PLANNING BOARD
TOWN OF ROCHESTER
ULSTER COUNTY
ACCORD, NEW YORK
(845) 626-2434
torpbzba@hvc.rr.com
MINUTES OF August 8, 2016 Meeting of the Town of Rochester PLANNING BOARD, held at the Town of Rochester Community Center, Accord, NY.
Chairman Baden asked that everyone stand to say the Pledge to the Flag.
The Secretary did roll call attendance.
PRESENT: ABSENT:
Michael Baden, Chairman Adam Paddock, Vice Chairman
Patrick Williams Lawrence DeWitt
John Dawson
Shane Ricks
Maren Lindstrom
Also present:
Mary Lou Christiana, Attorney for the Town. Rick Jones, Alternate. Shaye Davis, substitute Secretary.
ANNOUNCEMENTS AND COMMUNICATIONS
Chairman Baden noted that there were a few letters back and forth about various applications and those are in member’s folders.
TRAININGS
The County PB is sponsoring a training on 9/26, 7pm. The topic is going to be on written decisions and documentation and the process. Chairman Baden will be giving the training.
There is also a 6 hour DEC training regarding Flood plains. It is in Orange County and is free.
ACTION ON MINUTES
Mr. Dawson motioned to accept the July 11, 2016 Minutes. Seconded by Ms. Lindstrom. No discussion.
Vote:
Baden: Yes Dewitt: Yes
Lindstrom: Yes Ricks: Yes
Paddock: Absent Williams: Yes
Dawson: Yes
Motion carried. 6 ayes, 0 nays, 1 absent, 0 abstentions
2016-03 SUP Continued Application, Public Hearing
Special Use
Acorn School, Motria Shuhan (applicant) and Joe Esposito (owner)
Proposes change of use of an existing structure for a Private Educational Facility grades N-3
2911 Lucas Tpke., S/B/L 77.1-2-42.31, R-2, AP Overlay, and FD Overlay zoning districts, Located in Ulster County Ag District 3
Mrs. Shuhan was not present on behalf of her application. Dana Rudakolf was present on behalf of her application.
Chairman Baden noted that the new site plan was much better which shows the new circular driveway and parking that the Board all agreed was better. The only standing comment was that the two stalls for the staff parking spaces need to be 10’ x 20’ as they are still listed as 9’ x 18’. The sizes needed to be labeled as well. There are no concerns about wetlands and the parking. Some of the parking is located in Federal Wetlands, but Federal wetlands don’t have concerns about that. The application was referred to the UCPB and while they haven’t sent back their response yet, he was in attendance at the meeting and knows that they did have required modifications. One was Health Dept. referral to see if with the change of use any approvals needed to be changed.
Mr. Ricks wanted the gravel walkway to be shown on the final plan that goes from the driveway to the building.
Another County comment was about lighting if the school would be used in the evenings.
Ms. Rudakolf was not aware of a need for any lighting as school ends at 3pm. There was no lighting in the parking area now. There was lighting in the coat room, and maybe an exterior light, but just on the porch.
Chairman Baden noted that the other thing the County brought up was landscaping? They noticed it was absent. He noted that the applicant wasn’t proposing anything. They also had some comments about the driveway, but he wanted to see what their written comments were before he commented on them.
The Board noted that they hadn’t gotten any response from UCDPW as of yet, and would follow up with them. They also suggested that the applicant reach out to UCDPW on their own as well to see what is required of them regarding curb cuts or anything of that sort. They will need to secure permits for any work required.
Chairman Baden noted that the Public Hearing wouldn’t be able to be closed until they have the response from the UCPB in writing and the UCDPW. The hope is to be able to close the hearing at the next meeting.
At this time the Hearing was opened to the public.
There was no public comment.
Mr. Ricks motioned to continue the Public Hearing. Seconded by Ms. Lindstrom. No discussion.
Vote:
Baden: Yes Dewitt: Yes
Lindstrom: Yes Ricks: Yes
Paddock: Absent Williams: Yes
Dawson: Yes
Motion carried. 6 ayes, 0 nays, 1 absent, 0 abstentions
Ms. Lindstrom motioned to refer the application to the Ulster County Health Dept. Seconded by Mr. Dawson. No discussion.
Vote:
Baden: Yes Dewitt: Yes
Lindstrom: Yes Ricks: Yes
Paddock: Absent Williams: Yes
Dawson: Yes
Motion carried. 6 ayes, 0 nays, 1 absent, 0 abstentions
Pre-Application
Site Plan
Lowell Deutschlander (applicant) and Fabio Chizzola (owner)
Proposes expansion of use with new construction for Agricultural Tourism Enterprises
215 Lower Whitfield Rd., S/B/L 68.004-5-12.110, AR-3 and AP Overlay zoning districts
Located in Ulster County Ag District #3
Fabio Chizzola and Lowell Deutschlander were present on behalf of the application.
Chairman Baden noted that they have an existing orchard and are proposing a tasting room and distillery for hard cider.
Mr. Deutschlander submitted a site plan and elevations and floor plans at the meeting.
Chairman Baden noted that this was across the street and down the road about 900’ from Arrowood Farms.
Mr. Chizzola noted that they are proposing a cidery with a tasting room and they are going to make cider and have a small kitchen to serve some finger foods. They don’t know how many people they can accommodate yet, but the whole idea is to try and extend their business season to longer than only 3 months out of the year. They hope to be open 6 or 7 months out of the year. There would be no festivals or outdoor events.
Mr. Deutschlander noted that they only have 12 parking spots for the orchard and want to do parking across the street if possible.
Mr. Ricks noted that parking on the other side of the road always becomes a liability issue for insurance.
It would be safer if they could park people on the same side of the road as the orchard.
Other members were in agreement that if there was room on the orchard side, they would prefer to see parking on that side of the road.
The applicant noted that they would only be open on Saturday and Sundays.
The Board discussed how many parking spaces might be needed.
The applicants would have preferred to park across the street and wondered if they could put up signage for pedestrian access to warn people. They would also check with the Highway Superintendent about a cross walk. They try and keep the area vacant where the cidery is proposed so the kids could play and didn’t have to worry about the cars. They could put a few more spaces near the current 12 spaces.
For times when there might be larger crowds and cars, they would hire employees for parking. Mr. Chizzola didn’t think that the tasting room would draw more people, there would probably be the people that were picking apples who would go to the tasting room.
The fact that a tasting room for beer opened near this project, the Board didn’t think it would impact traffic.
The applicants noted that the bathroom for the public will be reviewed by the Health Dept. They understand that. They plan to be open from April- November.
Chairman Baden noted that they will need to provide lighting details. A plan to show proposed and existing as well as cut off sheets showing downward shielded, dark sky compliant lighting. They would also need to designate a walkway from the parking area to the building and if they were going to be open at night, they would need to show how they would light that up.
The Board discussed handicap parking location and suggested using the loading area near the building as handicap parking if possible. They should also make sure that they show sign locations, label parking spaces, walkways (and ensuring that walkways are handicap accessible). They also noted that parking on grass is okay.
The applicants noted that they have a farm and cidery permit already and would submit it with their application.
The applicants would submit a complete application for the September meeting.
OTHER MATTERS
Chairman Baden noted that the Town referred their proposed small solar law to the County and they came back and suggested to do the large and small all as one and not to split it up.
The Board discussed the possibility and repercussions of solar being abandoned after a few years and how that could be handled. They agreed that they wouldn’t’ be making any comments yet and would wait to read it all and discuss it in more detail at the September meeting.
ADJOURNMENT
Mr. Dawson motioned to adjourn the meeting. Seconded by Ms. Lindstrom. No discussion. All Members present, in favor.
As there was no further business, Chairman Baden adjourned the meeting at 8:20 PM.
Respectfully Submitted,
Rebecca Paddock Stange, Secretary