A longtime Dryden property owner met with town planning board members Aug. 27 to discuss plans to expand housing in a rural part of the town.

The property, called the Hillside Apartments, is located on a private drive off 253 Ringwood Road, west of the Yellow Barn State Forest. The site has been owned by the Cornelius family since 1971.

The 47.22-acre property comprises a combination of single-family and multifamily rental buildings, with 13 structures with 19 units, most of which were constructed in the 1970s. As proposed, the Cornelius family would like to add another five duplex buildings interspersed among the property’s existing rentals, bringing the total to 18 structures with 29 units. Each unit would be a 650-square-foot one-bedroom unit.

Where the project runs into some legal tangles is that the property is zoned as a conservation district. The project would need to be reviewed as a Planned Unit Development (PUD), a tool that allows developers to apply for site-specific zoning.

According to the town’s zoning, conservation districts only allow one house with an accessory unit, or a two-family home. The Hillside Apartments already existed when the zoning was enacted, giving the site legacy rights. However, any additional units trigger the need for a PUD.

In response to questioning from Planning Board Chair Tony Salerno, the Cornelius family, speaking before the board on Aug. 27, said they were looking at middle-income housing geared towards the general rental market. 

“We like to rent to single people,” said Bernard Cornelius, the owner and developer of the project.

“It doesn’t seem like it will change the character of the area,” Salerno said. The owners noted that the property has its own small water system, similar to those used by trailer parks, and has the capacity to service the additional units, to which Salerno responded that the health department would have to inspect and approve any wells or septic systems.

“It’s like a trailer park, but it’s also like a campground situation […] We own and maintain the road, it’s our responsibility. There are no more roads to be built. There’s no existing neighbors around, it won’t offend anybody,” Cornelius said.

There was some confusion over the project’s phasing because the environmental review documents described the work as two phases: one for foundations and one for framed buildings. According to Cornelius, however, the family wants to construct one duplex at a time. 

Salerno expressed openness to the proposal, calling it “interesting” and “a good introduction.” 

None of the other members of the planning board had any strong reservations last night; the project disturbs only about 0.4 additional acres of the 47-acre property. Bernard’s wife Sandra Cornelius noted they had already met with town planning staff, submitted a concept plan, and would be submitting a full plan in the near-future. 

As Salerno noted, PUDs are complex in the town’s code. The town board would review it next, likely during their September meeting. If the board approves the concept plan, the PUD concept plan, it could be referred to the town planning board for further project review and a Public Hearing. The Planning Board then makes its recommendation, and the Dryden Town Board votes on whether or not to enact the PUD. 

The board encouraged the Cornelius family to bring the PUD before the town board next month, saying the planning board would review the plans in further detail if the Town Board refers the project to them. 

“I wish you good luck. I know this is a long, drawn out thing,” Salerno said.