TOWN OF ESOPUS
PLANNING BOARD MEETING MINUTES
January 24, 2002

BOARD MEMBERS PRESENT: Marilyn Coffey
    Roxanne Pecora
    Russ Shultis, Chairperson
    Linda Smythe
    Fred Zimmer

EXCUSED:   John McMichael
    Kathy Weitze
 
ALSO PRESENT:  Miles Putman, Shuster Associates, Planning Board Consultant
 
At 7:00 pm, Chairperson Russ Shultis called the meeting of the Town of Esopus Planning Board to order beginning with the Pledge of Allegiance to the Flag.  Russ then advised the public of the building’s fire exits, and roll call was taken.

Vouchers
A MOTION WAS MADE BY ROXANNE PECORA AND SECONDED BY LINDA SMYTHE TO ACCEPT ALL VOUCHERS SUBMITTED AND READ.  ALL MEMBERS PRESENT WERE IN FAVOR OF THE MOTION WHICH PASSED BY A 5-0 VOTE.
The only voucher submitted and read was as follows:

 Kristy L. Nelson..........(12/22/01 - 1/18/02)........................................................      22 Hrs.

Minutes

ROXANNE PECORA MADE A MOTION, SECONDED BY MARILYN COFFEY, THAT THE PLANNING BOARD APPROVE THE MINUTES FROM THE DECEMBER 27, 2001 PLANNING BOARD MEETING AS PREPARED AS WELL AS THE MINUTES FROM THE JANUARY 16, 2002 WORKSHOP MEETING.  ALL MEMBERS PRESENT WERE IN FAVOR OF THE MOTION WHICH CARRIED BY A 5-0 VOTE.
OLD BUSINESS

BRUDERHOF COMMUNITIES IN N.Y., INC. - (2001-022) - 10 Hellbrook Lane, Ulster Park, NY
                 Conditional Use Permit w/Site Plan
                 Tax SBL #63.004-3-33.11

Chris Mason and Attorney Richard Riseley represented the applicant at this meeting.  Miles Putman of Shuster Associates, the Planning Board’s consultant, gave his project review for this case.  A copy of the same was given to Mr. Riseley and a copy is on file.  Miles noted that the Planning Board had a modified project for which the narrative, SEQR materials, and supporting documentation have addressed a lot of the concerns that the Planning Board raised.  In addition, Miles noted that the facility being proposed was now under 4,000 sq. ft. of non-residential floor area so it was now a Type 2 Action and, thus, was not subject to the provisions of SEQR.  Maps were reviewed.  It was noted that there would essentially be four (4) separate systems; one for the toilets, one for waste water, one for solids and another for the blood.  Mr. Riseley noted that the plan calls for the blood and the washdown water to go to 2 separate receptacles since neither is permitted under the Bruderhof’s current SPEDES permit.  He added that the Health Dept. and the DEC recommended this instead of amending their existing permit.  Fred Zimmer requested that high water level alarms be put on the holding tanks.  Richard Riseley stated that this was not planned for, but they had no problem doing it.  Chairperson Shultis asked about the holding tank for the solids.  Chris Mason stated that there would be no holding tank.  He explained that the solids would be put in barrels and picked up the same day of slaughter.  Richard Riseley indicated that if the solid waste, for any reason, had to be kept overnight, the barrels would then be put in the refrigerated storage.  Roxanne Pecora noted that she spoke with Ag & Markets. and they recommended that the meat be marked ‘for personal consumption only’.  Russ Shultis stated that he would like to see some notations on the map that say this facility is for the Bruderhof’s use only.  Roxanne Pecora asked if there would be any on-site rendering of fat.  Chris Mason said no.  Roxanne then asked if the receiving area would be washed down every day.  Mr. Mason indicated that the cows only come in once a month.  Russ Shultis wondered if the 2” line going to the existing septic system was sufficient in size.  Chris Mason said yes and noted that it met the NYS building codes.  He added that the size could be reduced to the 2” since it was a forced pressure main which has grinder pumps that grind up the solids into liquid.

LINDA SMYTHE MADE A MOTION, SECONDED BY MARILYN COFFEY, THAT THE PLANNING BOARD ACCEPT THE APPLICATION AS COMPLETE AND SCHEDULE A PUBLIC HEARING FOR THURSDAY, FEBRUARY 28, 2002 AT 7:10 PM.  ALL MEMBERS PRESENT WERE IN FAVOR OF THE MOTION WHICH CARRIED BY A 5-0 VOTE.
 

OBERKIRCH - (2001-023) - 34-40 Hudson Lane, Ulster Park, NY
          Lot Line Adjustment
          Tax SBL #64.003-5-2.2 & 2.3

Robert M. Steen, Jr. represented the applicant at this meeting.  Mr. Tom Liguori, potential purchaser, was also present.  Miles Putman of Shuster Associates, the Planning Board’s consultant, gave his project review for this case.  A copy of the same was given to Mr. Steen and a copy is on file.  Maps were reviewed.  Fred Zimmer stated that he would like to see the missing property line between Oberkirch and Karabec placed on the map along with the metes and bounds.  At this time, Mr. Liguori presented updated maps taking care of the questions Fred Zimmer had.  The Board advised Mr. Liguori to contact Art Cross, the Town’s Highway Superintendent, regarding driveway access.

ROXANNE PECORA MADE A MOTION, SECONDED BY LINDA SMYTHE, THAT THE PLANNING BOARD SCHEDULE THE OBERKIRCH APPLICATION FOR A PUBLIC HEARING FOR THURSDAY, FEBRUARY 28, 2002 AT 7:30 PM AND REFER THE APPLICATION TO THE TOWN’S WATERFRONT ADVISORY BOARD FOR THEIR REVIEW AND COMMENT.  ALL MEMBERS PRESENT WERE IN FAVOR OF THE MOTION WHICH CARRIED BY A 5-0 VOTE.
BOCKELMANN - (2001-026) -271 Hardenburgh Road @ 1328-1332 Old Post Road, Rifton, NY
              Lot Line Adjustments
              Tax SBL# 71.001-2-27.2 & 27.1
 

Mr. Bockelmann was present at this meeting.  Miles Putman of Shuster Associates gave his project review for this case.  A copy of the same is on file and a copy was given to Mr. Bockelmann.  Maps were reviewed.

ROXANNE PECORA MADE A MOTION, SECONDED BY RUSS SHULTIS, THAT THE PLANNING BOARD GRANT SKETCH PLAN APPROVAL AND SCHEDULE A PUBLIC HEARING FOR THIS APPLICATION FOR THURSDAY, FEBRUARY 28, 2002 AT 7:40 PM.  ALL MEMBERS PRESENT WERE IN FAVOR OF THE MOTION WHICH CARRIED BY A 5-0 VOTE.

Mr. Bockelmann indicated that he had submitted applications to both the Ulster County Highway Dept. as well as the Board of Health.  He also told the Board members that if they had any questions for his contractor, Buster Dunn, they could call him at 339-5500.

MISCELLANEOUS BUSINESS

Presubmission Conf. - Schaeffer

Mr. Schaeffer was present at this meeting and explained that he would like to put a used car dealership in at 386 - 388 Broadway (the old Quality Dry Cleaning building).  The display area would consist of 5-6 cars along the north side of the building and Mr. Schaeffer plans to use 1,000 sq. ft. of the building’s 3,000 sq. ft. for the dealership’s office and put the rest out for lease.  Mr. Schaeffer noted that, at this point, someone has shown interested in possibly opening a repair shop in the remaining 2,000 sq. ft.  He also noted that he would not be making any outside changes to the building, and the lot size is 75’ wide by 150’ deep.  A tax map as well as an aerial photo of the property was reviewed.  In addition a hand drawn site plan was shown.  The zoning code was reviewed.  Miles Putman of Shuster Associates noted that this proposal was a permitted use by site plan approval.  The Board informed Mr. Schaeffer that without a more detailed plan this would be a tough call particularly since it is in the overlay district.  He was also told that this proposal may require variances.  Mr. Schaeffer was advised that if he wished to proceed with this proposal, he should submit a formal application for site plan approval with a proper site plan showing the lot, any existing buildings, curbcuts, landscaping, lighting, parking, signage, display area, etc.  He was also informed that the next Planning Board meeting was scheduled for Thursday, February 28, 2002 and the cut-off date for the submission of new applications was Thursday, February 14, 2002.
 

Presubmission Conf. - Van Loan

Don Van Loan and his son were present at this meeting.  They explained that they have recently purchased 3 contiguous parcels on 9W across from BOCES which was formerly the Port Ewen Hardware Store. The
Van Loans would like to tear down the existing building and put up some self-storage units on this property.  The exact layout, unit type, and exterior finish was not yet known.  A survey map of the property was reviewed.  The Planning Board noted that the lots may have to be combined or some sort of lot line adjustment be done in order that the proposed buildings do not cross property lines.  Discussion about making 2 lots was had.  The Van Loans were advised to contact Art Cross about access to a back lot.  Chairperson Shultis suggested that before anything is done with the existing lot lines, Mr. Van Loan should decide on the layout of the storage units,  the landscaping, etc., and then come up with a plan for the lot lines.
Presubmission Conf. - Bouton/Frozen Rainbow

Chuck and Stephanie Bouton were present at this meeting as well as Charlie Wesley, their draftsman.  Maps were presented and reviewed.  Mr. Wesley explained that the property is the old Crusin Creams Ice Cream Store on Old Route 9W, and they are proposing to add an addition that would increase the size of the existing building by about 80% (approximately 840 sq. ft).  They are also proposing a miniature golf course in the back and a small playground area.  Mr. Wesley noted that the curb cuts are already in place and the building expansion would be for extra seating (a seating capacity of roughly 45 people after completion), expanding the kitchen, and an upgrading of bathrooms.  It was anticipated that they would be adding 6 employees with this proposal.  Marilyn Coffey asked if there would still be outside service provided.  Mr. Wesley said yes.  Mr. Bouton wondered if it would be better to do this project in phases; Phase 1 the addition and Phase 2 the golf course.  He did not want the golf course to hold up the addition.  It was suggested that the prior golf course applications for this property and Spinnenweber’s property be researched.  Miles Putman suggested leaving the golf course off at this time, but label it as future phase site development.  Parking was discussed.  Miles Putman felt that since the parking area existed as it has for years and years some grandfathering may be in effect and in a business district one is allowed to go to the side lines with a parking lot.  Charlie Wesley noted that there are 20 parking spaces proposed which for the restaurant itself exceeds the required parking, but he really wasn’t sure how to calculate the parking for the miniature golf.  Russ Shultis asked if there was reserved space if there needs to be more parking.  Mr. Wesley said yes.  It was noted that the Town’s zoning code does not list any parking requirements for outdoor activities.  Miles Putman suggested that the Board consider in the future having a provision put in the zoning for uses not listed so that the Planning Board would be allowed to determine the requirements.  Without this, the Board has to go to the ZBA for an interpretation of the code.  Miles noted that this might be a hold up with the miniature golf because the parking requirement is unknown, and it would be a trip to the ZBA for any interpretation.  The Planning Board suggested that the Boutons put in a formal site plan application for their proposal and submit it for sketch plan review to get the process started.  This would give the Board’s consultant time to identify what he sees and then go from there.  The Planning Board reminded Mr. & Mrs. Bouton and Mr. Wesley that the next Planning Board meeting was scheduled for Thursday, February 28, 2002 and the cut-off date for the submission of new applications was Thursday, February 14, 2002.
 

Presubmission Conf. - Markazie

The Markazie brothers explained that they own 27.5 acres on Old Post Road and Loughran Lane with is divided by Old Post Road.  They wish to create a 4 lot subdivision; 3 - 4 acre lots from the 12 acre parcel on the one side of the road and another 15 acre parcel on the opposite side.  Miles Putman noted that soils may be a killer in this area because you probably would be dealing with potentially shallow depths in the bedrock.  He added that good perks sites for the septic systems would determine whether or not there could be three (3) house sites.  In addition, the applicants would have to contact the County Highway and Bridge Dept. regarding access.  The Board advised the Markazie’s that their first steps should be going to the Ulster County Health Dept. about well and septic systems and the County Highway Dept. about driveway cuts.
 

Workshop Meetings

The next Planning Board workshop meeting is scheduled for Tuesday, February 5, 2002.

Fred Zimmer noted that at the last workshop meeting the issue came up about going to public hearing before the Board had preliminary plat approval.  He added that everyone said the Board didn’t do that, but Fred noted that two (2) of them were done this evening.  Miles Putman stated that this was the way the Board was supposed to do it.  Fred suggested Miles speak with Dan Shuster about this matter since this was not the way his flow chart was set up.
Ulster County Planning Board

Roxanne Pecora provided Board members with copies of the County Planning Board’s Annual Report for 2001.
 

Correspondence

A list of monthly correspondence received by the Planning Board was given to each Board member.

A letter from Mr. Sterngass to the Planning Board dated January 22, 2002, Re:  Lots off Carney Road was received.
Chairperson Shultis will review the same and provide a response.
 

ZBA Referrals - None
 

Adjournment

WITH NO OTHER BUSINESS PENDING, MARILYN COFFEY MADE A MOTION, SECONDED BY LINDA SMYTHE, TO CLOSE THE MEETING.  ALL MEMBERS PRESENT WERE IN FAVOR OF THE MOTION.  MEETING ADJOURNED.
 

        Respectfully submitted,

        Kristy L. Nelson
        Secretary