HomeMy WebLinkAboutPlanning Board minutes - Oct. 19, 2021Town of Danby Planning Board
Minutes of Regular Meeting
October 19, 2021
PRESENT:
Ed Bergman
Collen Cowan
Scott Davis
Kelly Maher
Elana Maragni
Jody Scriber (Chair)
ABSENT:
Kathy Jett
OTHER ATTENDEES:
Town Planner David West
Town Board Liaison Leslie Connors (Town Board member)
Recording Secretary Alyssa de Villiers
Public Meghan Anderer, Michael Barnoski, Bill Furniss, Joel Gagnon (Town Supervisor),
Sean Greany, Katharine Hunter, Christine Lemonda, Jake McNamara, Cameron
Neuhoff, Ronda Roaring, Dan
This meeting was conducted virtually on the Zoom platform.
The meeting was opened at 7:01 p.m.
(1) CALL TO ORDER/AGENDA REVIEW
Planner West suggested adding a report from Norbut Solar on the progress of their project; this was added
as agenda item number seven, before adjournment.
(2) PRIVILEGE OF THE FLOOR
No comments were made during privilege of the floor.
(3) APPROVAL OF MINUTES
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MOTION: Approve the September 21st minutes
Moved by Davis, seconded by Bergman
The motion passed.
In favor: Bergman, Davis, Maragni, Scriber
Abstain: Cowan
Absent: Maher
(4) TOWN BOARD LIAISON REPORT
Leslie Connors (Town Board member) shared the following information:
• The Town Board is working on the 2022 budget. Her guess is they will exceed the tax cap; they
have not done so since 2016.
• The Town Board will be working on the environmental review for the Norbut Solar farm.
• There is now an open spot on the Board of Zoning Appeals.
• There will be a Trunk-or-Treat at Dotson Park on Halloween. You can attend or supply a trunk.
Katharine Hunter is the contact person.
• Colleen Cowan is now a member of the Planning Board.
(5) DEVELOPMENT REVIEW
SUP–2021-2 349 Durfee Hill Rd/100 Howard Rd.
Parcel: 13.-1-3.2
Applicant: Jacob McNamara on behalf of William Furniss, Jr.
Anticipated Board action(s) this month: Application Review, Schedule Public Hearing
Proposal: Amend previous Special Use Permit to allow second dwelling unit permanently
(previous SUP was for temporary use)
Applicant’s Description
Jake McNamara, representing Bill Furniss, explained they put forth a special permit application for a
permanent structure at 349 Durfee Hill Rd/100 Howard Rd. A doublewide manufactured home has been in
place for 15 years. It was originally put in place subject to a temporary permit, and they are seeking
permanent recognition of that structure and nullification of any prior resolutions for the structure being
temporary. It has not been bothering anyone and has become part of the community. Mr. Furniss is looking
to sell the property and move down south in retirement. The original 2005 resolution is included in the
submitted materials, and the property is available for inspection.
Planner West said he was not sure if another permanent structure was allowed at that time, but today it is;
they have the spacing and area to apply for a special permit for a second dwelling. Granting a new one
would override the previous one.
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Board Questions and Discussion
Scott Davis asked what granting a temporary permit meant at the time it was granted. Planner West
explained that before many towns allowed second dwelling units, they adopted provisions that would allow
you to temporarily have one, allowing people to house relatives, etc. Those kinds of provisions are
relatively common and often require the structure to be removed when the person passes. He assumed
that was the case when the special permit was granted on a temporary basis, but now the zoning is more
flexible in allowing a second dwelling if you have the space.
Kelly Maher clarified that it was being reviewed because it was not permitted as permanent the first time.
Planner West said yes, but also it would still require review because a second dwelling unit is not by right
but by special permit; however, usually the Board would review it before it existed.
MOTION: Schedule a public hearing for 349 Durfee Hill Rd. at the next meeting, November 16, 2021
Moved by Maher, seconded by Bergman
The motion passed.
In favor: Bergman, Cowan, Davis, Maher, Maragni, Scriber
SUB-2021-01.1 Hornbrook Rd. Subdivision Amendment
Parcel: 6.-1-18.25
Applicant: Christine Lemonda
Anticipated Board action(s) this month: Application review, Schedule Public Hearing
Proposal: Amend Subdivision Plat to include No Build and Restricted Build Areas.
Applicant’s Description
Meghan Anderer explained that she and Christine Lemonda are planning to build a single-family residence
of approximately 1500 sq. ft. They are proposing a plat amendment, and the proposed build site and
driveway are in a buildable zone. Ms. Lemonda added that they have provided resource mapping that
shows their proposed build site would not interrupt any of the no-build or restricted-build areas.
Planner West said that this parcel was part of a three-lot subdivision on Hornbrook Rd. Three lots triggers
an additional layer of review, including the creation of a resource map that identifies restricted and no-build
areas. At the time subdivision approval was granted, the analysis was only done for one of the three
parcels, and the subdivision was allowed with the condition that the other two lots would need that analysis
when they were sold. That is why this is before the Board.
Board Questions and Discussion
Elana Maragni asked about the sketch provided. She thought it was clear they were putting the house and
infrastructure on buildable land, but the sketch was rougher than what they usually see. She asked if that
was okay because they were only interested in seeing the provided resource mapping. West said that yes,
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this was because it is not a site plan review, it is only a review of the resource map and the platting. The
resource map limits where on the lot they can build and includes steep slopes, buffers from streams and
wetlands, and areas of forest. He said “woodland areas” is broad, so that can be tricky to define. The
analysis was done through aerial photography, and he felt confident they were siting to minimize tree loss.
Maragni added that it seemed they were entering from Durfee Hill Rd., which was scrubby. Ms. Anderer
said that was correct; their intention was to find the area that would least damage the woodlands. Ed
Bergman said it looked like the applicants had done everything the Board had asked when they approved
the subdivision.
MOTION: Schedule a public hearing for the next meeting, November 16, 2021
Moved by Bergman, seconded by Maragni
The motion passed.
In favor: Bergman, Cowan, Davis, Maher, Maragni, Scriber
SPR-2021-4 1435 Danby Rd. Gospel Church of Ithaca
Parcel: 2.-1-47
Applicant: Michael Barnoski on behalf of Dan Grigoryev
Anticipated Board action(s) this month: Application review, Schedule Public Hearing
Proposal: Build new church on site of previous church – improve parking access.
Applicant’s Description
Michael Barnoski said this is the former site of the Gospel Church. The church burned down in the last two
years, and they are in the planning stages for rebuilding the church on the site. He shared plans and
visualizations of the building. The building will be slightly larger to accommodate more program space.
They will reduce the existing two curb cuts to one and provide two lanes for entry and exit. This will be
much safer, centered in the site, and legal for fire truck access. He said the fire department feels
comfortable getting a truck in. The service is expected to be about 50 people on a weekly basis. There will
be an assembly hall, banquet hall, and classrooms, and these are not envisioned to be in use at the same
time. They have 13 parking spots to support 52 patrons, and the lawn will provide overflow parking. A few
times a year there will be larger services. He said he hoped the Board would be excited about the overall
building design, and they tried to follow the Town’s design guidelines. They took inspiration from traditional
church forms in the area and have a lot of windows on the road façade. They have coordinated a new
septic system, they have a stormwater plan, although they are under one acre, and they have begun
coordinating with the NYS Department of Transportation (DOT) for the new curb cut.
Board Questions and Discussion
Maher asked, in terms of overflow parking, if the septic system would be able to be driven over or if it would
need a barrier. Mr. Barnoski said the septic is below the overflow parking, and they plan to have a berm
and downward slope to distinguish the two.
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Davis asked about the number of parking spots. Mr. Barnoski said there are 13 paved spaces and 15 in the
lawn, for 28 total. This gets them to 112 for big event occupancy. Davis did not think you would average 4
people per car. Mr. Barnoski said that was the Town’s parking metric from the Zoning Ordinance: one
parking space per four patrons. Davis thought many people might drive by themselves and questioned if
that would be enough. Maher noted their previous parking lot was half the size. Mr. Barnoski said Dan, his
client, reviewed the parking and was comfortable with it. He did not think the building greatly expands their
congregation, rather it provides additional program spaces.
MOTION: Schedule a public hearing for the next meeting, November 16, 2021
Moved by Maher, seconded by Maragni
The motion passed.
In favor: Bergman, Cowan, Davis, Maher, Maragni, Scriber
(6) PLANNER REPORT
ANNEX-2021-2 239 Nelson Rd
Parcel: 4.-1-32.21
Action: Administrative approval for annexation of approximately 17’x287’ sliver of Parcel 4-1-32.22
to benefit parcel 4-1-32.21 on October 5, 2021
Planner West said the zoning code authorizes the planner to approve annexations. Annexations are when
a small amount of land is moved from one parcel to another that shares a border, In this case, the applicant
wanted to move a piece including the driveway, garage, and shed from the neighboring parcel. They
wanted to make sure everything was on one parcel as they were getting ready to sell. The remaining lots
meet the zoning. West said he is required to notify the Board that this happened. It is not a discretionary
action—if they meet the requirements, they get approved.
Zoning Update
Maher asked about progress on the overall zoning update. West said yesterday was the monthly zoning
update meeting before the Town Board. They gave him the go-ahead to take into account the comments
that had been received. They did not want to change any of the main points and wanted to proceed to a
second draft to get final feedback from the community. They are still on track for wrapping it up in
December.
(7) NORBUT SOLAR UPDATE
Sean Greany updated the Planning Board that the Town Board public hearing is open. He said their
objectives are to move toward closing the public hearing and transitioning to State Environmental Quality
Review Act (SEQR) consideration and planned development zone (PDZ) adoption. He said he believes
they will ask to be on the Planning Board’s November agenda with a request for a public hearing on site
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plan and subdivision for the December meeting. He said general engineering reviews are passing back and
forth between their engineers, Passero, and the Town’s, T.G. Miller. They are paying particular attention to
the State Historic Preservation Office (SHPO) and getting reports to the Town as well as working on
modifications to include an area to collect water on the site.
The Board did not have any questions. Planner West reminded the Planning Board that the Town Board is
the lead agency for SEQR and are just starting that process to review the Town’s concerns, look at impacts
and determine substantiality, and require those impacts be mitigated. After SEQR is done and if the PDZ is
approved, the project will come back to the Planning Board for site plan review and subdivision. Without the
PDZ, the Planning Board would have to deny their application because it is not allowed under the current
zoning.
(8) ADJOURNMENT
The meeting was adjourned at 7:50 p.m. (moved by Maher, seconded by Davis)
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Alyssa de Villiers – Recording Secretary