BOARD MEMBERS PRESENT: Marilyn Coffey
Russ Shultis, Chairperson
EXCUSED: John McMichael
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.
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.
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
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.
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,
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.
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.
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
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.
Kristy L. Nelson