Living in Dryden

A different approach to zoning Varna

While I've been marveling at the awfulness of the broad hamlet zoning proposed in the second draft of the law, Jim Skaley's been developing a proposal that does more than say "revert back to the first draft."

Skaley saw the huge undifferentiated splotch of hamlet zoning as something that could be improved upon.

Undifferentiated hamlet zoning - a big blob of goldenrod color.

He knew from his previous planning experiences that it's possible to zone hamlets much more precisely, and spoke at the July 7th Varna discussion of other hamlets that have gone that route, including Cheshire, in the Town of Canandaigua (19.3MB PDF), Jamesville, in the Town of DeWitt, and the Town of Wilton (725KB PDF), over in Saratoga County.

Building on the Varna 20-20 discussions and through conversations with lots of Varna residents, Skaley created a much more detailed map and plan for the hamlet.

An alternate approach to zoning Varna. (Click for 471KB PDF with more detail)

This seems like a vast improvement on both the original draft of the zoning and the revised draft to me. I do have one minor doubt, most notably the discussion of the road, and I'd exclude fewer Cornell properties from development. Overall, though this feels like it actually describes a functioning hamlet and not just a "we hope something happens here" scenario. There's power in those details that could help Varna tremendously.

He's sent this to the Planning Board, and I hope they'll take it seriously.

Here's the full text of the plan:

VARNA Community and Commercial Revitalization Action Plan and Recommended Zoning

Residents of Varna, the Varna Revitalization Committee, and the Varna Community Association, have crafted the following recommendations to assure that the proposed zoning guides gradual development that preserves the current rural character of the community. Development should be based on "smart growth principles" with an emphasis on gathering places for adults and children, pedestrian and bike safety, affordable and attractive, owner-occupied single family homes with a focus on walkable neighborhoods and an ability to congregate at coffee/ice cream shops and eating places so that neighbors can reconnect with other neighbors in the hamlet.

1. Route 366 redesign

A major redesign of Route 366 as it passes through the hamlet should be initiated. There is ample space to implement the "main street" concept stated in the Comprehensive Plan for Varna. The NY State Route 366 has 50' right of way, including two 11' traffic lanes. That leaves enough space for two 4' sidewalks, a 5' bike lane and 7' parallel parking on one side. An attractive addition would be to build a 4' center median gateway at the east and west ends of Varna as a further device to calm traffic. Funds should be applied for to permit reengineering of the road along the lines of this design. This plan would leave enough space for a small berm above the curb and border for adjacent property. Varna is included in the Metropolitan Planning Organization (MPO), which coordinates and sets priorities for transportation projects within the urbanized area in Tompkins County.

2. Central commercial zone

A Revitalized Neighborhood Commercial Center zone should be located around the intersection of Freese and Mt Pleasant roads, an appropriate location given that there are already current commercial uses in this area. This could be accomplished by designating this section of the hamlet as one of the town's commercial districts. Although it is desirable to have a mixture of commercial and residential uses in the hamlet, permitting commercial uses to be sited anywhere within the hamlet and along main street (RT 366) will encourage strip development and will discourage cohesive neighborhood residential development that would be attractive to families seeking an attractive livable community. There is interest in extending the proposed zone along Rt 366 by current owners as indicated on the map to allow for development of a coffee shop and dine-in/takeout eating establishment. Such a neighborhood commercial zone (approximating 5 acres) would focus activity for both car and foot traffic to a centralized location. Therefore, zoning should designate a commercial node at the intersection of Route 366 and Freese Rd/Mt Pleasant Rd (see attached map) with commercial (e.g. retail shops) restricted elsewhere in the designated residential areas.

This would increase the potential for increased foot traffic to all the related commercial establishments facilitating the likelihood of commercial successes. Currently, there already exist within this proposed zone nearby apartments that would offer immediate foot traffic. Likewise, this location is easily within walking distance of local neighborhoods extending to the west along Rt 366 and to the north and south along Freese and Mt Pleasant roads including residents along Turkey Hill Rd.

This would also disallow commercial development within existing residential neighborhoods except as provided for such as professional offices that are in conformance with the existing residential guidelines as appended to the ordinance. Current non-conforming uses would revert to the proposed zone should there be a change in ownership, proposed use or abandonment.

The Town of Dryden should encourage development of the revitalized commercial zone by soliciting assistance of TCAD, County Planning and /or the IDA in attracting commercial developer who would work with the Town and the Hamlet in proposing commercial activities that would be commercially viable for the community.

3. Plan for small-scale development

Zoning in the hamlet must restrict residential development to small-scale projects scattered throughout the hamlet of Varna, as broadly defined, interspersed with single-family homes. These developments should be designed to help meet the goal of increasing the proportion of owner-occupied homes compared to rental units. Such guidelines are necessary to support the desire of residents to allow construction of developments that do not unfairly diminish their quality of life and impact property values.

Residents presently enjoy the rural feeling and accompanying density of the current hamlet of 2.5 units per acre, but support a gradual change toward a density of 4 to 5 units per acre (the current density of the Hillside manufactured home park) on average throughout the hamlet over the next twenty years, with no parcel exceeding twice this density.

4. Diverse and distributed development pattern

The long-term plan for the hamlet should include two or three mixed commercial/residential developments, containing 10 residential units each, two or three townhouse developments, scattered throughout the main part of the hamlet, containing 10 to 20 residential units each, and 20 to 30 single family homes interspersed between the more dense developments and on the bluff that parallels Rt 366 in the hamlet and to its south. Residents feel that in order to maintain the quality of life and character of the community, an upper limit of growth would be the addition of 100 units over the next 20 years.

5. Single family use

To promote single family use, the baseline use in the hamlet district. Change of use of current non-conforming housing or new construction within residential zones should be to single-family occupancy. As properties currently used for commercial purposes outside of the designated commercial district discussed above change ownership, uses should revert to single-family occupancy. A valid occupancy permit would not be affected; nor would property transfers or sale be affected so long as the use remains the same. Commercial activity in existing residential neighborhoods would be disallowed except as provided for elsewhere in the ordinance (such as Home occupancy level1 and level 2 and professional offices) that is in conformance with the existing residential guidelines as appended to the ordinance.

6. Sewer limitations

Residents are already experiencing periodic backups in the sewer system. Those with long -term knowledge of the system understand that there is inadequate sewer capacity for large expansion of use of this system, in either the volume of waste the current pipes can handle, the deteriorated condition of those pipes, and the age of the pumping station. Insufficient capacity is available to handle more than 100 new units of expansion over the next twenty years without incurring major new repair costs and increased sewer use assessments. A single large-scale development that would use up the available capacity in the sewer/water district should be restricted. Therefore, in order to promote diverse residential developments throughout Varna (defined as the area from Game Farm to RT 13 intersection and adjacent areas on Freese, Mt Pleasant and Turkey Hill roads), a variety of small-scale complexes including multi-family and townhouse developments should be scattered throughout the hamlet.

7. Planned Development Residential (PDR) zone

A Planned Development Residential (PDR) zone should be added for proposed developments. Such a zone specifically relates to residential development whereas, the PUD may incorporate any number of unrelated options. A PDR allows for design flexibility intended to encourage efficient use of the land and public services and to promote high quality design that will provide a variety of dwelling types as well as adequate support services and open space for residents of the development. The PDR zone would be used to complement higher density residential areas within the hamlet zone.

8. Maintaining open space

Cornell Lands within the hamlet should be designated as University/agriculture/natural area (UAg) to insure that these parcels continue to contribute open space to the community.

9. Building guidelines

Commercial buildings should conform in scale, façade, setbacks and parking to the surrounding neighborhood character and in conformance with the commercial guidelines appended to the ordinance.

10. Traffic congestion

A traffic light should be installed at the intersection of Route 366 and Freese Rd/Mt Pleasant. Left turns at the intersection are becoming increasingly difficult and dangerous to make, particularly for those entering the intersection from Mt Pleasant Rd and, especially from Freese Rd.