Back in 1999 and 2000, the Varna Community Association was looking ahead to how their hamlet should look, setting concrete goals that described their hopes. As I mentioned earlier, some parts of that plan have only just recently come to pass, while other parts have developed over the years.
This vision is obviously far more specific to Varna than the hamlet sections of the Comprehensive Plan I posted earlier. It's also more of a brainstorm and less of a polished document, having had far less time to percolate, fewer people arguing over it, and no paid consultant to formalize it. In many ways, however, I think that's a virtue, as it offers a snapshot of people's ideas.
I've posted the complete original plan, as well as a condensed version (45KB PDF) David Weinstein assembled. The original starts with lots of history and includes more information, while the condensed version focuses on goals and objectives.
(I've put my own updates this, indicating things that were completed, in curly brackets ({}).)
Purpose: The purpose of this plan is to address issues in the community which have had and continue to have a deteriorating effect on the community, both with regard to quality of life and livability concerns as well as maintaining and encouraging commercial activity which will help revitalize the community.
The hamlet had its beginnings in 1859 when farmers purchased properties to the east of Game Farm Rd, built houses and settled together to form the community known as Varna. Up until nearly the middle of the last century, Varna had all the components of a viable community. The hamlet contained two churches, a post office, school, tavern, hotel, dance hall, grocery and a carriage shop which later converted to a garage and gas station.
The railroad also went through Varna, connecting the hamlet to larger communities and markets and accommodating mass transit for travelers, hauling supplies, farm animals and other merchandise. The rail depot was purchased by a private individual after the railroad stopped running and converted it into a small house. Other changes included the hotel which was located at the current Mt. Pleasant Rd intersection with Rt 366. After the hotel closed it was moved back from the road where it stands today and then converted into apartments. The former post office was located just across the street from the current Methodist Church.
Varna at one time had a small industry. Fall Creek flows through Varna and many mills were located on Fall Creek. In Varna there were two mills--a sawmill located at 944 Dryden Rd near where the hexagonal red barn is located today and a grist mill located just down the road from the saw mill.
The first school was located on the corner of Freese Road and Rt 366 and was later moved across the street and operated as a "one room school" until the late 1940s when Varna School consolidated with the Ithaca City School District. In the late 1920s and early 1930s electricity and street lights came to Varna. Later in the 1960s sewer and water were made available.
The "tavern property" was located in the center of the hamlet at 922 Dryden Rd. Drovers from the surrounding areas frequented the tavern, having brought their livestock to Varna, and then stayed overnight before continuing over the Catskill Turnpike to Owego where animals were loaded onto rail cars bound for New York City.
In its early years Varna consisted mostly of farm families and children. In 1949 the community recognized the need for a community center to hold public meetings, and provide spaces for other public and private events. Property was acquired and the center was built using all local people and resources. Later a playground was added for the children. The Center then became the hub of activity in Varna. Scout troops for both boys and girls were organized along with 4H, Home Bureau, a summer playschool, and a senior citizens group. Several of these activities continue at the Center and others such as the youth programs are being reactivated after a hiatus.
After a barn fire, the community decided it needed a fire company located in Varna. The Varna Fire Company was organized in the early 1950s and housed in the Community Center until 1968 when the Varna Community Association sold an adjoining parcel of land to the Fire Company to allow for expansion and to build an addition onto the original Community Center Building. In 1998 the Fire Company moved to a new facility on Turkey Hill Road and sold their building adjoining the Community Center to Bell's AutoCare.
In the words of one long-time resident, " Varna is [and has been] a genuinely nice place to live".
Varna is a hamlet located mostly along State Route 366 between Game Farm Road to the west and the intersection of Rt 366 with Rt 13 to the east. We would also include residents in the area on the north along Freese Rd to Hanshaw Rd and Forest Home Drive to the Town Line; and on the south along Baker Hill Rd and Deer Haven Rd across Mt. Pleasant to the intersection of Turkey Hill Rd and Stevens Rd continuing along Stevens Rd to Game Farm Rd.
Land use as defined by Tompkins County Assessment property codes includes a substantial land area that is owned by Cornell University and is classified as either undeveloped (which includes the protected Cornell Plantation lands) or agriculture. Most of the remaining area is classified as residential. The majority of commercial development is located near the intersection of Mt. Pleasant Rd and Rt 366 and further to the west along Rt 366 (see map) {Sorry, I don't have the map}. This area holds the most promise for commercial revitalization which conforms to a small scale mixed uses and which are compatible with a moderately dense residential neighborhood.
According to the 1990 census figures the Hamlet area as defined above has a population of 983. Within these demographics there are 198 family households listed. The total housing stock equals 477 units of which 196 are rental units and 136 are single family residences. Median house value ranges from 32,500 to 225,000 with most units valued under $100,000 (1990 valuation). Most of the population and housing density exists between Turkey Hill and Monkey Run Roads on the east and Game Farm Road on the west. {For more recent demographics, see my hamlet census and hamlet density pieces.}
Businesses in the hamlet include the following: Treeforms, Saunder's Greenhouse, The Antlers Restaurant, Service Master Cleaners, Staley Associates, Embassy Inn, Pleasant Valley Electrical Contractor, Fantasy Auto Repair, Bell's AutoCare, Varna Auto and the Varna Inn, Savage Creek Hair Salon and Hillside Acres (home trailer sales/rentals). In addition, Kimball Realestate and Lucente Homes manage the bulk of apartment rental units in the hamlet. In summary, there is one furniture store, two motels, three auto repair businesses, one gas station, one hair salon with the remaining being professional or service oriented businesses. In addition, to storefront businesses there are two lawn care businesses that operate in the hamlet and a few small home-based consulting offices.
Community and public places include the Varna Community Center, the Varna Fire Company, State Game Farm and Cornell Plantations lands including Park Park located at the corner of Rt 366 and Forest Home Drive. Cornell University lands also include an undeveloped mostly landlocked forested area to the south of the Varna Community Center and experimental fields to the north of Fall Creek. Fall Creek runs through the hamlet with most of the development directly to the south of the creek. Hiking trails are located in the Park Park and in the Cornell Plantation lands bordering the south side of the creek. An undeveloped, proposed hiking trail runs along an old railroad right a way cutting through the center of the hamlet.
The Varna Community Association runs and maintains the Community Center located at 943 Dryden Rd. During the past three years, the Association has raised over $60,000 in funds to renovate the building, build a community playground and a trail linking the Center to the Hillside Acres Trailer Park. The Community Center is the focus for community events and programs to support community programs including Alcoholics Anonymous, Varna Chapter of the Tompkins County Senior Citizens, summer youth programs and an after school science club. The Center is also available for public meetings and low-cost private rentals.
A number of revitalization issues have been identified which impact the hamlet in different ways. The broad categories include: the proportion of home ownership to rental units; the lack of businesses or commercial establishments which might cater to pedestrian traffic within the hamlet such as a diner or coffee shop; and the need to enhance: community connections, public safety, beautification, transportation and public awareness of community affairs.
Goal: Work with the Town to reexamine zoning in the hamlet so as to focus and limit certain types of development, identify a commercial center and enhance the prospects for more owner occupied single family residences redressing the current imbalance of rental to permanent residences.
Current zoning in the hamlet is RC, one of the least restrictive as to where commercial and multiple housing units can occur. The current definition even allows for agricultural uses. Aside from the agricultural experimental fields on Cornell lands across the creek and adjacent to Mt. Pleasant Road; the only other agricultural use is the Game Farm which is used to raise game birds for release. Commercial agriculture no longer exists in the hamlet area.
The area from just east of the Mt. Pleasant Road/Rt 366 intersection west to the Hillside Acres Trailer Park represents the densest development and population in Varna. It also includes most of the existing commercial establishments except for a few scattered along Rt 366 toward the eastern boundary of the hamlet. In addition, there are some lots and spaces where new commercial activities might locate within this area.
Aside from the hair salon close to the Hillside Acres Trailer park and a laundry facility in the small commercial development adjacent to the junction of Mt. Pleasant Rd and Rt 366 there are no commercial establishments such as a food mart, coffee shop or diner which might be located close to residential center and serve pedestrian traffic. While there may be some question as to the viability of such an enterprise, it is possible that such a facility if appropriately planned and scaled may be financial successful and may also create a locus for community networking on a more daily basis. The commercial area located at the intersection of Mt. Pleasant and Rt 366 is currently underdeveloped. Likewise, there also exist vacant lots/and spaces to the west of this intersection along Rt 366. These locations are within easy walking distance of a substantial residential population.
The other area of the hamlet where there has been commercial activity is on the eastern edge of the hamlet near the junction of Rts 366 and 13. Two large commercial lots remain empty located near the existing TreeForms Furniture store. Located at these sites previously were the State Police barracks and the Box Car restaurant. These lots have sewer and water and significant paved areas for parking and represent in addition an excellent location for a Park and Ride facility to reduce commuter traffic through Varna (see below). {The State Police barracks is now AAA, while the Box Car is now The Orchid Place.}
As indicated from the 1990 census data, the demographics indicate that over a third of the housing units are rental exceeding the number of single family housing units. Many of these rental units are occupied by Cornell University students or families or individuals renting trailer units. A majority of the housing stock is less than $100,000 in 1990 value. As a measure of income distribution, the hamlet demographics include a majority of low to moderate income populations including a substantial number of elderly.
With the large number of rental units in the hamlet, especially student housing, a substantial component of the population tends to be mobile. This combined with the relatively low proportion of single family home ownership creates a measure of transience in the community. The average income level and housing values is also skewed by the number of residents housed in the three trailer parks within the hamlet. Hillside Acres is by far the largest with about 50 percent of the trailers privately owned. The other two smaller parks are located off Forest Home Drive and Freese Rd. Raising the proportion of single family home ownership might be one way of increasing community cohesion and creating support for certain kinds of commercial development and/or expansion within the hamlet.
Objective:
Work with the Town to revise the zoning for the hamlet area in order to identify areas where commercial development and mixed use is compatible with existing residential neighborhoods. Define the types of commercial activity compatible with a mixed use zone. Designate ares where high density multiple unit housing can be located and areas which are reserved for single family housing development.
Goal: Continue to renovate and make improvements to the Varna Community Center, improve landscaping of its grounds and generally enhance the space for use by the public.
Currently, the Varna Community Center is the only public place available for community support programs, events and public meetings in the hamlet. In the past three years the Center and the Varna Community Association, Inc. which owns the facility have both undergone substantial positive change. The Association raised over $60,000 to renovate, expand the facility and bring it up to current building code. The original building was built with donated materials and labor and no longer met current standards. Most of the several thousand hours of labor associated with the latest renovation was also donated.
The Center provides space for a range of activities associated with assisting community cohesion. Summer youth camps have been held the past two summers. Dryden youth have participated in helping construct the community playground, After school programs have been supported by local residents the past three years including a home work club and a science club. The center provides free space for the Varna Senior Association and Alcoholics Anonymnous and hosts a local card club. In addition, the Center serves as a voting center, and meeting for public meetings. In the past the town board and planning board has held several public forums at the Center regarding potential impacts to the community. Finally, the Center serves the community as a place which can be rented inexpensively and used for private parties and events such as wedding and anniversary parties. Completing remaining renovations and improvements on the Center building and grounds and assuring long-term fiscal stability for operations and maintenance of the facility are critical to maintaining this space as a community center.
Associated with the Center grounds is a community playground which was completed this past summer. This is the only playground within a several mile area, and is a focus for outdoor youth activities. This past summer the playground was upgraded with the assistance of the Ithaca Youth Bureau and Dryden youth who also constructed a bridge and connecting trail to the Hillside Acres Trailer Park permitting a safe passage for children from the trailer park to use the playground without having to traverse the shoulder of Rt 366.
Objective:
Goal: Support trail and sidewalk construction for pedestrian traffic and improve safety for pedestrian and cyclist traffic along Rt 366.
Aside from the recently constructed trail connecting the Center playground with the Hillside Acres Trailer Park there are few pedestrian walkways in the hamlet. The old railroad right of way is one which provides a hiking trail through the center of the hamlet, but access is only from Mt. Pleasant Rd and the trail is largely undeveloped with the need for upgrading especially to make it a public right of way. The Town of Dryden has expressed interest in developing it as a public right of way for pedestrian traffic. In this same vein there are no connecting pedestrian walkways along frontages connecting houses in the hamlet. Given that the set speed limit is 40 mph and traffic largely moves in excess of the speed limit and given that the only pedestrian walkway is on the shoulder of the highway, this poses some considerable risk and impediment to pedestrians who wish to walk to visit neighbors or just take a leisurely stroll. Without safe pedestrian ways there is a barrier for neighbors to visit and to get to know newcomers in the hamlet and for children to travel safely to the community playground.
Objective:
Goal: Work to enhance community pride, beautification and involvement in community affairs.
Civic pride and responsibility is based on voter participation in local affairs. This is a responsibility of being a good citizen. The Community Center is a designated polling place for regular elections. The Center Board petitioned the School District to reestablish voting on school elections at Varna as well. In the past year the School Board has reinstated Varna as a polling place; thereby making it easier to senior citizens to vote. A corollary to this is that it makes it possible for registering new voters and encouraging voting participation by holding information forums on candidates for local elections. In the past year the Center in cooperation with the League of Women Voters held a forum for candidates for the Town election.
At one time Varna had a hospitality committee which greeted newcomers to the hamlet. While this may seem to be an old fashioned concept in todays telecommunications world, it nevertheless may be just as valid in terms of being appreciated and welcomed to the community. There are hurdles to implementing such a program, given that Varna has a large transient student population and lacks the backyard communications of typical small communities. Through the years many of the long-time older residents have passed on or lost touch with newer residents. In addition, home ownership may turn over more frequently, than in years past. Nevertheless, the Varna Community Association feels that this may be an activity worth exploring as a means to rebuild connectivity in the community.
Much of what happens in one area of the Town frequently impacts other parts of the Town. Similarly, neighborhoods may have similar issues. Therefore, it helps to share activities with other neighboring community associations. The Varna Community Association along with three other community associations joined this past summer in hosting a Summerfest--an event for families. This activity may form the basis for further joint activities in the future. The purpose of this event was to bring attention not only to the community centers, but also to historical features in the rural parts for the County.
In general the community has maintained its appearance; however there are parts of the area especially along Rt 366 which could stand improvements and enhancements. This includes the facade for the Varna Community Center which has already undergone extensive renovations and expansion. Many of the oldest structures in the hamlet are located along Rt 366 and many of these have been converted to rental properties in recent years--- some of which are owned by local residents, but others are managed by absentee landlords or a reality company. Some of these structures are in need of minor fix ups and painting and/or could use simple landscaping to improve the looks of frontages.
At least one defunct commercial establishment, a former repair garage, is in serious need of repair and has junked vehicles parked on the lot detracting substantively from the appearance of neighboring properties. Another area at the corner of Freese Rd and Rt 366 has been used for dumping fill and wood chips. The owner of this property has been in frequent violation of Town nuisance ordinances and has been ordered closed on more than one occasion. {Finally seems to be shutting down.} Nevertheless, the Town has granted the owner a special permit to use the property in said fashion assuming he makes an effort to conceal the site with vegetation and restrict access for safety reasons. Still this facility is immediately adjacent to residential properties which necessarily are robbed of peace and quiet when the site is in operation. Current zoning in the hamlet is RC, one of the least restrictive as to where such operations can occur.
Most property owners in the hamlet are very conscious of maintaining lawns, planting flowers and in general trying to provide a pleasant appearance to their properties and to passers by. Building on this desire to have well-maintained and attractive properties in the hamlet may be a means to build on community pride and further enhance Varna as an attractive place to live.
For a community to act it needs to be in communication. Because many residents are either isolated or have not built any attachment to the community due to the fact that they are transient or have just recently moved into the area, awareness of local issues and how decisions are made may not be part of their daily business. At present there is no community newsletter which circulates to all households. In the past two years, the Varna Community Association (VCA) has had a limited distribution newsletter; however the Association has been limited by not having a bulk mailing permit from using the postal service along with inadequate funds to make the newsletter a regular mail delivery. Recently, the VCA secured its 501 (c)3 tax exemption status with the IRS along with recognition as a charitable organization by the State of New York. These designations make it possible to secure a bulk mailing permit at reduced postal rates.
As land use decisions are made in and around the hamlet area, various impacts are felt by current residents. While growth will continue, the question of how it will continue and in what shape it will take form are obvious concerns for long-time residents and new property owners in the hamlet. It is a measure of community awareness, given the level of participation at public meetings and communications to town boards, as to whether community and commercial revitalization can succeed. To the extent that such awareness can be generated means that public spaces for discussion need to be available along with a regular newsletters and possibly electronic means of communication.
Objective:
Goal: Support measures to improve public safety
Public safety is a significant concern in any community. Chief concerns in the hamlet include pedestrian safety, speeding vehicles and fire prevention. While the community has been generally viewed as safe from crime and vandalism, discussions have been held at the Center advising residents regarding personal and home safety measures.
Rt 366 has become a major thoroughfare, at times reaching maximum or near maximum capacity. Rt 366 is a significant shortcut for traffic heading to Cornell parking and offices as well as truck delivery for Cornell, East Hill Plaza and other points in the City of Ithaca. Traffic appears to have increased steadily in recent years. At the same time traffic speeds have also increased. Currently posted speed limits of 40 mph through the hamlet seem excessive given that the only pedestrian walkways connecting households in the densest part of the hamlet are the shoulders of the road. These shoulders are used by several senior citizens, children of various ages and adults living in the community. With traffic, including large heavy trucks moving frequently at speeds in excess the posted speed limit, pedestrian safety is of increasing concern.
Along with traffic reduction is the need to reduce traffic speed. Two years ago about 100 signatures were secured by petition to ask that the Town petition the State to have speed limits reduced by 5 to 10 mph throughout the hamlet. The greatest felt need was to reduce the 40 mph zone to 30 mph from just east of the commercial center by Mt. Pleasant Rd to the Lucente apartments near the western boundary. While the town did act on the hamlet's request, the State has failed to take any action. {30mph signs just went up.}
Likewise, residents leaving or returning by car for or from work, running errands, etc. are often confronted with long lines of cars before being able to pull out of their driveways. While line of sight is fairly good for most areas in the hamlet, the combination of speed and long lines of traffic sometimes cause people to take a chance in accessing the driving lane. This is also evident by the several accidents at the intersection of Freese and Mt. Pleasant Rds with Rt 366. where cars have been hit in one direction or the other while either crossing 366 or turning onto the driving lane.
Another noted concern regarding traffic has been the observation, that drivers observing the speed limit are often passed--mostly legally, but sometimes illegally on the right (i.e. by passing on the shoulder). With the density of driveway entrances and use of the shoulder by pedestrians and cyclists, such behavior increases the risk of serious injury or fatalities. Unfortunately, recent repaving of 366 through Varna did not include the use of a double line, no passing zone, through the densest part of the hamlet.
Varna is fortunate to have a well-equiped and dedicated fire company located in the hamlet on Turkey Hill Rd near the junction with Rt 366. In addition, it has a rescue squad trained to deal with non fire emergencies. Nevertheless, fires do occur from time to time occasionally damaging or destroying structures. The fire company and rescue squad relies on volunteers to donate time to operate the equipment and be available for answering calls when needed. This takes a dedicated citizenry willing to provide time to be trained and be on call. Recruitment of volunteers has been of some concern in recent years as the community has experienced more residential turnover.
Citizens watching out for each other is the sign of a healthy community. It is also an effective measure to minimize potential criminal activity or vandalism. Over the years as long-time residents have moved away or passed on, newer residents may not be as well known to the community and these neighbor to neighbor linkages are broken. Reestablishing neighbors looking out for neighbors might be part of a neighborhood watch program. Currently there is no structure for such a program or organization.
Objective:
Goal: Support enhanced bus and park and ride service to reduce traffic volume and noise along Rt 366.
At present there is some limited TCAT bus service through Varna, mostly operating during rush hours in the morning and evening. Currently, there is only one bus operating in either direction during the middle of the day. Increasingly, numbers of residents work or go to school at Cornell or commute passing through the hamlet. Parking is a continuing problem at Cornell and parts of the City. In addition, some residents in the community do not have their own vehicle and either walk or bicycle from the hamlet to campus or East Hill plaza carrying loads on their bikes or in hand. Therefore, access to alternative transportation at more frequent and convenient intervals would seem to be able to reduce traffic and provide a needed service to the community.
Traffic congestion, particularly during rush hour is increasingly an aggravation to residents in the community as well as posing safety concerns. Reducing and calming such traffic would substantially enhance the livability in the community and reduce the likelihood of accidents. One such measure might be the installation of a park and ride service near the intersection of Rt 13 and Rt 366. This could be an easy pickup for Cornell Campus buses bringing workers to campus and reducing traffic impacts to the community. At the same time the local student population could be better served. Regular bus service may even be an enticement for renting properties.
The volume of traffic, number of trucks and speed which most vehicles travel increases the decibel level substantively for residents. During peak hours and often on weekends traffic noise is sufficiently loud to make normal conversation outdoors difficult even well within people's yards. This reduces peoples enjoyment of their environment and further impedes interaction among neighbors. Delivery and possibly through truck traffic is particularly heavy during early morning hours from 4:30 a.m. on.
While posting reduced speed limits is an important step, enforcement must necessarily follow along with traffic calming measures. Infrequently, state police and county sheriff patrol cars monitor traffic speeds in the hamlet; however, it is even more rarely that this is done during peak traffic flows when speeds are most troublesome. Recognizing the limited number of patrol cars available to police the hamlet, it is hoped that other measures might be employed to bring speeds down.
Objective: