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HomeMy WebLinkAbout2013-02-28Page 1 of 5 PB2013-2-28 Page 1 of 5 Town of Dryden Planning Board February 28, 2013 Members Present: Joseph Lalley, (Chair), Joseph Laquatra, Dave Weinstein, Martin Hatch Excused: Tom Hatfield, Wendy Martin and Craig Anderson Staff Present: Jane Nicholson, Town Planner, and Erin Bieber, Recording Secretary Town Board Liaison: Joe Solomon Guests: Todd Fox The meeting was called to order by Chairman Lalley at 7:18 PM. Review and approval of minutes from 24 January 2013. M. Hatch moved to approve the minutes, D. Weinstein seconded the motion. All approved. Planning Board liaison to the Ag Committee. The Board agreed to offer the position to Craig Anderson. If he is not interested, Martin Hatch is willing to serve. Valley Creek Luxury Properties - Todd Fox Mr. Fox gave some background of his business. He already owns several properties in the Ithaca area already (985 Danby Road, 644 Hudson Street, 211 Columbia Street, 702 Hudson Street, 924 Danby Road, 1481 ½ Slaterville Road) and is willing to allow retail/commercial business to maximize the lot in Varna. He is also interested in LEED ND requirements and benefits. Mr. Fox indicated that he was the facilitator on this job and his partner was the financial backer. None of his previous buildings conform to LEED, he wanted to “get it up” as inexpensively as possible. Claudia Brenner is working as Mr. Fox’s architect. Mr. Fox is trying figure out what the expenses are so he can work with his bank. M. Hatch questioned why Mr. Fox didn’t want all the property (5 acres versus 2 acres)? Mr. Fox indicated that they could not afford to purchase all the land and still work with their bank. (Their bank was not willing to finance all of the land) Regarding the location of the apartments, M. Hatch noted the buildings are close to the road and the potential exists that the buildings may block visibility for traffic coming up Freese road to the stop sign. Mr. Fox responded that most of the homes in Varna are close to the road and he wondered if the hamlet wanted to keep that (the buildings close to the road). He stated that the reason the buildings are located to the east of the property was to allow commercial development along the corner of Freese Road and Route 366. LEED ND – to get the Green bonus, the builder has to meet 40 points. Having one building that is LEED qualified won’t meet the requirements. Adding bike racks, low Page 2 of 5 PB2013-2-28 Page 2 of 5 emissions parking and a pull off for a bus will all allow points. J. Laquatra asked about the fill area in terms of its ability to structurally maintain the buildings. D. Weinstein has seen big blocks and chunks of asphalt dumped in which could potentially shift and leave large cracks in the building. The purchase agreement with the land owners is contingent on the buyer’s ability to actually build. M. Hatch pointed out that there is a slope behind the potential building site. Although the owner has planted seed, it has since run off. He also made the observation that coming up the hill, people would probably rather see gardens than a place for 40 people to go home to at night. J. Lalley brought up the issue of traffic load on the roads; traffic lights cause a break in the traffic which makes the roads more accessible. J. Nicholson pointed out that the Planning Department is applying for STEP (Strategic Transportation Enhancement Program) which will provide money for traffic improvements, possibly including a round-a-bout. C. Anderson’s comments via email: I'm not suggesting a second public entrance/exit, but I do think another way for Emergency Services to gain access to the property in a event the driveway was closed off would be nice. If Mr. Fox plans to add another driveway in Phase Two, maybe the curb cut could be installed now and used as an Emergency entrance to the property for Phase One, that's all. The new zoning encourages the use of shared driveways, but it doesn't address how Emergency Services will gain access if the unthinkable were to happen. Some large apartment complexes provide emergency access thru abutting properties by providing a curb cut, a gravel base road and then it's all hidden with mulch or grass. Something we should think about as Varna moves forward. I think the recommendations made by Jane and Dan are spot on. D. Weinstein asked about apartment sizes? Based on the assumption that the sketch is showing a 2 story building, 2 bedroom apartments would only be about 600 sq. feet and a 3 bedroom would only be 900 sq. feet. Mr. Fox indicated that the buildings will be three stories with single story apartments on the first floor and 2 story apartments which will encompass the second and third floors. The apartments will be 800-1200 sq feet/apartment. M. Hatch asked about landscaping, will the sketch plan include landscaping? Do you have someone to work with the architect? Mr. Fox responded that he would definitely work with a landscaping designer to get a plan that worked with Varna’s needs. Page 3 of 5 PB2013-2-28 Page 3 of 5 J. Lalley indicated that sketch plan application is deficient in several ways. J. Nicholson has articulated the steps to bring it into compliance before we move on the site plan. Mr. Fox stated he didn’t realize the sketch plan requirements were as specific as the Planning Board wants; it is different than the process he is familiar with in Ithaca. J. Lalley stated that the Planning Board has ten days to ask for more information and to respond to Mr. Fox’s sketch plan. The Planning Department sent a letter (email) to the Planning Board indicating the sketch plan, as presented, is inadequate. The email provided the steps that are required for the sketch plan to come into compliance. After the changes are made, then the Planning Board will be willing to take action on the plan. J. Lalley doesn’t feel the plan is sufficient, partly because it is a multiple phase project but the Sketch Plan only shows one phase. The Planning Board wants to see specifics of the first phase and a general view of the other phases. The Planning Board is not willing to act on the sketch plan based on what is presented. Instead of making Mr. Fox wait, the Board is letting him know tonight that the plan isn’t sufficient. Mr. Fox believes the plan is to scale and was coming to the meeting to get advice and direction. J. Lalley pointed out that the Sketch presented doesn’t match the narrative Mr. Fox is presenting. J. Nicholson - from what she and Dan (Kwasnowski) put together, the sketch plan needs to include information on landscaping and storm water management, parking islands, on –site screening and run off control and LEED ND. The Planning Department feels there are too many unknowns. J. Nicholson - There is a bus stop at the site now and thus it should be addressed on the sketch plan. M. Hatch stated that Mr. Fox needs to think more about the placement of the buildings and other requirements that are associated with LEED ND. J. Nicholson reviewed/explained the timeline from sketch plan to approval. J. Lalley suggested getting the community of Varna involved at the site plan stage, thus helping move the project forward. Most members of the Planning Board are not interested in public input until the site plan review. Chairman Lalley’s point was that since Varna is so involved, it might benefit Mr. Fox to get the community’s input at the beginning. Mr. Fox expressed his concern that getting the community involved might cause the process to drag out. If everything meets the proper zoning and requirements, can community input stop or slow down the project? D. Weinstein explained that Varna has a great potential to upgrade. The Varna plan has great guidelines for the community. The Community is going to want to know that this project will benefit their community and assist them in upgrading. Mr. Fox has concerns that what he is presenting or planning is not what the community will want. D. Weinstein reiterated that the Planning Board and Varna Page 4 of 5 PB2013-2-28 Page 4 of 5 community were really hoping to have a really neat, new commercial/residential business there. Even if Mr. Fox’s plans don’t mirror the Varna Plan, his ideas might be just as good. M. Hatch asked if there is any way the Board can move the plan forward quicker than waiting the 30 days till the next meeting? The Board will look at the sketch plan March 28 (or earlier if Mr. Fox can get the requirements straightened out). The Planning Board will vote on whether more information is needed or if they are going to require a site plan review with a public hearing. Mr. Fox was hoping to move the processes quicker but as Chairman Lalley indicated, Varna will want to be part of this discussion and failure to include them will “raise hell.” J. Laquatra asked why the Varna community, which has already had so much input, doesn’t trust the Planning Board to “keep Varna beautiful”? D. Weinstein emphasized that Varna is going to want to be part of this discussion. This is the first project in Varna since implementation of the Varna plan and the community is going to be part of the discussion regarding this project. J. Lalley pointed out that the Planning Board has worked with the community regarding the Comprehensive Plan, Zoning Ordinance, design standards and here is a project coming forward that conforms to those. He agreed that the Varna community should have some input and should feel free to make suggestions and comments but in the end the Planning Board will weigh the project on its merits. How well does the project conform to the Comprehensive Plan, the Zoning Ordinance and the design standards? The determination will be based on how well the project fits. The Planning Board recommends Mr. Fox work with the Planning Department to get the sketch plan redone and if he is finished soon, the PB will meet before the next scheduled meeting and then he can move to the site plan review. J. Nicholson will respond to Mr. Fox regarding his sketch plan. Comprehensive Plan update – J. Nicholson and D. Kwasnowski will provide a different section of the plan with some examples (transportation, ecology, building, etc.) each month for the Planning Board to review. There being no further business, J. Lalley moved to adjourn the meeting at 8:27, M. Hatch seconded. Respectfully submitted, Erin A. Bieber Deputy Town Clerk Page 5 of 5 PB2013-2-28 Page 5 of 5