, narrow front setbacks, narrow
streets, and sidewalks, and have a clear demarcation between built and unbuilt lands at the
edge of the neighborhood.
§240-9.8 Site Design Criteria.
A. Residential structures in a major subdivision shall be located according to the following
Guidelines. If any of the Guidelines below conflict with each other on a particular site,
the Planning Board may use its discretion to resolve such conflicts. The lots, house
sites, roads, and other infrastructure in a proposed subdivision shall avoid or minimize
adverse impacts by being designed:
1. To cause the least practicable disturbance to natural infiltration and percolation of
precipitation to the groundwater table by avoiding placement of impervious
surfaces where water is most likely to infiltrate and recharge the groundwater.
2. To avoid disturbance to streams and drainage swales, floodplains, vernal pools,
wetlands, and their buffers. Native vegetation shall be maintained to create a buffer
within 100’ of wetlands and surface waters, including creeks, streams, vernal pools,
springs, and ponds.
3. On the least fertile agricultural soils and in a manner that maximizes the usable area
remaining for agricultural use.
4. On suitable soils for subsurface sewage disposal (where applicable).
5. To protect important habitat links and connections, biodiversity and wildlife habitat
areas of species listed as endangered, threatened, or of special concern by either the
United States Department of the Interior or the New York State Department of
Environmental Conservation, or Critical or Rare Habitats listed by DEC or
identified by the Town of Dryden. Away from the boundaries of any farm preserved
with a conservation easement or other permanent protection, to reduce conflicting
uses in areas where farmers have made long-term commitments to continue to farm.
6. So that the boundaries between house lots and active farmland are well buffered by
vegetation, topography, roads, or other barriers to minimize potential conflict
between residential and agricultural uses.
7. All grading and earthmoving on slopes greater than fifteen percent (15%) should
be minimized. Such grading should not result in cut and fills whose highest vertical
dimension exceeds eight (8) feet. Roads and driveways shall follow the line of
existing topography to minimize the required cut and fill.
8. Views of houses from exterior roads and abutting properties shall be minimized by
the use of changes in topography, existing vegetation, or additional landscaping.
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The layout should minimize disruption of scenic views and vistas, particularly as
seen from public thoroughfares. Where these scenic views or vistas exist, a deep
non-vegetated buffer is recommended along the road where those views or vistas
are prominent or locally significant.
9. To be as visually inconspicuous as practicable when seen from state, county, and
local roads, the subdivision should preserve woodlands along roadways, property
lines, and lines occurring within a site, such as along streams, swales, stone fences,
and hedgerows, to create buffers with adjacent properties. Preservation should
include ground, shrub, understory, and canopy vegetation.
10. At the edge of open agricultural fields adjacent to any woodland to enable new
residential development to be visually absorbed by the natural landscape.
11. To preserve sites of historic, archeological, or cultural value insofar as needed to
safeguard the character of the feature.
§240-9.9 Open Space Standards.
A. The required open space land consists of a combination of Primary Conservation Areas
and Secondary Conservation Areas. The proposed subdivision design shall strictly
minimize disturbance to these environmentally sensitive areas and other open spaces. The
lot layout shall show how those sensitive areas will be protected by the proposed
subdivision plan.
B. Open space lands shall be laid out in general accordance with the Town’s Comprehensive
Plan to better enable an interconnected network of open space and wildlife corridors or a
critical mass of farmland. Open space lands shall also be laid out in such a manner that
preserves ecological systems that may be present on the site, including, but not limited to,
wetlands, vernal pools, and their associated upland habitats.
C. Active agricultural land with farm buildings may be used to meet the minimum required
open space land. Access to open space land used for agriculture may be appropriately
restricted for public safety and to prevent interference with agricultural operations. Land
used for agricultural purposes shall be buffered from residential uses, either bordering or
within the residential parcel.
D. Open space land shall, to the maximum extent practicable, be contiguous to avoid
fragmentation and to create a critical mass of land either available for agriculture or left in
a natural state.
E. Open space lands shall be designated as a separate open space lot, as one or more individual
conservation lots owned in common, or included as a preserved, non-buildable part of one
or more house lots.
F. Walkways, trails, play areas, drainage ways leading directly to streams, historic sites, or
unique natural areas requiring common ownership may be included in the preserved open
space lands.
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G. The required open space may be used for community septic systems.
H. Stormwater management ponds or basins, and lands within the rights-of-way for
underground utilities, may not be included as part of the minimum required open space.
I. Publicly available lands, such as dog parks and parks, shall be included in the open space
requirement. Such recreational lands with access only to residents shall not be counted
towards the open space requirements, but shall be counted towards any recreation land
requirement that may be required by the Town of Dryden.
J. Open space shall be directly accessible or viewable from as many home sites as possible.
§240-9.10 Streets, Driveways and Trails.
A. To minimize the perimeter of the built area by encouraging compact development and
discouraging strip development along roads, house lots shall generally be accessed from
interior streets, rather than from roads bordering the parcel. New intersections with existing
public roads shall be minimized. Two (2) access ways into and out of subdivisions
containing twenty (20) or more dwellings are required for safety.
B. Common driveway access shall be allowed to the maximum extent feasible to minimize
curb cuts. No more than four single-family dwelling units may be served by a single shared
driveway.
C. A pedestrian circulation and/or trail system shall be provided unless waived by the
Planning Board.
D. Where appropriate, the Planning Board shall work with the Highway Department to ensure
that new roads do not impact or detract from the rural and environmental character of a
Conservation Subdivision.
E. Whenever appropriate, street systems should produce vistas of open space in accordance
with the conservation emphasis of the subdivision design and to positively contribute to
the Town’s open space goals.
F. Use of reverse curves should be considered for local access streets in major subdivisions
in conjunction with long horizontal curve radii [at least two hundred fifty (250) feet] and
where traffic speeds will not exceed thirty (30) mph. Use of streets that place houses on
one side of the road is encouraged alongside conservation areas to provide views of the
conservation lands for residents and visitors.
§240-9.11 Protection of Open Space.
A. All required open space shall be depicted and noted on the subdivision plat as protected
open space and restricted from further subdivision through one of the following methods
to be proposed by the Applicant and approved by the Planning Board:
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1. A permanent Conservation Easement, in a form acceptable to the Town and recorded
at the County Clerk’s Office.
2. A declaration of covenants or deed restriction, in a form acceptable to the Town, and
recorded in the County Clerk’s Office. The restriction shall describe the size of the
parent parcel being subdivided; the total number of lots and the total number of
development units approved, and it shall allow the Town to enforce Plat Notes and
Covenants.
3. If a partial subdivision is proposed, any unused development units the parent parcel is
eligible for, but not included in the subdivision application, shall be assigned to the
remaining, non-subdivided, non-open space lands.
B. Open space land may be held in any form of ownership that protects its conservation values.
C. Open space may also be dedicated to the Town, County, or State governments, transferred
to a qualified nonprofit organization, including a land trust, or held by single or multiple
private owners. The Applicant shall provide proof that the receiving body agrees to accept
the dedication.
D. The Town seeks to ensure that lands dedicated to open space in a Conservation Subdivision
are not subsequently developed pursuant to one method detailed in §240-9.10(A). The open
space lands within a Conservation Subdivision may be privately owned by a single lot
owner having no residence or one residence on it, privately owned across multiple parcels
of land, or owned in common by an approved Homeowners Association (HOA). All open
space lands shall be designated on the final, approved plat. When designated on parcels
having an existing or proposed house, the lot shall be considered part of, and not in addition
to, the allowed density the parent parcel is eligible for. When the Planning Board allows
building or land disturbances on lands slated for open space, such as but not limited to
barns or agricultural structures, such use shall not compromise the conservation or
agricultural value of such open space land.
E. If an HOA is the ownership model desired by the applicant, the following shall be required:
1. If the open space is to be owned by an HOA, the HOA must be incorporated before the
final subdivision plat is signed. The Applicant shall provide the Town with a
description of the organization of the proposed association, including its by-laws, and
all documents governing ownership, maintenance, and use restrictions for common
facilities.
2. If land is held in common ownership by a homeowner’s association, such ownership
shall be arranged in a manner that real property tax claims may be satisfied against the
open space lands by proceeding against individual owners and the residences they own.
The HOA must be responsible for liability insurance, local taxes, and the maintenance
of the conserved land areas. The HOA shall have the power to adjust assessments to
meet changing needs. The Planning Board shall find that the HOA documents satisfy
the conditions above.
3. The homeowner’s association shall be operating before the sale of any dwelling units
in the development. The proposed homeowner’s association shall be established by the
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Applicant and shall comply with the requirements of Section 352-e of the New York
State General Business Law and have an offering plan for the sale of lots in the
Subdivision approved by the New York State Department of Law, if required. If the
NYS Department of Law grants an exemption from the requirement of an offering plan,
the Applicant shall have in place an agreement acceptable to the Town that ensures the
open space is not encroached upon in the future.
4. Membership in the HOA shall be mandatory for each property owner within the
Subdivision and for any successive property owners in title.
5. The association shall be responsible for liability insurance, local taxes, and
maintenance of open space land, recreational facilities, and other commonly held
facilities.
6. The association shall have adequate resources to administer, maintain, and operate such
common facilities as required by the Planning Board.
F. The Conservation Easement, declaration of covenants or deed restriction, or approved
subdivision plan shall permanently restrict development of the open space and shall specify
the use of such space only for agriculture, forestry, recreation, or similar purposes. The
Planning Board shall approve the form and content of any easement, declaration,
restriction, or subdivision plan. Regardless of which method of protecting the required or
designated open space is selected, the restriction shall be made a condition of the final plat
approval.
1. A Conservation Easement will be acceptable if:
a. The conservation organization is acceptable to the Town and is a bona fide
conservation organization as defined in Article 49 of the New York State
Environmental Conservation Law.
b. The conveyance contains appropriate provisions for proper reverting or re-transfer
if the conservation organization becomes unwilling or unable to continue carrying
out its functions.
c. A maintenance agreement acceptable to the Town is established between the owner
and the conservation organization to ensure there is no encroachment on the open
space.
d. The Conservation Easement or other legally binding instrument shall permanently
restrict the open space from future subdivision, shall define the range of permitted
activities, and, if held by a conservation organization, shall give the Town the
ability to enforce these restrictions.
§240-9.12 Maintenance Standards.
A. The owner of the open space shall be responsible for all operations, maintenance, or
physical improvements to the open space as may be required by the Planning Board,
including funding all such activities.
B. Failure to adequately maintain any improvements located on the undivided open space
and keep them in reasonable operating condition is a violation of the Zoning Law.
Upon appropriate authority or process, the Town may enter the premises for necessary
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maintenance/restoration, and the cost of such maintenance by the Town shall be
assessed ratably against the landowner or, in the case of an HOA, the owners of
properties within the development.
§240-9.13 Sewage Treatment Systems. Sanitary sewage disposal systems, whether individual or
community systems, may be located within, or extend into, required open space areas, provided
that subsurface sewage disposal methods approved of by the Tompkins County Health Department
are employed, all required separation distances are observed and the ownership and maintenance
responsibilities for those systems are clearly defined in agreements submitted for approval as part
of the subdivision application. Applications shall be approved that provide lot buyers with both
the legal authority and the responsibility, individually or collectively, to maintain all sewer
facilities continuously. This may include the creation of a special district under Articles 12 and 12-
a of New York State Town Law.
§240-9.14 Future Subdivisions. When a subdivision includes only a portion of a lot of record, a
sketch layout according to this section shall be included showing future potential subdivision of
all the contiguous lands belonging to the landowner and allocation of density to ensure that
subdivision may be accomplished in accordance with this section and to allow the Planning Board
to adequately assess segmentation under the State Environmental Quality Review Act.
Subdivision and review of the sketch plan of those locations at this stage shall not constitute
approval of the future Subdivision shown thereon.
Section 3. Amendment of Section 240-6.1(B)
Section 240-6.1(B) is amended by adding the following in the appropriate alphabetical locations
of such section:
Building Envelope
That portion of a parcel designated on an approved subdivision plat where all buildings, structures,
and infrastructure shall be placed.
Section 4. Supersession.
Pursuant to Municipal Home Rule Law §§ 10 and 22, it is the intent of the Town Board to supersede
any provision of the New York State Town Law that is inconsistent with this local law, but only to
the extent of such inconsistency and only as necessary to give full force and effect to the
requirements, standards, procedures, and conditions established by this local law for conservation
subdivisions.
Without limiting the generality of the foregoing, this local law is intended to supersede Town Law
§ 277(2) to the extent that such section would otherwise limit the Town’s authority to require, as
part of sketch plan, preliminary plat, or final plat review, additional subdivision application
materials, site analysis materials, conservation design documentation, future subdivision sketches,
open space plans, ownership and maintenance documents, conservation easements, declarations
of covenants, deed restrictions, plat notes, or other instruments or information reasonably related
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to the review, approval, conditioning, filing, recording, or enforcement of conservation
subdivisions.
This local law is also intended to supersede Town Law § 277 and any other provision of Town
Law to the extent such provisions would otherwise restrict the Planning Board’s authority, in
reviewing and approving conservation subdivisions, to require the preservation of open space, the
designation of building envelopes, the adjustment of lot dimensions and layout standards within
the maximum density otherwise permitted by applicable zoning, the imposition of conditions
directly related to subdivision design and resource protection, and the requirement that protected
open space be permanently restricted against further subdivision or development by conservation
easement, declaration of covenants, deed restriction, plat notation, or other legally enforceable
instrument acceptable to the Town.
Nothing herein shall be construed to supersede the procedural requirements of Town Law § 276 or
§ 277 regarding public hearings, notices, decisions, filing requirements, default approvals, or
statutory time periods for subdivision review, except to the extent expressly and necessarily
inconsistent with the additional submission requirements, design standards, approval conditions,
and conservation subdivision requirements established by this local law.
Section 5. Severability
If any provision of this law is deemed invalid by a court of competent jurisdiction, such invalidity
shall not affect the remaining provisions, which shall remain in full force and effect.
Section 6. Effective Date
This law shall take effect immediately upon filing with the New York State Department of State.