HomeMy WebLinkAbout2012-05-24 Danby Planning Board
Minutes of Public Hearing and Meeting
May 24, 2012
Present:
Joel Gagnon
Anne Klingensmith
Frank Kruppa
Ted Melchen
Steve Selin
Naomi Strichartz
Robert Roe
Others Present:
Secretary Pamela Goddard
Code Officer Sue Beeners
Town Board Leslie Connors
Public Jeff and Sherry Huddle, Garry Huddle, Margie and John VanDeMark
The Planning Board Public Hearing was opened at 7:03pm
Huddle Flag Lot
The following legal notice was read:
PLEASE TAKE NOTICE,that the Town of Danby Planning Board will hold the following Public Hearing at 7:00pm
on May 24 at the Danby Town Hall, 1830 Danby Road, Ithaca, NY:
Public Hearing to Consider Approval of the proposed subdivision of a 13.62-acre portion of Tax Parcel 8.-1-5.2
into a 2.04-acre lot with 242 +/-feet of frontage and containing an existing house at 400 Comfort Road; and an
11.58-acre lot with 52+/-feet of frontage. A variance of the minimum 200-foot frontage requirement of Sec.
600, Para. 5 of the Town of Danby Zoning Ordinance was granted by the Town Board of Zoning Appeals on April
18, 2012 to allow a minimum of 50 feet of frontage on the second lot. Jeffrey Huddle, applicant, John and Mar-
jory Van De Mark, owners.
All persons will be heard either in writing or in person.
The Planning Board heard input from the VanDeMarks (who expressed support for the Huddles
as neighbors) and from Huddles. No other communication was received in any form.
Code Officer Beeners and applicant Huddle answered questions about the proposed placement of
a new house and the Huddle's intention to continue leasing the open field for farming.
The Planning Board Public Hearing was closed at 7:08pm
The Planning Board Meeting was opened at 7:08pm
Consider Flag Lot
The Board held a short discussion about the proposed subdivision. It was noted that there were no
objections to the proposal from any of the neighbors.
RESOLUTION NO.12 OF 2012-SEQR DETERMINATION,PROPOSED MINOR SUBDMSION,400 COMFORT ROAD
Whereas,this action is to Consider Approval of the proposed subdivision of a 13.62-acre portion of Tax Parcel
8.-1-5.2 into a 2.04-acre lot with 242 +/-feet of frontage and containing an existing house at 400 Comfort Road;
and an 11.58-acre lot with 52+/-feet of frontage. A variance of the minimum 200-foot frontage requirement of
Sec. 600, Para. 5 of the Town of Danby Zoning Ordinance was granted by the Town Board of Zoning Appeals on
Planning Board_Minutes_20120524•Monday,June 4,2012 Page 1 of 4
April 18, 2012 to allow a minimum of 50 feet of frontage on the second lot. Jeffrey Huddle, applicant, John and
Marjory Van De Mark, owners; and
Whereas, this is an Unlisted Action for which the Town of Danby Planning Board is acting as Lead Agency in
environmental review of the proposed subdivision; and
Whereas, the Planning Board has reviewed the Short Environmental Assessment Form and the draft environ-
mental assessment by the Code Enforcement Officer, recommending that a negative determination of environ-
mental significance be made for this action; Now,Therefore it is
Resolved,that the Town of Danby Planning Board accepts the draft environmental assessment and hereby
makes a negative determination of environmental significance for this action.
Moved by Strichartz, Second by Gagnon.
In Favor: Gagnon, Klingensmith, Kruppa, Melchen, Selin, Strichartz, Roe
RESOLUTION NO.13 OF MAY 24,2012—APPROVAL, PROPOSED MINOR SUBDIVISION,400 COMFORT ROAD
Whereas,this action is to Consider Approval of the proposed subdivision of a 13.62-acre portion of Tax Parcel
8.-1-5.2 into a 2.04-acre lot with 242 +/-feet of frontage and containing an existing house at 400 Comfort Road;
and an 11.58-acre lot with 52+/-feet of frontage. A variance of the minimum 200-foot frontage requirement of
Sec. 600, Para. 5 of the Town of Danby Zoning Ordinance was granted by the Town Board of Zoning Appeals on
April 18, 2012 to allow a minimum of 50 feet of frontage on the second lot. Jeffrey Huddle, applicant, John and
Marjory Van De Mark, owners; and
Whereas, this is an Unlisted Action for which the Town of Danby Planning Board, acting as Lead Agency in envi-
ronmental review, has on May 24, 2012 made a negative determination of environmental significance; and
Whereas, the Planning Board on May 24, 2012 has held a public hearing on the matter; Now,Therefore it is
Resolved,that the Town of Danby Planning Board grants approval to the proposed subdivision of a 13.62-acre
portion of Tax Parcel 8.-1-5.2 into a 2.04-acre lot with 242+/-feet of frontage and containing an existing house at
400 Comfort Road; and an 11.58-acre lot with 52+/-feet of frontage,with the condition that said 13.62 acre
portion not be further subdivided beyond that approved this date.
Moved by Strichartz, Second by Melchen.
In Favor: Gagnon, Klingensmith, Kruppa, Melchen, Selin, Strichartz, Roe
Town Board Report
Connors informed the PB of recent actions by the Town Board, including progress on the West
Danby Water District improvement project. Connors informed the Board that there will be a presenta-
tion by the Finger Lakes Land Trust in June. Members of the Planning Board and Conservation Advi-
sory Council will be invited to attend. She also noted the success of community activities such as the
Plant Exchange and a benefit held at the Danby Fire Hall.
Approve Minutes
RESOLUTION NO.14 OF 2012-APPROVE MINUTES
Resolved,that the Planning Board of the Town of Danby approves the minutes of April 26, 2012.
Moved by Gagnon, Second by Kruppa.
In Favor: Gagnon, Klingensmith, Kruppa, Melchen, Strichartz
Abstain: Selin, Roe
Member Item
Klingensmith reported on activities of the Danby Gas Drilling Task Force and informed the PB of
a current effort to enlist elected officials, across the state, in signing a letter to Gov. Cuomo asking for
continuation of a moratorium on fydrofracking. She encouraged members of the PB to reach out to
any elected officials they might know,to encourage them to sign on. It was noted that elected officials
in Danby have already signed onto the letter.
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The Planning Board Meeting shifted to a Work Session at 7:26pm
Water/Sewer Regulations
Kruppa gave a substantial report on current state and county rules regarding water and sewer sys-
tems.He advised the PB that local and state regulations for waste water treatment are restrictive and
intend to become more so. Some rules which open the door to alternative or engineered systems were
"accidentally left in"the regulations and are intended to be removed at the next update. Large engi-
neered systems, for more than 1,000 gallons, can still be approved. There is also a minimum lot size
of one acre in the local sanitary code. If a residence is on public water, such as in West Danby,the lot
size can be reduced to half an acre.
There was a lengthy discussion of the practicality of shared systems between multiple households
as a way to increase density in a hamlet area. Shared systems require a"Responsible Management
Entity"to oversee and maintain the system.This is possible (as in the case of White Hawk EcoVil-
lage)but add a layer of complexity.
Kruppa reported that the Health Department will consider any and all options for individual pro-
jects but, from a planning perspective, "the rule is the rule."Beeners raised the question, "Is density
the only way to create a Hamlet?"This led to a discussion of mixed use development, increased so-
cial activity and pedestrian traffic. Klingensmith suggested that the PB draft potential hamlet zoning
changes, as allowed by the rules of the sanitary code, and present the recommendations to the Town
Board.
Comprehensive Plan Work Session
The PB continued discussion of a work plan for reviewing the Comprehensive Plan and Hamlet
Plan. Each member of the Planning Board reported on their review of their chosen focus section.
Agriculture: Strichartz reported on more interviews conducted with individuals engaged in agri-
culture. There is a widespread concern about access to water for farm animals. There is a concern that
all sizes of animals are prohibited from drinking from streams,ponds, etc.Access to water is more of
a concern than water quality. There is a need for more education about land use regulations.
Natural Resources: Klingensmith described her interest in devising some type of survey in order
to gain public input in order to assess needs and recommendations for revisions to this section. This
might be distributed through a variety of means. There was an extensive discussion of designing sur-
vey and how to conduct the same in relation to natural resources. It was suggested that the Town of
Ulysses might have a valuable model. Klingensmith hopes to distributed a survey this summer.
There was a related discussion about the use/protection of such natural resources as drinking wa-
ter,rural quiet, dark night skies, and open space/the right to fence private property(the"Emerald
Necklace"). The CAC open space inventory may be useful in this review.
Utilities and Communication is being reviewed by Selin. The need for a Broadband buildout to
parts of the Town needs to be added. There is currently inadequate information about pipelines in the
Comprehensive Plan. Beeners and others offered resources for information about planning around
pipelines. Best practice includes devising an overlay buffer zone to limit development in pipeline
right-of-ways. Buffer zones are seen as a hazard mitigation effort for pipeline blast zones. There are
concerns about existing pipelines in the highly developed areas near the highly erodible steep slopes
of Buttermilk Creek. There are also questions about the age of existing pipelines.
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Next Steps/June Agenda
There will be further updates at the next meeting regarding other sections of the Comprehensive
Plan(Historic/Cultural Resources,Housing/Transportation,Economy, Land Use). Beeners suggested
that the PB consider where highly qualified interns could be useful for review and editing and that
this consideration be part of the next meeting's discussion.
There will be a discussion regarding drafting set of proposed zoning changes related to a possible
Hamlet Plan, for presentation to the Town Board. This will include mapping areas which are unavail-
able for a hamlet due to various constraints.
Adjournment
The Work Session/Meeting was adjourned at 9:03 pm.
Pamela S Goddard,Planning Board Secretary
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