HomeMy WebLinkAbout2010-10-20 Danby Planning Board
Minutes
Wednesday, October 20, 2010
Members Present:
Anne Klingensmith
Ted Melchen
Robert Roe
Naomi Strichartz
Members Excused:
Olivia Vent
Steve Selin
Members Absent:
Ray Van de Bogart
Others Present:
Town Clerk/PB Secretary Pamela Goddard
Code Enforcement Officer Susan Beeners
Town Board Leslie Connors,Kathy Halton
Members of the Public:
Joel Gagnon, Sally Gagnon,Verna Little, Gregar Brous,Joey Steinhagen,
Charles Robinson,Harriet Adams,Jill Howard, Guillermo Metz,Robert Morache
Planning Board Meeting:
The Planning Board opened its meeting at 7:05pm. In the absence of Steve Selin,Deputy Chair
Roe chaired the meeting.
Public Hearing for Running to Places at Danby Market:
PB Secretary, Pamela Goddard read the following public notice. Published on October 9,2010 in
the Ithaca Journal.
PLEASE TAKE NOTICE,that the Town of Danby Planning Board will hold the following Public Hearing on Octo-
ber 20,2010, 7:00 pm,at the Danby Town Hall, 1830 Danby Road, Ithaca, NY:
PUBLIC HEARING to consider granting a Special Permit to Running to Places Theatre Company for the pro-
posed use of the former Danby Market, 1774 Danby Road, Parcel 10.-1-13, by Running to Places Theatre Com-
pany. Gregar Brous, Owner/applicant.
Information was presented by Gregar Brous(property owner)and Joey Steinhagen(co-artistic
director of Running 2 Places). Responding to a question from a neighbor,Brous explained that the
proposed rent has an option to be decreased in the amount of improvements made to the exterior of
the building and property. In response to a question about hours of operation and potential noise gen-
erated by the theater group, Steinhagen explained that the building will only occasionally be used for
rehearsals,perhaps twelve times a year. The store will be primarily used for storage and construction
of simple stage sets and costumes. Home grade construction materials will be used.No performances
are planned to be held in the old store. Brous and Running 2 Places currently have a month to month
lease.
Comments and questions were submitted by Charles Robinson, Harriet Adams, and Verna Little.
Members of the Planning Board also asked questions about program funding and levels of participa-
tion(particularly of Ithaca and Danby children). Steinhagen explained that participants come from
every school district in Tompkins County and that the program helps build relationships between
towns.A question was asked about transportation. Families arrange for car pooling youth to the work
sessions and rehearsals. Sufficient insurance is covered by Dryden Mutual Co.
Beeners gave an overview about special permits needed for the change of use at this property.
Questions were raised about bathroom facilities and handicap access. The change of use requires a
certificate of occupancy. Beeners has requested that a qualified architect or engineer visit the property
to make recommendations.This had not happened yet.
Public Hearing Closed- 7:21pm
Open Planning Board Meeting- 7:22pm
Further discussion was held by the Planning Board regarding the current condition of the old
Danby Market building. Beeners affirmed that it will be a challenge for them to get a certificate of
occupancy for this use. Certain conditions of exterior and interior maintenance will need to be ad-
dressed. The electric system will need to be re-surveyed. (A preliminary survey was done several
years ago when there was interest in reviving the store.)
Members of the PB generally agreed that this would be a good use of the building and a benefit to
the community.
RESOLUTION NO.28 OF 2010-CONSIDER GRANTING SPECIAL PERMIT TO RUNNING TO PLACES THEATRE COM-
PANY FOR USE OF FORMER DANBY MARKET
Whereas,this action is to Consider Granting a Special Permit to Running to Places Theatre Company for the
proposed use of the former Danby Market, 1774 Danby Road, Parcel 10.-1-13, by Running to Places Theatre
Company; Gregar Brous, property owner/applicant,and
Whereas,this is a Type II action which requires no further environmental review, and
Whereas,the Planning Board on October 20,2010 has held a public hearing on the matter, now therefore it is
Resolved,that the Town of Danby Planning Board grants a Special Permit to Running to Places Theatre Com-
pany for the proposed use of the former Danby Market, 1774 Danby Road, Parcel 10.-1-13,with the condition
that no such use of the building may occur until a Certificate of Occupancy is obtained from the Town Code En-
forcement Office as is required by the New York State Uniform Fire Prevention and Building Code.
Moved by Strichartz, Second by Klingensmith. The motion passed.
In Favor: Klingensmith, Melchen, Strichartz, Roe
Privilege of the Floor:
Joel Gagnon reports on West Danby stream bank protection project. He has spoken with the soil
and water engineer,who offered to make a presentation in November. This presentation should not
take too long,no longer than half an hour.A presentation is scheduled for November 17 meeting.
Klingensmith raised the option for SEQR training at TC3. Klingensmith, Strichartz, Connors, and
Halton are all interested in attending. Money for this is available.
Hamlet Planning- Concepts for Sustainability:
Robert Morache,President of New Earth Strategies,presented ideas for"European Village" style
"conservation development"in the Central Danby Hamlet. He has worked as an architect in the de-
velopment field for 20 years,with a specialization in economic and energy sustainability. He pre-
sented population and use numbers as a target for what would be needed to sustain"Village style"
development, alternate ideas for water and sewage needs, and a hamlet development idea for consid-
eration.
From Morache's experience,roughly 2,000 weekly patrons are needed to sustain a small store.
For a walking scale"conservation village"residential and commercial uses should be within a five
minute walk of each other. This requires compact development,with 800 homes within a five minute
walk of the commercial area, 8-10 units per acre. Pedestrian scaled development is a growing trend.
This style of development can leave the agricultural land intact and reduces car dependence.
Morache is involved in an experimental development of this style in the Fall Creek neighborhood
(city of Ithaca)with five homes on Y3 of an acre. Groundbreaking should begin in the spring. He pre-
sented some ideas for ways that a similar model could be imprinted on Central Danby, in an area cen-
tered on the Danby Town Hall and Park.Neighborhoods might be connected by walkways with com-
munity parking lots.A sample plan was drafted for Olivia Vent's property in this location. Water/
sewage options included rain water collection,gray water recycling, and other alternative sewage sys-
tems which use the waste as an energy resource.
Morache presented a"planned unit development"zoning model in the hamlet area to accommo-
date this style of densely settled, energy independent development. This model maintains independent
development rights and varied architectural styles, and maintains the rural character of Danby. Mora-
che described this as"setting the zoning DNA"to set the direction for this type of development.
Planning Board members and Central Danby hamlet residents were enthusiastic about Morache's
ideas. The PB requested a copy of this presentation for future review.
Guillermo Metz asked questions and made comments on these ideas from the point of view as
Green Building and Renewable Energy Program Coordinator at Tompkins County Cooperative Ex-
tension. He described this model as a good way for the Town to survive and grow. He also provided
some information about potential development grants and offered to help move the process along.
Approval of Minutes:
RESOLUTION NO.29 OF 2010-APPROVAL OF MINUTES,09/15/2010
Resolved,That the Planning Board of the Town of Danby approves the minutes of its 09/15/2010 meeting.
Moved by Klingensmith, Second by Melchen
The motion passed by acclamation
Town Board Report:
Leslie Connors reported on recent actions by the Town Board. Conservation Advisory Council
interviews were held and appointments will be made in November. The TB is dropping the word
"agenda"from its first meeting in recognition that there are two business meetings.Agendas will be
posted on the Town web site the Saturday prior to Monday meetings. Connors reported on progress at
the Highway Salt Barn, and Danby's participation in a Cell Tower ordinance survey.
Draft DEC State Forest Management Plan:
Connors and Halton reported on action by Town Board,passing a resolution and comments
drafted by the Danby Gas Drilling Task Force. Roe presented a proposed letter from the Planning
Board on this matter. This letter would endorse the Town Board resolution in addition to making it's
own copies.
RESOLUTION NO.30 OF 2010-STATE FOREST PLAN LETTER
Resolved,That the Planning Board of the Town of Danby adopts the response letter written by Robert Roe
which supports the Town Board resolution and comments.
Moved by Klingensmith, Second by Strichartz. The motion passed.
In Favor: Klingensmith, Melchen, Strichartz, Roe
Sketch Plan Review, Troy Road Subdivision:
Presented by Sue Beeners and Jill Beach Howland. Four lot subdivisions are proposed, all of
which conform to zoning,to be split at the same time. Klingensmith expressed reservations about the
proposal. Beeners suggested that there might be some consideration for where housing would be lo-
cated on these lots. Howland said that neighbors have been informed of this plan, and some have al-
ready made purchase offers on some of these lots.
RESOLUTION NO.31 OF 2010-SET PUBLIC HEARING
Resolved,That the Planning Board of the Town of Danby sets a public hearing for tax parcel 4.-1-43 on Troy
Road subdivisions to take place at 7:00 pm on November 17 during its regular meeting.
Moved by Strichartz, Second by Melchen. The motion passed.
In Favor: Klingensmith, Melchen, Strichartz, Roe
There was a short discussion about the hamlet mapping work drafted by PB members. This will
be high on the agenda for the November meeting.
Information about additional options for training was given to the PB.
The meeting adjourned at 9:00pm.
Pamela S Goddard,Planning Board Secretary