HomeMy WebLinkAbout2019-09-26PB 9-26-19
TOWN OF DRYDEN PLANNING BOARD
September 26, 2019
Present: John Kiefer (Chair), Joe Wilson, David Weinstein, Martin Hatch, Craig Anderson,
Thomas Hatfield, Tony Salerno, James Skaley (alternate)
Absent: Dan Bussmann (alternate)
Staff: Ray Burger, Planning Director
Liaisons: Alice Green (Town Board), Daniel Lamb (Town Board), Craig Schutt (Conservation Board)
Public Comment
None
Approval of Minutes
D Weinstein moved to approve the minutes of August 22, 2019, seconded by 1 Skaley.
Yes —Weinstein, Wilson, Skaley, Hatch, Anderson, Hatfield, Salerno
Abstained —J Kiefer
Approval of the meeting minutes of the comp plan meetings will occur at those meetings.
Acting Chair
J Kiefer reported that according to the law, the Planning Board in absence of the chair chooses an acting
chair for the meeting. He said if anyone is interested, they should let him know.
Training
Several members will be attending training in Big Flats tomorrow. Training will also be offered at a Local
Government Conference at TC3 on October 24, which is the regularly scheduled Planning Board
meeting. After discussion, the board decided to meet on October 23 so that interested members could
attend the local training.
Future Meeting Dates
October 23, 2019 at 6:00 p.m.
November 20, 2019 at 6:00 p.m.
December 17, 2019 at 6:00 p.m.
1950 Slaterville Road
Small Scale PV Sketch Plan Review
Page 1 of 4
PB 9-26-19
ETM Solar has applied on behalf of Ashleigh Imus for relief from Zoning Law Section 1312E.d in
order to relocate an existing room mounted solar system to the front yard, 50' from the road right-of-
way. R Burger said the set back for residential ground mounted solar is 100' from the road. ETM Solar
(represented by Mike Ludgate) is taking the customer's solar off the roof and putting it in a logical spot
in the yard, away from shading from neighbor's trees. The board has been provided with the Planning
Department memo, application and other information. This went first to the Zoning Board of Appeals
for a variance and they decided that since the Planning Board generated the solar law, they would
rather this board take the action. Their interpretation of Section 1312 is that the Planning Board has the
appropriate means to grant this relief from the 100' setback. A 239 review from the County is not
required in this action, though in the ZBA matter their review resulted in no inter -community effects.
Set back variances are on the Type II list for setback variances. Public notice for the ZBA hearing did not
result in comments at the hearing or written comments.
Mike Ludgate explained the site location and plan. The property owner had to replace the roof and does
not want to mount the arrays on the new roof. He indicated on the map the areas where placement of
the arrays would be shaded by the neighbor's trees. The downhill area is swampy and not tillable but is
dry enough to put in an array.
D Weinstein — the setbacks that were established were what people felt comfortable with, but they
explicitly said they would evaluate on a site by site basis whether it was important to keep to those
setbacks.
T Hatfield — said sight lines for traffic need to be taken into consideration. The site doesn't lend itself to
the 100' setback from the road as required in our law because of competing uses of the property.
The applicant is open to some small screening in front of the panels.
RESOLUTION #20 (2019) —APPROVE SKETCH PLAN —1950 SLATERVILLE ROAD
J Kiefer offered the following resolution and asked for its adoption:
Whereas, the applicant is seeking 50' of relief of the setback of a solar photovoltaic array, and
Whereas, the Planning Board has discussed the proposal and see no significant adverse impacts
related to the plan as presented, now therefore, be it
RESOLVED, that the Town of Dryden Planning Board hereby approves the sketch plan and
waives further site plan review, and grants 50' of relief from the 100' setback requirement as set forth in
the solar ordinance because of the unique hardships presented by the site, with the addition of
landscaping of evergreens every 5' along the roadside edge of the array.
2"d D Weinstein — all in favor
Varna Zoning Committee Update
Members of the committee (David Weinstein, Jim Skaley, Craig Anderson & Marty Hatch)
reviewed the attached slides, proposed changes to the current zoning law, and proposed resolution with
the board.
Page 2 of 4
PB 9-26-19
Discussion/Comments:
• Zoning refers to units not bedrooms. The conversion is based on the census data and is 2.65
bedrooms per unattached house and 2.52 bedrooms for apartments/rental units and 1.5 for
manufactured homes.
• Does LEED really give us the kind of energy efficiency we want?
• Redevelopment bonuses have been problematic with some asking for that bonus on vacant
land; is that really redevelopment?
• Has the committee talked with any developers?
• Is there is a market for this type of housing/scale? We need something that will work.
• If there is no demand, it won't work.
• INHS is very interested in building in Varna, both for sale and for rent.
• The traditional district would see the largest reduction in density, basically to protect Fall Creek.
• The table presented would have to be compared to the current table.
• A 100' buffer is suggested for Fall Creek.
• There are tiny distinctions between the residential and mixed-use districts.
• District descriptions are being refined.
• The redevelopment definition may be vague; if not necessary, eliminate it.
• A 100' buffer is suggested for Fall Creek in the area and bulk table.
• Establishing the Conservation zone on Freese Road will not impact the Freese Road Bridge
proposals.
• Proposed changes are reflected on the map.
• PUDs must contain a commercial element.
• There is concern about single family homes or duplexes being able to meet LEED standards and
the expense involved.
• Can the town identify its own energy standard?
• Could the energy stretch code be used?
• Input should be sought from developers.
• The County hasn't seen this proposal.
• Development will happen in Varna; do we want to guide it?
• The Planning Director needs to weigh in.
Some changes will be made to the proposed resolution resulting from the discussion. Ray Burger asked
for a track changes document. The amended resolution will be on the agenda for next month.
Comprehensive Plan Update — There will be no meeting in October. The next meeting with EDR is
scheduled for November 13 at 6:00 p.m. There is a SharePoint file set up for sharing documents.
Short -Term Rentals — will be discussed next month. T Salerno asked what people would find most
helpful. He has information from a couple of different towns on what they have done. Most restrict the
short-term rentals by putting maximum numbers of days per year they can be rented, and distinctions
are made for when the owner is present or not. He has looked at the existing zoning law and it looks
like the Mineah Road situation is in violation of our current zoning. There have been recent news
articles and the Village of Freeville is also working on this. It would be useful to have an idea of how
many short-term rentals we have in the town. T Salerno said he believes the town should look at this
and will get more information out to members before the next meeting.
Page 3 of 4
PB 9-26-19
Planning Department Staffing - The board needs to look at what things are not getting done that need
to get done and discuss that before making a recommendation. R Burger will present general numbers
and how the work of the department is prioritized.
R Burger said next month there will be a small site plan review for a couple of duplexes on Hanshaw
Road for rental purposes. He will send out the package in the next week or so.
On motion made, seconded and unanimously carried, the meeting was adjourned at 8:15 p.m.
Respectfully submitted,
4
I/ , ZL-bK
Bambi L. Avery
Page 4 of 4
ARTICLE III: DEFINITIONS. The following definitions are to be replaced or added:
Varna Hamlet Traditional District. The purpose of the Varna Hamlet Traditional District (VHTD)
is to foster a type of development that is deeply attentive to the environmentally sensitive areas of
the district. This area is along Fall Creek, an important drainage area in the hamlet, and is intended
to have lot sizes and a limited amount of development that is sensitive to these resources. The
purpose of this district is aimed at achieving a traditional owner -occupied neighborhood with
single-family and two-family dwelling units, including a conservation buffer from the banks of Fall
Creek.
Varna Hamlet Residential District. A mix of predominately single-family unattached dwelling
units, but including a variety of dwelling units.
Varna Hamlet Mixed Use District. The purpose of the Varna Hamlet Mixed Use District
(VHMUD) is to foster new and redevelopment of existing properties while retaining the traditional
character of buildings, as well as the hamlet character found in Varna and described in the Varna
Community Development Plan. The purpose includes Traditional Neighborhood Design as defined
in Article III of the Dryden Zoning, and commercial development of vacant lots, including the
combining of lots and rehabilitation of existing buildings.
Boundary Line Adjustment (BLA) - A reconfiguration of property lines between two or more
separate legal parcels. BLAs are not subdivisions and cannot create new parcels or building sites.
Family—An individual, or two or more persons related by blood, marriage or adoption, occupying
a Dwelling Unit and living as a single household; For purposes of this Ordinance, a family may
also consist of not more than four unrelated individuals occupying a Dwelling Unit and living as a
single household. The two definitions cannot be combined.
Green Space—Areas of vegetated and permeable surfaces of a development not occupied by
Structures or Paved areas for vehicles and including formal stormwater management facilities (no
more than 20% of total Lot Area) as well as green infrastructure stormwater facilities Open Space
set aside include swales and parks, dedicated Open Space, landscaped areas, plantings, lawns,
parking lot islands, and sidewalks or trails used to access these areas, including Accessory
Structures (e.g. gazebos or similar structures) accessible to the public and intended to enhance the
Green Space.
Dwelling-Condominium—The term condominium refers to a system of ownership and
administration of property with three main features. A portion of the property is divided into
individually owned units, the balance of the property is owned in common by all the individual
owners and a vehicle for managing the property, known as the condominium corporation, is
established.
Dwelling Townhouse or townhome - A single-family home that shares one or more walls with
other dwelling units. Townhouses are distinguished from a Condominium Townhouse, which is a
single-family home that shares one or more walls with other independently -owned units.
Lot Consolidation - A Lot Consolidation is used to combined two existing parcels. Lot
Consolidations erase parcel lines so that only one parcel remains.
Redevelopment -- A process to rebuild or restore an area in a measurable state of decline,
disinvestment, or abandonment undertaken in accordance with a redevelopment plan adopted by a
municipality or to transform an underutilized or distressed area into an economically viable and
productive part of the community.
Story—A story is any level part of a building with a floor that could be used by people (for living,
work, storage, recreation). A building that has four levels, including the ground/earth level has four
stories but three floors. This is because the ground floor does not count as a floor. The floor above
is 1 st floor, second floor, third floor + the ground floor = three floors, yet four stories. Stories refer
to the overall height of the building.
ARTICLE IV, Section 402: Add the following:
Lot consolidation shall only be allowed within established zones and the new parcel shall conform
to the criteria of that zone. Lot consolidation shall not cross zone boundaries so as to erase or
modify the criteria of either zone. Those interested in lot consolidation across boundary lines must
apply to have the district boundary altered to place the lots to be consolidated into the same zoning
district.
ARTICLE VII: VARNA – Article VII is to be replaced by the following:
Section 700: Purpose
The purpose of Article VII of this zoning law is to provide the structure and rules for development
in accordance with the Varna Community Development Plan (VCDP) as adopted. This Article
creates distinct zones and a Traditional Neighborhood Overlay within the hamlet of Varna, along
with rules relative to maintaining form in an effort to implement the goals set forth in the Varna
Community Development Plan.
Section 702: Applicability
This article applies only to the three zoning districts that are within the Hamlet of Varna: The
Varna Hamlet Mixed Use District (VHMUD), Varna Hamlet Residential District (VHRD), and the
Varna Hamlet Traditional District (VHTD). Development within these zones is based on the
descriptions in the Varna Community Development Plan as adopted as an amendment to the Town
Comprehensive Plan.
Section 703: Definitions
Refer to the purpose and goals listed for each district in the definitions (Article III) for the Varna
Hamlet Mixed Use District (VHMUD), Varna Hamlet Residential District (VHRD), and the
Varna Hamlet Traditional District (VHTD).
Section 704: Design Guidelines and Standards
All development and re -development of Lots and property in Varna shall comply with the Varna
Design Guidelines and Landscape Standards, including:
A. Landscape Design. Any proposed development or re -development subject to a building
permit or review under this Law shall include a landscape and planting plan that includes:
1. A map or sketch of existing vegetation to be retained or removed.
2. A detailed landscape plan that includes a list of the number, type and location of
proposed vegetation.
A narrative or drawing demonstrating how the development or re -development will
preserve open space and existing natural features including mature trees, tree
canopies, land forms, existing topography and vegetation.
B. Streetscape and Sidewalk Design. Any proposed development or re -development subject
to a building permit or review under this Law shall include plans for sidewalks or
pedestrian paths that contribute to the goal of a unified pedestrian network in Varna. Any
such proposed development or re -development shall include a streetscape and sidewalk
plan that includes:
1. A map or sketch and list of dimensions of proposed pedestrian paths, sidewalks,
and trails.
2. A map and sketch detailing streetscape amenities including lighting, sidewalk
furniture (such as benches and refuse containers), signage, and a maintenance plan
for such amenities, including provisions for snow removal.
3. Any proposed development or re -development along Route 366 requires sidewalks.
C. Building and Architectural Detail.
1. No proposed Building shall exceed 40 feet in height.
2. Any proposed development shall be designed to preserve, as much as practicable,
the existing views and line of sight of existing buildings and neighboring properties.
D. Streets and Parking.
Any proposed development shall provide a circulation plan in and around the
development for pedestrians, vehicles, and cyclists which includes a detailed map
showing:
a. Proposed roads, trails and cyclist paths.
b. The connection of proposed roads, trails and cyclist paths to existing public
highways.
c. Circulation patterns including points of ingress and egress.
d. The dimensions of any proposed roads, trails and cyclist paths.
e. The location of any proposed curbcuts to Route 366.
f. The location and number of proposed parking spaces.
2. New roads should be designed and located to preserve existing topography, as much
as practicable.
Section 705: Varna Use Regulations
All uses in Varna shall comply, to the maximum extent practicable, with the Varna Design
Guidelines and Landscape Standards.
A. Planning Department Report. No application shall be deemed complete without a written
report by the Planning Department detailing the extent to which the application complies
with the Varna Design Guidelines and Landscape Standards.
1. For applications which require either Town Board approval or Planning Board
approval, such report shall be considered part of the application and subject to
review by the respective Boards.
2. For applications which require only a Building Permit, such report shall be
completed prior to the issuance of a Building Permit.
B. No structure or land in Varna shall be used except as provided in the Allowable Use Groups
Chart in subsection D below. Uses which are not explicitly permitted are prohibited, unless
specifically stated elsewhere in this Law.
C. Building Sizes:
1. In the Varna districts, no Use shall include a Structure larger than 5,000 square
feet without a Special Use Permit.
2. All exemptions in Section 603 shall also apply in Varna.
D. Insert Allowable Use Table. The Allowable Use Groups Chart remains unchanged.
Section 706: Varna Density Table
All residential uses in Varna are subject to the maximum number of Dwelling Units per area set
forth in the following Varna Density Table.
Mixed Use (requires
Development type
commercial)'
Residential
Traditional
Single Family Home
8
8
4
Duplex (Rental)
8
6
2
Townhouse
8
6
X
Condominium
8
6
6
Rental Apartments
8
4
X
Senior Housing
10
8
X
Residential over Commercial
Multi Family Rental- Detached Units
1- Developments with > 9 units must
have 2000 sq. ft. of commercial for each
10 units. These may be phased in over
time.
8 d.u. per 2,000 square
feet 1 X X
X X X
2- Multi -family units
limited to covering no
more than 40% of the
acreage remaining after
removing the open
space land.
Section 707: Required Green Space Table
All uses in Varna shall incorporate the amount of Green Space set forth in the following table.
Varna District I Required Green Space
F Varna Hamlet Mixed Use District (VHMUD) 40% of Lot
Varna Hamlet Residential District (VHRD) 60% of Lot
Varna Hamlet Traditional District (VHTD) 70% of Lot
Section 708: Area and Bulk Table
The following table includes the minimum requirements for a building lot. Unless otherwise
indicated this table does not indicate the number of lots that can be created from a parcel.
VHMUD, VHRD and VHTD
10 feet
None or 7.5 feet if buildings
are not attacbed
1 foot
25 feet
1. foot
45 feet
A. Multi -family units in VHRD are limited to covering no more than 40% of the acreage
remaining after removing the open space land from consideration.
B. A conservation zone buffer shall be established of a 100 ft buffer from the normal high-
water bank of Fall Creek in which no landscape alteration or construction shall occur. The
width of this buffer shall be extended to include the designated FEMA designated 100 -year
flood plain. The importance of a buffer to protect Fall Creek is described in the Dryden
Natural Resource Plan, and the Dryden Open Space Inventory, along with the importance
of protecting the Designated Scenic Recreation River section of Fall Creek which begins a
short distance downstream.
Section 709: Green Neighborhood Development; Additional Density
New structures shall conform to the latest LEED standards with an emphasis on maximizing
energy conservation. Given this requirement, no bonuses will be included in the allowable zoning
densities. Every use in the Varna Density Table in Section 703, requires that each Neighborhood
Development proposal achieves at least basic LEED certification (40 points)
Section 710: Planned Unit Development
Planned Unit Development (PUD) —An area of land intended to provide for a variety of land uses
and structures which shall include both commercial and residential planned and developed in a
manner which will provide a community design that preserves critical environmental resources,
provides above-average Open Space amenities, incorporates creative design in the layout of
Structures, Green Space and circulation of vehicles and pedestrians; assures compatibility with
surrounding land uses and neighborhood character; and provides efficiency in the layout of
highways, public utilities and other Municipal Facilities. Planned Unit Developments best serve as
nodal areas connected to and/or serving several adjoining neighborhoods.
A Planned Unit Development (PUD) shall be developed in accordance with the provisions in Article
X.
Resolution on the Recommendations of the Dryden Planning Board to the Town Board on
Revisions to be made in the Dryden Town Zoning Law in Article III (Definitions) and Article VII
(Hamlet of Varna).
Whereas the Dryden Planning board authorized a subcommittee (Resolution _—) to produce
recommendation changes to the zoning for the hamlet of Varna, and that subcommittee met in open
public meetings from August 1 through Sept 3, 2019,
Whereas the Dryden Town Zoning Law currently allows potential development densities in Varna
that far exceed those specified in the Varna Community Development Plan of 2012,
Whereas changes need to be made to bring the potential allowable densities into compliance with
build -out goal articulated in the Varna Plan,
Be it Resolved that the Dryden Planning Board recommends the following changes be made to the
Varna Hamlet zoning districts as indicated in the attached Proposed Varna Hamlet Districts Map.
Be it Resolved that the Dryden Planning Board recommends the following changes be made to the
Dryden Zoning, consisting of the addition of new definitions and the modifications of existing
definitions in Article III, an addition to Article IV, and replacement of Article VII as described
below:
ARTICLE III: DEFINITIONS. The following definitions are to be replaced or added:
Varna hamlet definitions:
Varna Hamlet Traditional District. The purpose of the Varna Hamlet Traditional District (VHTD)
is to foster a type of development that is deeply attentive to the environmentally sensitive areas of
the district. This area is along Fall Creek, an important drainage area in the hamlet, and is intended
to have lot sizes and a limited amount of development that is sensitive to these resources. The
purpose of this district is aimed at achieving a traditional owner -occupied neighborhood with
single-family and two-family dwelling units, including a conservation buffer from the banks of Fall
Creek.
Varna Hamlet Residential District. A mix of predominately single-family unattached dwelling
units, but including a variety of dwelling units.
Varna Hamlet Mixed Use District. The purpose of the Varna Hamlet Mixed Use District
(VHMUD) is to foster new and redevelopment of existing properties while retaining the traditional
character of buildings, as well as the hamlet character found in Varna and described in the Varna
Community Development Plan. The purpose includes Traditional Neighborhood Design as defined
in Article III of the Dryden Zoning, and commercial development of vacant lots, including the
combining of lots and rehabilitation of existing buildings.
Other definitions:
Boundary Line Adjustment (BLA) - A reconfiguration of property lines between two or more
separate legal parcels. BLAs are not subdivisions and cannot create new parcels or building sites.
Dwelling-Condominium—The term condominium refers to a system of ownership and
administration of property with three main features. A portion of the property is divided into
individually owned units, the balance of the property is owned in common by all the individual
owners and a vehicle for managing the property, known as the condominium corporation, is
established.
Dwelling Townhouse or townhome - A single-family home that shares one or more walls with
other dwelling units. Townhouses are distinguished from a Condominium Townhouse, which is a
single-family home that shares one or more walls with other independently -owned units.
Family—An individual, or two or more persons related by blood, marriage or adoption, occupying
a Dwelling Unit and living as a single household; For purposes of this Ordinance, a family may
also consist of not more than four unrelated individuals occupying a Dwelling Unit and living as a
single household. The two definitions cannot be combined.
Green Space—Areas of vegetated and permeable surfaces of a development not occupied by
Structures or Paved areas for vehicles and including formal stormwater management facilities (no
more than 20% of total Lot Area) as well as green infrastructure stormwater facilities Open Space
set aside include swales and parks, dedicated Open Space, landscaped areas, plantings, lawns,
parking lot islands, and sidewalks or trails used to access these areas, including Accessory
Structures (e.g. gazebos or similar structures) accessible to the public and intended to enhance the
Green Space.
Lot Consolidation - A Lot Consolidation is used to combined two existing parcels. Lot
Consolidations erase parcel lines so that only one parcel remains.
Redevelopment -- A process to rebuild or restore an area in a measurable state of decline,
disinvestment, or abandonment undertaken in accordance with a redevelopment plan adopted by a
municipality or to transform an underutilized or distressed area into an economically viable and
productive part of the community.
Story—A story is any level part of a building with a floor that could be used by people (for living,
work, storage, recreation). A building that has four levels, including the ground/earth level has four
stories but three floors. This is because the ground floor does not count as a floor. The floor above
is 1 st floor, second floor, third floor + the ground floor = three floors, yet four stories. Stories refer
to the overall height of the building.
ARTICLE IV, Section 402: Add the following:
Lot consolidation shall only be allowed within established zones and the new parcel shall conform
to the criteria of that zone. Lot consolidation shall not cross zone boundaries so as to erase or
modify the criteria of either zone. Those interested in lot consolidation across boundary lines must
apply to have the district boundary altered to place the lots to be consolidated into the same zoning
district."
ARTICLE VII: VARNA — Article VII is to be replaced by the following:
Section 700: Purpose
The purpose of Article VII of this zoning law is to provide the structure and rules for development
in accordance with the Varna Community Development Plan (VCDP) as adopted. This Article
creates distinct zones and a Traditional Neighborhood Overlay within the hamlet of Varna, along
with rules relative to maintaining form in an effort to implement the goals set forth in the Varna
Community Development Plan.
Section 702: Applicability
This article applies only to the three zoning districts {which constitute} that are within the Hamlet
of Varna: The Varna Hamlet Mixed Use District (VHMUD), Varna Hamlet Residential District
(VHRD), and the Varna Hamlet Traditional District (VHTD). Development within these zones is
based on the descriptions in the Varna Community Development Plan as adopted as an amendment
to the Town Comprehensive Plan.
Section 703: Definitions
Refer to the purpose and goals listed for each district in the definitions (Article III) for the Varna
Hamlet Mixed Use District (VHMUD), Varna Hamlet Residential District (VHRD), and the
Varna Hamlet Traditional District (VHTD).
Section 704: Design Guidelines and Standards
All development and re -development of Lots and property in Varna shall comply with the Varna
Design Guidelines and Landscape Standards, including: T
A. Landscape Design. Any proposed development or re -development subject to a building
permit or review under this Law shall include a landscape and planting plan that includes:
1. A map or sketch of existing vegetation to be retained or removed.
2. A detailed landscape plan that includes a list of the number, type and location of
proposed vegetation.
3. A narrative or drawing demonstrating how the development or re -development will
preserve open space and existing natural features including mature trees, tree
canopies, land forms, existing topography and vegetation.
B. Streetscape and Sidewalk Design. Any proposed development or re -development subject
to a building permit or review under this Law shall include plans for sidewalks or
pedestrian paths that contribute to the goal of a unified pedestrian network in Varna. Any
such proposed development or re -development shall include a streetscape and sidewalk
plan that includes:
A map or sketch and list of dimensions of proposed pedestrian paths, sidewalks,
and trails.
2. A map and sketch detailing streetscape amenities including lighting, sidewalk
furniture (such as benches and refuse containers), signage, and a maintenance plan
for such amenities, including provisions for snow removal.
3. Any proposed development or re -development along Route 366 requires sidewalks.
C. Building and Architectural Detail.
1. No proposed Building shall exceed 40 feet in height.
2. Any proposed development shall be designed to preserve, as much as practicable,
the existing views and line of sight of existing buildings and neighboring properties.
D. Streets and Parking.
1. Any proposed development shall provide a circulation plan in and around the
development for pedestrians, vehicles, and cyclists which includes a detailed map
showing:
a. Proposed roads, trails and cyclist paths.
b. The connection of proposed roads, trails and cyclist paths to existing public
highways.
c. Circulation patterns including points of ingress and egress.
d. The dimensions of any proposed roads, trails and cyclist paths.
e. The location of any proposed curbcuts to Route 366.
f. The location and number of proposed parking spaces.
2. New roads should be designed and located to preserve existing topography, as much
as practicable.
Section 705: Varna Use Regulations
All uses in Varna shall comply, to the maximum extent practicable, with the Varna Design
Guidelines and Landscape Standards.
A. Planning Department Report. No application shall be deemed complete without a written
report by the Planning Department detailing the extent to which the application complies
with the Varna Design Guidelines and Landscape Standards.
For applications which require either Town Board approval or Planning Board
approval, such report shall be considered part of the application and subject to
review by the respective Boards.
2. For applications which require only a Building Permit, such report shall be
completed prior to the issuance of a Building Permit.
B. No structure or land in Varna shall be used except as provided in the Allowable Use Groups
Chart in subsection D below. Uses which are not explicitly permitted are prohibited, unless
specifically stated elsewhere in this Law.
C. Building Sizes:
1. In the Varna districts, no Use shall include a Structure larger than 5,000
square feet without a Special Use Permit.
2. All exemptions in Section 603 shall also apply in Varna.
D. The Allowable Use Groups Chart remains unchanged.
Section 706: Varna Density Table
All residential uses in Varna are subject to the maximum number of Dwelling Units per area
set forth in the following Varna Density Table.
Development type
Single Family Home
Duplex (Rental)
Townhouse
Condominium
Rental Apartments
Senior Housing
Residential over Commercial
Multi Family Rental- Detached Units
Mixed Use (requires
commercial)' Residential Traditional
8 8 4
8 6 2
8 6 X
8 6 6
8 4 X
10 8 X
8 d.u. per 2,000
square feet 1 X X
X X X
2- Multi -family units
1- Developments with > 9 units must limited to covering
have 2000 sq. ft. of commercial for no more than 40% of
each 10 units. These may be phased it the acreage
over time. remaining after
removing the open
space land.
Section 707: Required Green Space Table
All uses in Varna shall incorporate the amount of Green Space set forth in the following table.
Varna District I Required Green Space
Varna Hamlet Mixed Use District (VHMUD) 40% of Lot
Varna Hamlet Residential District (VHRD) 60% of Lot
Varna Hamlet Traditional District (VHTD) 70% of Lot
Section 708: Area and Bulk Table
The following table includes the minimum requirements for a building lot. Unless otherwise
indicated this table does not indicate the number of lots that can be created from a parcel.
VHMUD, VHRD and VHTD
10 feet
None or 7.5 feet if buildings
are not attached
1 foot
25 feet
1 foot
45 feet
A. Multi -family units in VHRD are limited to covering no more than 40% of the acreage
remaining after removing the open space land from consideration.
B. A conservation zone buffer shall be established of a 100 ft buffer from the normal
high-water bank of Fall Creek in which no landscape alteration or construction shall
occur. The width of this buffer shall be extended to include the designated FEMA
designated 100 -year flood plain. The importance of a buffer to protect Fall Creek is
described in the Dryden Natural Resource Plan, and the Dryden Open Space Inventory,
along with the importance of protecting the Designated Scenic Recreation River section
of Fall Creek which begins a short distance downstream.
Section 709: Green Neighborhood Development; Additional Density
New structures shall conform to the latest LEED standards with an emphasis on maximizing
energy conservation. Given this requirement, no bonuses will be included in the allowable
zoning densities. Every use in the Varna Density Table in Section 703, requires that each
Neighborhood Development proposal achieves at least basic LEED certification (40 points)
Section 710: Planned Unit Development
Planned Unit Development (PUD) —An area of land intended to provide for a variety of land
uses and structures which shall include both commercial and residential planned and developed
in a manner which will provide a community design that preserves critical environmental
resources, provides above-average Open Space amenities, incorporates creative design in the
layout of Structures, Green Space and circulation of vehicles and pedestrians; assures
compatibility with surrounding land uses and neighborhood character; and provides efficiency in
the layout of highways, public utilities and other Municipal Facilities. Planned Unit
Developments best serve as nodal areas connected to and/or serving several adjoining
neighborhoods.
A Planned Unit Development (PUD) shall be developed in accordance with the provisions in
Article X.
Town of Dryden
Planning Board Meeting
September 26, 2019
Name - {Please Print}
Address or Board
It
mike @ e- -m 5olu,�a Lowt�.
-7 So�� �� -
The Problem:
There is a current lack of agreement between the Varna
Community Development Plan and the current zoning's allowable
density:
• The Varna Plan set as a build -out goal adding 454 bedrooms to
the 807 bedrooms existing in 2012 (424 units).
• The current zoning allows approximately 2700 bedrooms to
potentially be added.
✓ not including any modifications that might be made to the
Hillside Acres manufactured housing park that would
increase the density there.
GonGetS= oX;mately
endation — duced to appy
11 reGornrn� could be re
Ov er a oorns added
er of bedr
uWb mb;nation °t � rict,
he potential n 270} by a co for each dist
T se and goals
� ;nstead °f °
12� the pure
ecisely def►nIng nt types'
1 More pr ose development ch district to
finitions °f th ed in ea
roving de would be allow
2, Imp to ,Went types
t leve p ict, l those types �n
wha that d�str
Changing r acre °� each °
3 • the goals °f its per
promote ent un
b'e deve1opm Wong districts
allawa ences a am1et districts
educing the create differ in the h
4' distr►ct and velopment 'bonus I the hamlet.
each and rede
energy c°nstruct'ron ►n
ating both the' . ency for all new
5 �UW�n energy eifiici
requ�r�n9
i
finin the purpose and Qoals for each district,
1. More precisely dea p ose .�
Varna Hamlet Traditional, District purpose:
• Foster less -dense development that is in keeping with
protecting Fall Creek.
Varna Hamlet Residential .District purpose:
• Foster a mixed variety of moderately -dense
dwelling Y
types, with predominately single-family
unattached dwelling units.
Varna Hamlet Mixed Use .District purpose:
Foster a mix of commercial and higher -density
residential (preferably in combination) while
character of buildings and
retaining the traditional
the hamlet character.
main idea ►m
odifieu
about the
Refi��'�� t -clarity•
n 4 unrelated,
Line 40.1me than
Boundary le, or not more
e related People,
ces •
_two or more rneable surta r managing
F arn►1y . nclude imper d a vehicle to
ace — do no caned units an
Green Sp _- Individually
o
-Cond°rr►in►um the property•
. Dwelling ately °caned .
use �" not nec
essarily separ
Townh° -One boundaries. . al and
Dwelt►ng not cross
11 both residentr
lidaWn — sha must include
L°t conso hamlet —
• nt in
nit [)e�eloprr'e ommercial. tate of decline
Planned U c measurable s
• am
a building in Ve
nt — reters to bandonment, must not ha
ede�elopme or bull Ing
F; ce as a story
d tloor living spa
count a group an 3 stories.
Story more th
8
8
8
8
1O
.. pec 2,00°
quare fleet
X
rnents with
:velOpve
t ha
units ,mus
po sq• it. ofi each
1 fior
,rn�1ercia
These mall
units• Th over
)e
based in
p
time
Traditional
4
2
X
6
X
X
Multi_fiarnill(
units limite
d to
covering n0
4C
0
ore than
t\ -%e acreage
ofi a{ter
remaining
e
rernovingt land
open Space
X
X
N
t bonus ►�
veloprnen
nd retie . • for aj►.new_
e ever a fi►o1ene
both th eneWW e
-Iim;nat►n - e uirin
• t tr►cts • F�
'et d►S et. development to
the harp e harm e vires re
Ion In th tate that r q
onstru�t • buildings 'n a s e bas's •
the few build case_bY-by
s for n a
ecia► b°Huse an be offered o
Sp safe c
make them ; h ener
• eh;nd this-- n I d h g
Mason, b community stCO �-
The re � ed that the -
lernentation • bonus Cesults
been emphas►z dim this
It has ctior des' n an sed to decide
• stru thod u
eflicienc c°n valuation Method
clear that the e
been . n sought.. ciency in all new
It has not effiic1ency being •'re energy efF�
in the energy goal ;s to require
to meet th►s g make them
✓ -fhe best way Velopment to
truction • t requires cede
cons
s in a state tha � ;cations
Umber of building ber meet the qual►�
The numb ;mite_d in nu�'� ropert►es m
safe is Ver l identify which p
very d►i�icult to
It has prOVed
✓ onus•
for this b
ire °Wn d Prt�C v�
to an
`r Board e{tn\t►°ns
r der p�ann rt`��e
° .roduce
erdat�°r °ten Z ' oz�. �i t 10,06
et in
e Rec°mme �r den � e Res°lute. o�lttee zn
°r th `n th cominitte t11at 5ub�
n e
des°`U�`° t° be ma ed a sub a, and
ns Varna • d aAA jo.V1Z rnlet of
boar he ba Zp19, ent dens1tle5�
Hare playding ring for V Sept 3 , deV el°pm tan of 20 '
.t Dryden es t° the Z° st 1 thong otentlal lopment�
mer 'as ded Chang �ozn �Axg'� tly all°mss p amity Bene o,�pl aace
ea(lea
f a c�en a Comma 'ties Into c
publ1c � Zonl�g � in tb�e able dense
°p den°�
'S.9 eclled retial allow e ,made
as the B� eed tbose tl1e pote 11anges b
;dere hat far exc ade to bang ata Llan,°lloing e a palet
baa t d to be d in tl1e ends the osea a
angel nee alcnlate rd rec°n1zn ttached��op
eYeas ch• d-out goal°a d In thea esbe made
the bull den Mann ind1cate cl1ange - ns of
wltl1 at t11e D� 1stiricts as e Poll°`Nle-g mode-�lcatl°
owed tl� °Hing d ends tl1 red tl1e rtiicle as
$e it ge5 �arnlet Z d zec°mm �nitions a emeat of in the fluke,
° the �a�a ingBoaz of new
clef and replac re�ious1y
t is�icts �.ap • den-pla he additl°n lcle �V, members p
B at the • ting °f t ition to o board
es�h ed tl1 n consls II, an add een sent t
Be it R den g A�icle I es have b
to tl1e Dry elnitl°ns lnecllc cbaz�g Zoning
existing d elo� : asp o f barna
esczibedb on reNislon
desolutlon
R
Town of Dryden
Planning Board Meeting
Thursday September 26, 2019 at 6:00pm
Dryden Town Hall
93 East Main Street
AGENDA
6:00 Call to Order
• Public Comment Period (for items not on the agenda and limited to 3 minutes)
• Approval of Minutes 8/22/19
• PB Acting Chairperson Process (Kiefer)
• Training Coordination
9/27 Big Flats (Burger)
10/24 Local (Avery)
• 1950 Slaterville Road Small Scale PV Site Plan Review (Burger)
• Varna Committee Update (Weinstein, Skaley)
Recommendations and Draft Resolution
• Short Term Rentals (Bussman, Salerno)
Definition, Applicability of Existing Code, Problems with Existing
Code, Review of Other Municipalities Approach, Next Steps
• Comprehensive Plan Update (All)
Next Steps, 10/9 Meeting w/ EDR
• Town Planning Dept Staffing Needs (Burger)
Description of Responsibilities, Work Prioritization, Service Gaps
• October Meeting Date 10/24 6PM
8:00 Adjourn