A Brand New Year -- a New Planning Board

The January 10th Planning Board Meeting was kicked off with a brand new board - 4 new members in the 7 member board. https://townofwappingerny.gov/blog/town-supervisor-cavaccini-and-wappinger-town-board-appoint-experienced-bipartisan-planning-board/

The meeting began with an adjourned public hearing on the Spook Hill 50 foot wooden Pole for Verizon Wireless. There were no comments from the public, the lawyer representing Verizon explained they have addressed the neighbors concerns about the pole placement. A Request was made that the documents be amended with a metes & bounds details (very specific survey ) ... and the board passed a resolution to accept the site plan (1 individual recused himself, the others commented they had read the documentation and were aware of the plan).

A discussion regarding the Site Plan for the 124 foot high monopole on Didell Road was held - Verizon is still waiting for information from the FAA regarding the requirement for a light on the top of the pole and if the pole needs to be painted red & white. The Planning board passed a resolution accepting the site plan with the requirement that FAA guidance be followed.

The 33 Middlebush Road project - for the rehabilitation of the site on the same footprint into a contractor storage facility, which has received variances on setbacks from the ZBA, and doing a lot line consolidation received approval.

A plan to create a 3 lot subdivision at 271 All Angels Hill Road on 5.67 acres was approved.

Then we arrived at the tangled mess for a proposed development on Cedar Hill Road.

To recap, the developer came in with a proposal to build a cluster housing development, using town water services on 139 acres. The Town Board decided to up date the zoning code removing the cluster housing concept from the code. The developer sued the town...and won (including compensation for the town having violated the Open Meeting Law). So, as it stands now, the old zoning code is in place. It is still up to the town board to provide direction to the planning board about what kind of development it will support... the cluster housing or the "as of right". The discussion held on Wednesday night was how to determine the "as of right" -- as in how many housing units could the site support - taking into consideration the wetlands and steep slopes with the current zoning code for single family housing (the estimates are ranging from 88 to around 70). The developer has also included a bridge over wetlands to access some of the lots. The discussion was held on whether that was a feasible alternative -- especially on who would maintain the bridge in the future. Other information is required before the board can made a decision -- and they asked that all the material be presented at once, in one package, so that the board members/staff members can be sure they are reviewing all the material and have the most current information. The developer's representatives agreed to that. In the meantime, the developer is working to get back on the town board's agenda.

A Conceptual Review of a proposed project was presented to the board to get their feedback to help direct the developer on any additional information/suggestions for a proposed subdivision at the Corner of New Hackensack Road and Widmer Road. The parcel is 3.1 acres and the request is to divide it into two building lots. There are wetlands on the property - which is informing where the well/septic needs to be placed. There is also a drainage culvert, which is filled with sediment which may affect the designation of the wetlands. The Engineer representing the developer provided detailed descriptions and layouts to the board to elicit their suggestions and comments. If the wetlands are impacted (the board suggested that anything that can be done to avoid that would be best), then the developer is suggestion that alternative wetlands would be created. There is also a knoll on the inside curve of Widmer Road that would be removed to improve the sight lines for the two lots, with a proposed sight line easement - as well as a town easement for drainage.

Two Extensions were requested -

Chelsea Farm Subdivision ( Chelsea Road and North River Road) - a 186.8 acre parcel which has been cleared of all trees and looks like a moonscape set from a B grade movie. The Planning Board noted that permission had been granted to do tree removal because the developer was prepared to begin construction work, so they are feeling a bit besmirched and cranky. The developer has proposed a 17 lot subdivision. Right now, it is estimated that it would take a million dollar investment to install a road on the property -- and that with changing economic conditions - and uncertainty in the market, the developer is loath to make that investment. There was some discussion that the current owner may be looking for a buyer of the property "as-is". There are still steps that must be taken - involving bonds, escrow accounts, fee payments that are required to get final subdivision approval. The Planning Board granted a 90 day extension (the first approval was given in February of 2016).

Myers Run, LLC Subdivision on Myers Corners Road (two lots of 15 acres and 7.9 acres) - for a 12 lot single family subdivision requested a retroactive to September 2023 extension to finalize the permitting required for the project. The board approved three 90 day extensions, beginning September 2023.

There was also discussion between the board and the current town attorney regarding the Downey project on old Route 9 and the current status that the stipulation of agreement is now being appealed by the town. The town attorney provided some background to the board on the history of the project - that the Town Zoning Code does not permit Propane Storage facilities - despite the assertions of a previous Town Supervisor. The project is continuing to be reviewed, in an unusal agreement, because of agreements made by a previous administration with the developer. Another tangled mess that the current planning board will need to wade into.

The Planning Board has scheduled a workshop for January 25 beginning at 6:00 PM to review processes/projects etc.