HomeMy WebLinkAbout2005-11-08Town of Dryden Planning Board
November 8h, 2005
Members Present: Chair. Barbara Caldwell, Tom Hatfield, Jim Crawford, Joseph
Lalley, Joe Laquatra, Russell Beck, David Weinstein
Others Present: Ted Lauve (Applicant), Donald Tenkate (Neighbor), Henry
Slater, David Putnam, Dan Kwasnowski & Kris Strickland
Agenda: Byrn Mawr Preliminary Subdivision Approval
Dan Kwasnowski: Cluster Development Models
Byrn Mawr Preliminary Approval
B. Caldwell
Please take notice that the Planning Board for the Town of
Dryden will conduct a public hearing to consider the
applications of Keystone Associates, agent for Matrix Energy
Systems, Inc., New York who is requesting approval of a
proposed phase (1) 6 -lot subdivision at or about 251 - 405
Wood Road, Freeville, NY 13068, within the 'Town of Dryden.
T. Lauve
We renamed the subdivision Byrn Mawr Estates at the
request of the owner of Matrix Energy Systems and we
reduced the total number of lots from 48 to 37 to reduce the
intensity of the subdivision based on the Planning Boards
previous comment: regarded in the sketch plan. We went to an
average of about 3' /Z to 4 acres per lot. We have two creek
crossings for the creek that runs basically through the center
of the site and we've avoided the wetlands so that there won't
be any disturbance to any of the designated and delineated
wetlands at the site. We've proposed down site wells and
separate septic systems for each lot, which has been reviewed
by the Health Dept. We did do a percolation test and did testis
throughout the site and at least two percolation tests for each
lot in the first section, (6 lots).
B. Caldwell
Phase 1. the amount of roads, there is a concern expressed
whether it was the first part of the road or the road in general
was expressed by the town highway.
T. Lauve
Actually phase one does not include the construction of any
new roads at all. All new lots have lawns existing with roads.
B. Caldwell
That road section that is to be built is that wide enough to
have a multiple curbs or some sort of widening for extra
emergency.
T. Lauve
It does include the standard road section (the town standard),
which is the ten -foot lane and the five -foot shoulder on each
side. At the initial request of the planning board we did have
the sidewalk as part of the access road up to the intersection
but at the request of the Town Highway Superintendent that
has been removed for safety reasons, so it no longer exists on
the plan.
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J. Lallev
The drawing we have shows a sidewalk on the south side of
the road and one of my questions was that it was all about the
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curb and if the sidewalk was really important or not.
T. Lauve
That was a mistake about the sidewalk it should not be there.
The drawings and some of the details were inconsistent.
D. Weinstein
Did you find sufficient well water?
T. Lauve
At this time we did not install the well we are going to wait
and see what the Planning Board would like to see at this
time before we went to the expense. And when we do it we can
do it soon and what we can do is put it on lot one or lot six
whichever lot is most likely to be built first. There is a new
home just across the road and it has its onsite well and septic
system and 1 talked to them about it,
B. Caldwell
How many phases do you anticipate this to be or do you really
want to wait and see. I ain thinking two. If we reach a point
where we have an effective cluster addendum or change in our
subdivision ordinance. You could see that it is possible to
change in the ultimate phases.
T. Lauve
No not really we have two phases right now, phase one is of
course 6 lots and phase two is lot 7 to 18, another 12 lots.
And phase three will be the remainder of 19 lots. Because of
soil and space requirements for onsite septic systems and
wells and separation distances we don't see cluster
development happening.
B. Caldwell
Unless something unusual occurs as a result of building
phase one, the ultimate design will probably be what we think
now.
D. Weinstein
1 assume you are planning a Homeowners Association.
® T. Lauve
That's correct the Homeowners Association would be taking
over operation maintenance of the storm water pond and will
also maintain the common area of wetland and gravel at the
drive up parking area.
B. Caldwell
At what point will this Homeowners Association be
established?
T. Lauve
It will be a part of a requirement of every deed of every lot
beginning with lot one.
J. Lalley
Could the association then address what the superintendent
is concerned about with the sidewalks there, because his
concern is that they would not be maintained and end up
being the town's responsibility.
T. Lauve
A sidewalk would be within the Town of Dryden's highway
right of way and you could not make the Homeowners
Association responsible for property they don't own.
J. Lalley
Tice.
B. Caldwell
With only one access point onto the road there this has been
our concern when there is that many lots. That if something
occurs down there near that one exit. Is there room for
emergency vehicles to pet through?
T. Lauve
I think the highway superintendent should address that with
your 60 -foot right of way the, 1.0 -foot lane and a 5 -foot
shoulder, which is enough for two vehicles to cross, if one
lane were destructed.
J. Lalley
As a point of order what persuasion does the highway
superintendent have in this matter?
® B. Caldwell
The road would have to be his concern.
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T. Lauve
What you would be doing to the sidewalk is you would have
the outside of the gravel shoulder and push the ditch into the
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lot numbers 5 and 7. You could think about it increasing the
Town Highway right of way from 60 feet to 65 or 70 feet.
D. Putnam
He would have to re -dig the ditch; the ditch couldn't be in
between the sidewalk and the shoulder.
B. Caldwell
No because then the vehicles wouldn't be able to use it.
T. Lauve
We would have to start to build the sidewalks, we already
discussed this, and it is a pretty dense development to not
have it.
B. Caldwell
Henry, what has been the track record and how has the
situations been handled with that particular entrance?
H. Slater
Well, there is no track record neither good, nor bad it has not
been a subject visible by anyone.
D. Putnam
The right of way was substandard and was only 50 feet, and
the sidewalk was added to get the extra road.
B. Caldwell
That was our concern, you understand our concern on that
don't you?
D. Putnam
There wasn't room enough to build the 30 ft. road and get
the ditches in, so they put a storm sewer on one side and a
sidewalk on the other.
B. Caldwell
Have you had them get in contact with the fire department.
T. Lauve
No I haven't.
D. Weinstein
Questioned not only endangered but also threatened species.
Also felt that there were more than the two listed.
D. Kwasnowski
Indicated that Fish and Wildlife along with Natural IIeritage
should be consulted.
T. Lauve
Stated the species found were categorized differently in two
areas. DEC asked to keep the species confidential.
B. Caldwell
Members of the public if you have questions or comments
please identify yourself.
Don Tenkate
A neighbor of this property on 235 Wood Road. I am curious
about the septic in that the perk test came out ok. I do ask
that the Town monitor this because the soil through there is
clay. I have farmed this land for 25 years on both sides of it. I
would be curious that the septic would drain with out sand
filters.
T. Hatfield
The test indicated that all the houses had to have sand filters.
T. Lauve
We have designed alternate systems which is a different sand
filter with a down stream mound with a channel trench.
D. Tenkate
Another question I have is your company going to be building
or just selling the lots?
T Lauve
I believe our client is just going to be selling the sites.
D. Tenkate
Are there going to be restrictions on what type of housing?
T. Lauve
There could be but that is yet to be determined.
D. Tenkate
A date on when this is to happen?
T. Lauve
When all the approvals are granted and the plat is filed. Not
this year.
B. Caldwell
Any further questions?
D. Putnam
We will be having a meeting to iron out some storm water
issues before a final can be approved. There are also a couple
of typo errors and some clarifications. It is mainly different
interpretations of the storm water.
B. Caldwell
Dan would you like to comment at this paint?
D. Kwasnowski
I have some storm water issues as well and I will sit down
with Millers and have a discussion.
I would like a possibility of considering smaller lot sizes
because one of my concerns is the species in the area. Once
the lot is sold a house is put on the lot then there really is
nothing to protect this. 1 would like to consider this in the
later phases. This may go into the homeowners association.
The protection of the stream and the wetland. I thought the
sidewalks was a nice idea.
We had previously talked about the amount of curb cuts in
phase 1. 1 realize we are in the second stage of review here but
I was looking at this road and it would be my comment that it
would be possible to provide access to these lots within the
subdivision not off of Wood Road. This is just a comment on
my part.
The Board discussed the possibility of eliminating some of the
curb cuts. After discussion decided it was best left as is.
D. Tenkate
'There may be a problem with that one driveway next to the
hill.
B. Caldwell
I think at one point we talked about trying to have the
driveway at the south edge of that particular lot. To least
maximize the site distance.
T. Lauve
We have it at the lower side right now but it could be moved
closer to the south line and still maintain all the separation
distances.
B. Caldwell
It may need to be put in as a stipulation (this lot is 1)
D. Putnam
I would like to make the suggestion that the driveway be sited
in the field for the best possible location on that lot for site
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distance. Not saying that it would be at the South boundary.
It may turn out that the North boundary is better.
D. Weinstein
Do we have any experience with these sand filters?
D. Putnam
There are many developments in Tompkins County that are
strictly sand filters.
T. Lauve
There is 100 % replacement area.
J. Lal.ley
I would like to see some sort of comment from the emergency
services as to how they feel about this road way. Based on
what I have heard tonight I realize that they could get by if
there was an emergency. For final I would like to see
something from the Etna Fire Dept.
B. Caldwell
We would need to see on the plat the driveway for Lot 1. Also
any homeowners agreement would need to go before the Town
Attorney,
D. Weinstein
I am a little confused as to where the wetlands are. There was
an earlier map that seems to correspond to this current page
3.
T. Lauve
There are 4 wetlands and 3 major ones.
D. Weinstein
I would like to stipulate a 100 -foot setback for the structures.
The closer structures get to the wetland the more trouble we
would be in.
T. Lauve
I agree, it is understood in the protected wetland regulations.
B. Caldwell
But will a homeowner understand? This would need to be put
into a stipulation.
R. Beck
There was some concern as to what types of houses would be
allowed on here.
B. Caldwell
Any other concerns?
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J. Lalley Moved to close the public hearing.
J. Crawford Second.
B. Caldwell Closed the public hearing with all voting yes at 7:52
The board went: on to review the SEQR with concerns on the
following:
Page 2 - change Wood Road Subdivision to new name
Page 6 - 7d change Section = Phase (map should correspond)
Concerns at this point:
a. Homeowners Association agreement to be looked at by
both use and the Town Attorney
b. Has the name Judith been cleared with the County
Emergency people
c. Etna Fire Department comment on the adequacy of the
road and any other comments
d. Comment from US Fish and Wildlife on threatened,
rare and endangered species
e. Resolve issues from raised in the letter from Scirabba
dated 11/17/05
f. Spelling out the distance from the wetlands for
structures and what can be done with that distance
And that is going in the Homeowners Association
agreement
g. A final plat, corrected
h. The annotations about the appropriate distance for the
distance from the wetlands will be on the plat itself for
enforcement purposes
i. Appropriate Approvals
J. Lalley Move to accept changes in SEQR and concerns of the Board.
T. Hatfield Second.
B. Caldwell All in favor?
All Yes,
D. Kwasnowski Explained to the Board the current issue with the County taking over
the PDR grants. The County actually applied for this grant when
technically this is the Town's jurisdiction. This is a land use issue.
There will be a letter sent to Barton and Loguidice with the Planning
Board members being copied.
Discussion on Cluster Subdivision
Dan Kwasnowski provided the planning board with information on
the major issues with the cluster subdivision.
The first issue is the Department of Health's water requirements for
septic system and that the lots need to be smaller. Therefore the
wetlands at the lower boundaries can be part of the reserve. Also the
road requirements, emergency vehicles need to have access at all
time, and the subdivision driveways need to be smaller and allow
easy access, also storm water control, and the road size.
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Other issues discussed:
• Wind Energy ordinance
• I have been appointed as a representative of the Town to EMC
• The Dryden- Freeville Trail progressing
• Ellis Hollow Water
• Cornell University Resource Committee
• Discussion on cluster subdivision ordinances and the
importm -it issued to consider
Meeting adjourned at 9:07 pm
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