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HomeMy WebLinkAboutPlanning Board Minutes - December 18, 2014Town of Danby Planning Board Minutes of Regular Meeting December 18, 2014 ! Present: Joel Gagnon Anne Klingensmith Ted Melchen Jim Rundle Naomi Strichartz ! Absent: Frank Kruppa Steve Selin ! Others Present: Secretary Patty Jordan Town Board Leslie Connors, Jack Miller Public Charles Tilton, Ed Fetherbay, Pat Woodworth, Linda Fetherbay, David Hall ! The Board decided that Naomi Strichartz would run the meeting in Frank Kruppa’s absence. ! The Hall Public Hearing was opened at 7:04 p.m. ! Consider approval of the Subdivision of Tax Parcel 9.-1-9.12, 279-303 Gunderman Road, into three lots of 1.2, 3, and 22.8 acres, with each lot to contain preexisting buildings; AND FURTHER, PUBLIC HEARING to consider a Recommendation to the Town Board with respect to the proposed change in permitted uses in Planned Development Zone 10, which encompasses 9.22 +/- acres of said Tax Parcel, with the remaining parcel zoned Low Density Residential. JLF Holdings, LLC/David Hall, owner/applicant. ! It was decided that comments regarding the subdivision would be heard first, followed by comments regarding the change in use. Hall handed out a color map of the property with the PDZ and the three proposed lots clearly marked. Hall stated his main reason for requesting the subdivision is to make it easier for him to tap into the equity. Ed Fetherbay said that his concern with the subdivision was the negative impact to the water supply if Hall were to build another residence. Hall stated that he does not intend to build another residence. Hall also indicated that if he were to sell in the future, he would include an easement for the 1.2 acre lot so that it would have access to a driveway. ! Klingensmith read Section 3a from the Town of Danby Local Law No. 1 of 1997 – A LOCAL LAW AMENDING THE TOWN OF DANBY ZONING ORDINANCE RELATED TO BOUNDARIES AND PERMITTED USES OF PLANNED DEVELOPMENT ZONE 10 AND Planning Board Minutes, December 18, 2014 Page !1 ADJOINING LANDS. Hall talked about his plans for the commercial building (formerly Angelheart/Flax). He plans to use a portion of the building for a clinic to train people to work with individuals with autism. Programs offered through the proposed clinic would include hippotherapy (horse therapy) and ag therapy. He also plans to rent out some of the space to local organic farmers who will use the building to prepare food products such as hummus and cider. He also explained his plan to hold monthly auctions, most likely on Sundays. Members of the public raised concerns regarding possible disturbances, such as noise and light pollution. There was also a lengthy discussion regarding the neighbors’ water quality and quantity with concerns raised about the amount of water that would be needed in food preparation. The neighbors (Fetherbay, Woodworth, Tilton, and Strichartz) all stated that the amount of water they had in their homes was directly related to the number of employees in the former Angelheart/Flax building. Hall stated that the impacts of his proposed usage would be equivalent or less than previous usage. Strichartz expressed her opinion that the previous water usage by Angelheart/ Flax was too much. ! The Public Hearing was closed at 7:59 p.m. ! The Regular Meeting was opened at 7:59 pm ! Additions/Deletions to Agenda ! Klingensmith had an addition for member items. Strichartz would also like to discuss nominating Klingensmith for a second term on the PB. ! Approval of Minutes ! Rundle would like “No comments were received” added to the Hovanec public hearing section. In addition, the Appendix should be labelled as such. ! MOTION – APPROVE NOVEMBER 20, 2014 MINUTES WITH CHANGES Moved by Gagnon, Second by Klingensmith. In Favor: Gagnon, Klingensmith, Melchen, Rundle, Strichartz The motion passed. ! Consideration of Hall Proposals ! There was further discussion of water use with general agreement that it was excessive when the building housed Angelheart/Flax. There is no record of exactly how much water they used. Hall said that once Angelheart moved production out of that building, water quality and quantity was fine in the neighboring houses. It was pointed out that some of Hall’s proposed uses (especially food production) may also require significant water usage. Hall indicated that he is willing to have the water monitored and said he would keep it under the limit recommended by the PB. ! Planning Board Minutes, December 18, 2014 Page !2 In response to concerns regarding growth of the proposed incubator businesses, Hall said that growth is limited by the size of the building. Gagnon pointed out that the PDZ has a provision to put another building on the property with site plan approval from the PB so it is important to put a hard limit on full-time equivalents (FTEs) and water use. There was a lengthy discussion about what those limits should be. It was generally agreed that FTEs should be limited to 40-50. Number of gallons of water per day was discussed with a suggestion of setting the limit low and conducting a drawdown test in the spring to determine whether to increase or decrease the limit. ! There was also discussion of traffic concerns given that Hall plans to hold a monthly in-person auction of low-value items, such as furniture and appliances. Hall expects 50-100 people on auction days. ! The PB discussed Part I of the Full Environmental Assessment Form. They deleted a sentence from the “brief description of proposed action” section, changed answers to multiple yes/no questions, and requested that missing data be filled in. ! MOTION – SET SPECIAL MEETING OF THE TOWN OF DANBY PLANNING BOARD TO BE HELD JANUARY 5, 2015 AT 7 P.M. Moved by Gagnon, Second by Strichartz. In Favor: Unanimous The motion passed. ! Adjournment ! The meeting was adjourned at 9:55 p.m. ____________________________________________ Patty Jordan, Planning Board Secretary !! Planning Board Minutes, December 18, 2014 Page !3