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Home My WebLink About2012-10-23PB2012 -10-23 Page 1 of 6 Town of Dryden Planning Board October 230 2012 Members Present: Joseph Lalley, Chair; David Weinstein; Martin Hatch; Craig Anderson; Joe Laquatra; Wendy Martin; Torn Hatfield (7:45) Staff Present: Dan Kwasno ski, Director of Planning; Jane Nicholson, "fawn Planner; Erin Bieber, Recording Secretary, Town Board Liaison: Joe Solomon, Linda Levine and Mary Ann Sumner Guests: IVicl Bllisa,rio, Otis Phillips, Kim Klein, Michael Richardson, Janet Morgan Meeting was called to order by Chairman JAIey at 7 PM. Review and approval of Minutes from 27 September 2012, M. Hatch moved to approve, C. Anderson seconded, Wendy Martin and Joe Laquatra abstained, all else in favor. At 7:02 P - ML Hatch Motioned to begin the Varna Community Development Plan IDPublic Hearing, J. Laquatra seconded. Public Input: Mike Richardson (956 Dryden Read) IAr. Richardson was a member of the initial group that put together the plan and carne to the meeting to speak in favor of the plan, He feels it contains a good balance of interests. The plan presents a vision of Varna that is a friendly one and one that is sustainable. N David Weinstein - Stated that many have worked hard to put a vision on paper that would direct development in the Hamlet toward what the people in the Harn let would like to see in a Varna of the Future, How do we balance things? Wow do we remain a small hamlet with the wonderful natural surrounding environment but still be able to move forward? He feels the use of the Special Use Permit (SUP) to assess whether a proposal will fit in the comrnunity vision is a better plan, When he talked to people in the community about why they are concerned about pre - approving a bunch of uses, lie bega n to see, and it was voiced in the letter from Simon St. Laurant, if you step back and look at the density that may be permitted, it is a larger density than most want. He suggests thinl%ping hard about reducing those density numbers, PB201240 -23 Page 2 of 6 Kim Klein (14 Freese Road) Feels that there was a lot of input from the community and she appreciates the effort put in by the community, the Planning Board and the Planning Department, J. Lalley read an email from Simon St. Laurent (1259 Dryden Road) Dear Dryden Town Board, The Varna Development Plan work has turned out better than I initially expected, and In general I would encourage you to adopt it. I have two remaining sets of concerns, though I think they might be addressable through tweaks to the law and through careful maintenance of relations. First, It's a little under eight miles from'downtown Varna' to the Dryden Town Hall, but communications between those places haven't always been good. Varna residents have complained for years about the general lack of information coming from Town Hall. While this process was a major improvement, it shouldn't be the end of that conversation. The more the Town can do to notify residents of upcoming proposals, the more likely the Town is to remain a trusted partner of Varna residents. I would strongly encourage the Town to prefer implementation approaches that require notification of neighbors, and to make a practice of notifying neighbors even in cases where it may not be strictly necessary. Second, the proposed densities for the many of the Individual zones seem high. As Individual projects, doses of density may be fine, but this plan includes the potential for much more massive growth than Varna residents suggested at the start of the process that they would welcome. Complicating the situation is that much of Varna's property is concentrated in the hands of a small number of owners, several of whom have shown little interest in their neighbor's concerns. Rapid change is possible. ® I would strongly encourage the Town to revisit the plan in a few years, especially if development takes place - to examine how Infrastructure is holding up, to consider what has worked and what hasn't, and to figure out whether the proposed full buildout densities still look reasonable. Thanks, Simon St.Laurent 1259 Dryden Road, 14850 Town of Dryden J. Laquatra moved to close the public meeting at 7:12 PM. D. Weinstein seconded, and the public hearing was unanimously closed. M. Hatch - Commented on the St. Laurent letter by emphasizing his comments on keeping up the communication between Dryden and Varna. He believes openness can help alleviate or stave off problems in the future. Simon St. Laurent was talking about this especially about planning; he is speaking to a warning or caution about the future and how communication alleviates problems. RESOLUTION RECOMMENDING ADOPTION OF AN AMENDMENT TO THE TOWN OF DRYDEN'S 2005 COMPREHENSIVE PLAN ® Planning Board Member Joe Laquatra offered the following resolution and asked for its adoption: PB2012 -10 -23 Page 3 of 6 WHEREAS, the town board has requested the planning board to review and 9 P g report on an amendment to the town's 2005 Comprehensive Plan as the amendment relates to Varna; and WHEREAS, the town Planning Department, with assistance from Behan Planning and Design Consultants prepared a plan for Varna based upon input from the town board, planning board, ad hoc advisory board, Varna business owners and interests and the Varna community at large; and WHEREAS, as a result of the above efforts a report entitled Flamlet of Varna Community Development Plan was prepared and in various forms and times presented to the town board, the planning board and the community of Varna; and WHEREAS. the planning board held a public hearing on October 23, 2012 on the Flainlet of Varna Community Development Plan which would constitute an amendment to the town's 2005 Comprehensive Plan; and WHEREAS, after considering the comments of the public at the public hearing and thoroughly reviewing the Hamlet of Marna Community Development Plan, it is RESOLVED, that the planning board recommends that the town board adopt the is Plamlet of Varna Community Development Plan as an amendment to the town's 2005 Comprehensive Plan. Seconded: Wendv Martin Against: D. Weinstein For: J. Lalley M. Hatch C. Anderson Proposed amendments to Article VII Hamlet of Varna D. Weinstein stated there are a number of uses in various zones that the Varna Community Association wishes can only receive approval with SUP. The Association was unanimous in presenting the letter to the Board. A lot of the problem here is, we don't want to send a message to the developers that if the community is not really keen on their project, then they can get around it by reducing the densities, which will make the community more comfortable - the density is too vague. J. Malley asked what areas Weinstein was referring to. ® D. Weinstein listed the areas that the Varna Community still wants changed or that have changed. PB201240 -23 Page 4 of 6 1. mixed use district changed from SPR to SUP. 2. gas station changed to SUP. 3. retail shopping center plaza changed to SUP. 4. Congregate Care facility (mixed use and hamlet) - SUP. S. V1- mixed use changed to SUP. 6. Senior care V1(mixed use) and V2 changed to SUP. 7. Lodge or club is (traditional hamlet) not allowed V3. 8. recreational facility, mixed use and residential changed to SUP. J. Lalley asked Dan or Jane to explain the difference between Special Use Permit (SUP) and Site Plan Review (SPR). D. Kwasnowski stated the two processes are about the same. The SUP is a more general application that determines the usage of a site. The SPR determines the performance of the site and since the Varna plan is a focused plan that has already determined the usages of lots, the SPR is all that is needed. The Planning Department has examined the area lot by lot to determine what is permissible in each lot. J. Lalley asked what the input by the community is in the SUP v. the SPR? SPR process - normally some kind of sketch plan is presented and then based on the plan, if it is a big project a SPR will be required. Who makes the decision about whether to hold a public meeting? The SPR board but a SUP requires a public hearing. The Planning Board makes the decision in SPR to have a hearing or not. The sketch plan presented might be great and no hearing or SPR or SUP might be required. D. Weinstein expressed his concern over the lack of a public hearing and the lack of Community input. D. Kwasnowski stated that presumption is not correct- you would have to prove that something is not what the community wants and that it does not fit with the Varna community. He pointed out that the performance standards will deter large or unwelcomed contractors. M. Hatch asked what are the densities? D. Weinstein stated that just by talking to people in the community, they are nervous about the density rates. D. Kwasnowski pointed out that none of the densities are very large. PB201240 -23 Page 5 of 6 NW D. Weinstein is concerned with the Density- if all were filled to their maximum, the density in the hamlet will be too high. His suggestion is a reduction of these levels. Green bonuses - realistic densities are considerably lower than in this table and he does not see where the plan deals with this. Article 7 Hamlet of Varna (9/27/12) On a motion made by M. Hatch, the Planning Board voted to include the changes included in the Article 7, Sections 700 - 708. J. Laquatra seconded the motion. D. Weinstein voted against the motion. The remaining members voted in favor of the motion. Janet Morgan stated that the Board was spot on when you said that the concerns of people living in Varna revolved around being a part of the conversation - she was one of the members that signed the Varna Association letter. She asked whether there was any way to require notification of community members regarding building plans. SUP requires people be notified and involves members of the community; the SPR doesn't require the public be notified. D. Kwasnowski stated that it can be written in as part of the Town ordinance. J. Laquatra - the Planning Board gets to decide whether the proposal needs a SUP or ® SPR and can require a public hearing. J. Solomon feels the argument is like looking at oranges and oranges. In the SUP process we have a public meeting with public input. The Planning Board does a great job of looking at the recommendations and then takes it to the Town Board - either process will come to the same end. L. Levine wondered what would not rise to the level of public notice; what would the minimal be that needs public notice? D. Kwasnowski stated it depended on the comfort level of the board which has a lot to do with what direction the proposal takes. Example: Extra mart - did not need SUP - it was an improvement. L. Levine asked where a person can get information? J. Laquatra - look at the minutes. J. Morgan said there are 5 things still listed as SPR that the letter requested be changed to SUP - am 1 correct that those same uses are SUP in the rest of the town? Why is Varna a SPR? PB2012 -10 -23 Page 6 of 6 D. Kwasnowski - the plans are already made up and determined which reduces the options. D. Weinstein thanked the PB and D. Kwasnowski and J. Nicholson for listening to him talk and for taking his arguments into consideration. The Board also agreed that they should send an acknowledgement to Simon St. Laurent. J. Morgan asked if the PB acknowledged the Varna Community? There being no further business, on motion by J. Laquatra, seconded D. Weinstein and unanimously carried, the meeting was adjourned at 7:56 PM. The next meeting will be held November 29th at 7PM at the Dryden Town Mall. The Board will begin to review the Town's Comprehensive Plan. Respectfully submitted, N. Erin A. 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M. Doors this area Fommerical Wash & Rinse System 2'x 5' Combustion Air Louver ®New FD Warehouse New Mechanical Room (16' x 24') Fire Rated Construction 100 Gal. r= Steam t ....................... Kettle (D 0 Preparation :....... o Tables Condensate o_ Receiver (CR) 0 Future o Steam Kettle Non - rated Wall ....................... Existing 4" W Trench Drain ...................... ® Existing 12" x New H.M. 12" Floor Drain Doors ......................... .................,............. 300 Gal. Pasteurize & ........................ .............................., _ Existing non rated masonry wall Mix Tank 150 Gal Blend COP Wash Tank : Tank Walk In Cooler Future (12'x20') Expansion ......................... ............................... CR ,............... .............................., Bottle area for larger W IP Insulated Slide Gate door tanks Vinyl Strip Curtain Future Pasteurize and Future Blend Mix Tank Tank Walk In Freezer (12'x20') Bottle Fill & Cap Machine 17-71 1 Pad for Condenser Existing H.M Units and OH Door The Indian Milk & Honey Corp. Project: Manufacturing Facility Project No. Scale: 1/8" = 1'- 0" C O N S T R U C T I O N Dwg. Title: Conceptual General Arraignment Dwg. No. SK-1 12/3/12 Arthur M. Fives 126 turkey Hill Road Ithaca, NY 14850 607- 327 -0556 December 12, 2012 Town of Dryden Building Dept. 93 East Main Street Dryden, NY 13053 Attention Kevin Ezell The purpose of this space reconfiguration is to create an area to produce malt for the local food and brewing industry. We propose to accept 2 -row barley into our storage silo using an auger to transport it from the truck to the silo. From the silo it will be loaded into the malting vessel, (a special use silo) where the grain will be soaked in water for 8 -10 hours then allowed to rest while fresh, tempered air is introduced to the grain to maximize growing conditions. After approximately 4 days the grain is ready to be dried by increasing the airflow and heat to 2000 cfm at 125 degrees respectively. This drying process takes around 24 hours. At which time you finish the grain by increasing the heat to 165 degrees for 2 hours. The finished grain is then unloaded into the staging silo where it is stored temporarily when it is sent to the bagging line where the grain fills 55 lb. bags and is stacked on a pallet and placed in the storage area. To accomplish this sequence of activities we would like to enclose an area around 625 square feet with a concrete floor and gypsum board walls and ceilings in the existing shed on the property. 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