In Which the Planning Board offers Design Suggestions and discusses

The May 5 Planning Board Meeting was fairly routine in the projects presented and discussed, however for two projects the members & staff decided to put forward their suggestions for designs, layouts and possibilities to the applicants.

Discussion Items:

• Bottini Fuel - Ammended Site Plan for 33.44 acres at 26 Don Bosco Boulevard where the applicant would like to install a storage facility for refuse containers. The resolution drafted by the Town Planner was Approved by the Planning Board.

• Obercreek & Chapel of Sacred Mirrors (COSM) Lot Line Re-alignment. Typically, when there is a lot line re-alignment (aka sub-division) there is a requirement to have detailed site plans for both lots - showing all "improvements" - meaning buildings, driveways, infrastructure etc. In this case, "lot 1" will consist of a field, in an agricultural district - so the planning board agreed to waive the requirement to have a fully detailed site plan for the Obercreek Lot. The Buildings on the 1.466 acres to now be included in the COSM site ...will be reflected, along with the current buildings etc. as one subdivision plat. The Board approved the lot line realignment.

• Citigo Amended Site Plan - this is the gas station at 1336 Route 9. The Applicant would like to add 1 pump and change the entrances to the business. There was a lot of discussion, suggestions about how the gas pumps could be aligned in manner that would not cause a safety issue with traffic, gas fueling trucks. This is a particularly difficult site because as cars wait for an open gas pump - they potentially block traffic turning north from Old Hopewell Road, and potentially block the interchange between Old Hopewell and Route 9. Cars/Trucks exiting can only go north on Route 9 -- though some attempt to make a U-turn on Old Hopewell Road - further confusing things. The Engineer working with the applicant explained that with the addition of a gas pump - that would provide some relief to the backed up traffic, which was disputed by some members of the planning board. The other interesting "wrinkle" is that the county passed a law last fall, which restricts where gas holding tanks can be installed... and the Board of Health is looking into whether or not the addition of 1 gas pump would be considered "pre-existing". The applicant's engineer is looking into this. What a change from the Planning Board that didn't spend as much time in considering all the traffic back-up issues that will occur down the road at County Route 28 and Route 9D.

Conceptual Review

• Window World of the Hudson Valley at 1315 Route 9. Window World has placed a 30 yard dumpster in the back parking lot which is used by their window installers to dispose of old windows. The dumpster is emptied once or twice a week, depending on the level of activity. The Planning Board members and staff decided to dive in and provide suggestions on fencing, types of fencing, placement of the fencing, cautions about electrical service and other infrastructure issues. The applicant rents the building and so also has to engage with the property owner, and there are residential buildings behind this property. The applicant carefully listened to all the suggestions and will need to come back to the board with their solution.

Extension Requests

• DC Sports Renovation - 1630 Route 9 - the owner of the business is in the process of buying the property, but would like that sale to be complete before he invests in a ropes course, so requested an extension from May 6, 2025 through May 5, 2026. In the meantime, last summer he installed a bouncy house in the area of the ropes course. The question arose whether this was a permitted use. The applicant asked if a home owner installed a bouncy house, whether they would have to go to the planning board (the answer is no). However, since this is installed for longer than 1 or 2 days, the decision was made that an amended site plan would be required..... usually..... the board agreed that for the summer of 2025 -- a bouncy house could be installed without an amended site plan... but if in 2026, or subsequent years, a bouncy house was to be installed - an amended site plan would have to be approved. Extension Approved.

• Sikh Temple - corner of Old Hopewell Road and All Angels Hill Road --- plans are well underway - but need to finalize water/stormwater agreements. Have requested an extenstion through May 1 2026. - Approved

• Licari Subdivision - 39-41 Middlebush Road - continuing to develop septic plans to accomodate the subdivision of 1.64 acres -- which will have 1) existing home and 2 apartments -- and 2) new single family home replacing a to-be demolished restaurant. Extension through November 14, 2025 granted.