PLANNING BOARD DRAFT MINUTES
August 23, 2017
Chairman Ian Murray called the meeting to order at 7:37 p.m.
Planning Clerk Linda McCabe called the roll: Chairman Ian Murray – present, Laurie
Griffen – absent, Patrick Hanehan – absent, Robert McConnell – present, Joseph
Lewandowski – present, Brandon Myers – present, George Olsen - present,
Alternate Christopher Koval - present.
Due to the absence of two Board Members, Chairman Ian Murray elevated Alternate Member Christopher Koval to full voting status.
Also attending: Sam & Linda Palazzole, Cliff Silverstein, Jim Vianna, Gil Albert, Charles & Kathleen Heidsieck & Susan Penetta, Peg & Dan Farnsworth, Mary Maranville, Elizabeth Snyder, Robert & Kathleen Barshied, Partick Gill, Mike Ingersoll, Tony Bonacio, Laura & Chuck Macejka, John Cashin, Doug Niles, Barbara Faraone, Sharon Urban, Kate Miller, Terri Korb, Paul Murphy and Garry Robinson. (Sign-in sheet is on file in the Clerk's office)
Minor Subdivision Final Review
Sam Palazolle #17-15 Owner: Kevin J. Johnson
2 Anthony Ln. 1107 Rt. 9P
Saratoga Springs, NY 12866 Saratoga Springs, NY 12866
S/B/L 193.14-1-23 Lake Residential
Location: 1268 Rt. 9P
Returning Applicant seeks to subdivide the parcel into two lots, on behalf of the owner; the property is .85 acre and has 175' of frontage. Public hearing was completed at the July 26, 2017 meeting.
Sam Palazolle, Saratoga Builders, appeared before the Board on behalf of Kevin Johnson. He stated the public hearing was completed last month and he proceeded to review an aerial view of the property, taken from Nielson's Landing/Trask Lane, looking down onto the parcel on Rt. 9P. The elevation from the lot to the homes above on Trask Lane is 80' and is fairly heavily wooded. Relative to the subject of interfering with someone's view is irrelevant. The objective is to subdivide the land into two parcels; 85' frontage for one lot and 90' frontage for the other. One lot will be 16,200 sq. ft. and the other lot will be 17,250 sq. ft. He then asked if there were any questions of the Board.
Robert McConnell asked Sam Palazolle to turn the photos and maps around so those present,
aside from the Board, could see his presentation.
Sam Palazolle did so and reviewed it for the public.
Chairman Ian Murray stated he has no questions. Chairman Ian Murray asked if there were any
Board questions; there were none.
Chairman Ian Murray stated two Board Members, Robert McConnell and Christopher Koval, did a site visit and asked them if they'd tell the Board what they saw.
Robert McConnell stated they went up where the neighbors live on Nielson's Landing/Trask Lane and said it is heavily wooded and he could see nothing of the proposed subdivision from that vantage point and saw no problem with their views at all. He said he agrees with Sam Palazolle's description of the property and there are no issues with views from Nielson's Landing/Trask Lane properties. He also stated as long as this fits within and meets our regulations, he sees no problem at all. Christopher Koval agreed completely.
Brandon Myers read the short form EAF, line by line, which was completed by the Board.
Special Use Permit Pre-Submission Conference
Mary T. Maranville and Kevin A. Dott #17-14
257 N. Alvarado Ave.
Ojai, CA 93023
S/B/L 155.-1-63.2 Rural Residential
Location: 727 Rt. 29
Returning Applicant seeks a Special Use Permit for a multiple use venue with a C.O for 227 people, a farmers market, a farm stand, farm-to-table dinners, 80 parking spaces and, in future, hoping to possibly have 4-H and agriculture programs with agricultural-education as well as classes teaching heritage skills such as cheese making, pickling, etcetera.
Applicant Mary Maranville stated she wanted to clear up some things with the Board; agricultural education is not lucrative and she had to figure out a way to make money to fund it.
*Although in November, her plan was several small farm-to-table weddings, no more than a total of 80 people, no tents as everything would be held inside the barn. She also had said she would hold some corporate events as well, to help fund the cost of bussing the school children to her program.
She stated that she now needs a sprinkler system due to NYS codes, at a cost of probably a hundred thousand dollars. She is now proposing 80 parking spaces with additional valet parking, she wants to use portable toilets for a year, because she doesn't want to tear up the property to put in a septic system and she plans to host weddings for up to 200 or max capacity. She stated this would allow her to raise the funds needed to begin the education program.
Chairman Ian Murray stated the Board approved the plan she presented in November. Since then she has changed the plan which is why she is now before the Board. He asked if her design professional for the septic system is present at the meeting.
Applicant Mary Maranville responded no.
Chairman Ian Murray stated that based upon the design, which is for 200 and doesn't account for any staff, is already 20% over capacity. He then questioned the parking plan on the west side and asked if she was planning to stack cars in there.
Applicant Mary Maranville replied yes; they measured 18' x 10' for two with valet parking and the rest for self parking.
Christopher Koval stated this is definitely different than what she presented in November.
Chairman Ian Murray stated there were no tents with the original permit and the Applicant doesn't show them on the current map. The Board needs to see it on the map and they also need to see hours of operation and entertainment needs to be included in the narrative/business plan, as the Town has a noise ordinance.
Robert McConnell questioned why she is going so large; originally she told the Board she wanted small, quaint weddings there. He asked her to go smaller with it.
Chairman Ian Murray stated they approved her for up to 80 people in November; Robert McConnell added it is now three times that size.
Building Inspector Gil Albert added that restrictions will be worse for her once she begins the education aspect.
Applicant Mary Maranville replied she will not have the children in the large building, but in the small 500' carriage house.
George Olsen stated you calculate 227 - 270 people in the barn, what size tents does the Applicant plan to use?
Applicant Mary Maranville stated she doesn't plan on 270 - 275. She did not respond to the question of tent sizes.
Building Inspector Gil Albert stated he can only go by state code. She says 200 people, but according to the state, they look at worst case scenario and that is what he has to base his inspections and C.O. on.
Mary Maranville asked what she can do to get a temporary permit.
Building Inspector Gil Albert stated he is okay if she uses fire-watchers and portable bathrooms for this year, but come 2018 she must get the sprinkler system and bathrooms in.
Chairman Ian Murray asked if it would be a temporary C.O. with fire monitors.
Building Inspector Gil Albert responded yes and he will allow it only for the two events she has already booked for this 2017 year.
George Olsen stated but only for 80 people as her current permit allows, correct?
Applicant Mary Maranville stated no, more.
George Olsen questioned how many and Mary Maranville said 150 people.
Building Inspector Gil Albert told her she has to have the septic and bathrooms in, in 2018.
Chairman Ian Murray stated public hearing for a temporary permit will be held next month.
George Olsen stated these two weddings should be limited to 80 only and Chairman Ian Murray agreed.
George Olsen questioned when the weddings will take place.
Applicant Mary Maranville replied the first event is September 9, 2017 and the second is in October, 2017.
Chairman Ian Murray stated he will have to speak with Town Attorney William Reynolds and contact Applicant Mary Maranville concerning this.
Robert McConnell questioned the parking; Mary Maranville replied she will encourage car pooling.
*11/2016 Planning Board Minutes
Sketch Plan Conference for Subdivision
Bonacio Construction #17-16 Owner: Richard P Leach; Peter T. Leach
18 Division St. #401 185 Chestnut Ridge Rd.
Saratoga Springs, NY 12866 Queensbury, NY
S/B/L 180.-1-8 Rural & Conservancy 10 Mitchell Pl. Apt. 4GH
Location: 149 Fitch Rd. New York, NY
Applicant seeks a two lot subdivision to allow a building lot on the eastern side of Fitch Rd. The property is a 203.6+/- acre parcel and has 3,399.84' of frontage.
Mike Ingersoll, L.A. Group, appeared on behalf of the Applicants, along with Tony Bonacio. He stated that the property, River Song Farm, is a 200+/- acre parcel. They would like to do a two lot subdivision at this time, by creating one lot with 150-/- acres and another lot with 50+/- acres. The 50+/- acre parcel will have one house built upon it, due to the amount of wetlands on that parcel. The 150+/- acre parcel, for now, remains as is, although they're still looking into what they may want to do with this one in future. He reviewed the defined wetlands on both parcels with the Board and then the proposed building location. He added there will be less density than
previously proposed with the 150+/- acre parcel. Due to the lay of the land of that parcel, it is not developable as they first thought. He added that with the preliminary marketing which Bonacio has done, they are seeing that homeowners are seeking larger lots. He asked if there were any questions of the Board and for their input.
Chairman Ian Murray asked for any Board questions; there were none.
Chairman Ian Murray stated we will publish for a public hearing to be held next month.
Mike Ingersoll thanked the Board.
Irish Hill Century Farm #17-17 Representative: James M. Vianna, PLS
281 Burke Rd. 170 Lohnes Rd.
Stillwater, NY 12170 Stillwater, NY 12170
Location: 460 Co. Rt. 68
Applicant seeks to subdivide their 80.85+/- acre parcel. Lot 1 will be a 3+/- acre lot, centered around the existing house and barns and offered for sale; Lot 2 will remain in agriculture.
Jim Vianna, PLS, appeared before the Board on behalf of the Applicant. He stated this application is similar to the Hanehan application that was before the Board last month. This is located in the Rural District, on Rts. 32 and 68. The Applicant would like to subdivide a 3 acre parcel with the house and barns and the remaining acreage will remain in agriculture. He then stated the portion of the property that touches Rt. 32 isn't on the map, but he will be sure it is on the final one. The agriculture fields have 332' of frontage; 183' and 149' of frontage for a total of 332'.
Chairman Ian Murray stated he did check with Town Attorney William Reynolds on the frontage for the balance of the land as he didn't see the Rt. 32 frontage on the map, as Jim Vianna stated, and checked with the county concerning curb cut, which is not needed.
Jim Vianna stated he will put a note on the map that it has 332' of frontage with the land that touches Rt. 32.
Chairman Ian Murray asked if there were any Board questions; there were none. He then stated we will publish for a public hearing for next month.
Jim Vianna thanked the Board.
Garry Robinson asked to speak with the Board concerning Frank Owens' plan for his property on Rt. 29. He told the Board they now plan to put the concession stands and tables inside a pole barn, as well as bathrooms. He told them the ZBA wants it to be in a building, to look like a restaurant. He said parking will essentially be the same as their original proposal.
After a lengthy discussion, the Board has concerns with the plan and there needs to be screening of the parking and of the building. Joe Lewandowski suggested they go with 10 parking spaces, make them gravel and the rest grass to give more green space. It's a shallow lot and Chairman Ian Murray suggested they contact the owner of the land behind this property to see if they can purchase what they need. He reminded him that he suggested they do that last month. Chairman Ian Murray then said they need to be more creative; they need 50% area variance, as 2 acres is required for a restaurant. The Board would prefer a traditional building, they don't want to see an open pole barn with concession stands and they also have concerns with storage. Town Engineer Ken Martin is concerned with the wetlands toward the orchard; he is concerned they may be Army Corp. wetlands.
Garry Robinson stated he will move the parking, put in buffer, look into the wetland concerns and will do up new sketches and come back.
Old Business: Robert McConnell questioned what has been happening with Mr. Garone; specifically if the boats have been removed and the septic system. Building Inspector Gil Albert responded that Mr. Garone has put in a huge septic system, NYSDEC has signed off, NYSDOH is good with it but the boats are still there.
Building Inspector Gil Albert gave an update on Roger Sharp, Burgoyne Rd. He said he has spoken with the planner in Wilton and was told that Roger Sharp has been approved to move his business to the building there.
New Business: none
The next regular meeting will be held Wednesday, September 27, 2017 at .
Linda A. McCabe