Debriefing Notes for 6/20/2023PLANNING BOARD DEBRIEFING NOTES
June 20, 2023
Members Present- Traver, Dixon, Deeb, Longacker, Stark, Etu, Stefanzick
Members Absent - Magowan Alternate Members Present- McDevitt
Administrative Items:
SP 37-2022, FWW 8-2022 & SUP 2-2022 ACPOWER31, LLC, 89 Lower Warren St 7:02-7:03
Ward 2. Applicant proposed to utilize 44.1 acres between lower Warren and the Hudson River of a 62.72 acre
parcel for a new solar farm of 5MW AC with fixed panels. The project proposes disturbance less than 25 acres.
The number of panels would be 11,804 to be installed over 9 acres of property. The project includes preparation
of the property for installation of the panels, access drive areas on the site and access through an adjoining
parcel to the east. Stormwater management, landscaping and fencing to be included as well. Planning Board
approved project on June 23, 2023. Applicant is requesting an 18 month extension.
Status: The applicant was granted a 18 month approval extension. Extension granted 7-0.
Follow Up: Applicant is working with the Town to complete the Decommissioning
SPDES: Y
SP 5-2023 GERALDINE EBERLEIN, 12 Seelye Road North 7:04
Ward 1. Applicant proposes demolition of an existing home and guest cottage to construct a new home with a
footprint of 2,411 sq ft, an outdoor kitchen of 234 sq ft and a new floor area of 3,343 sq ft. The project includes
associated site work for new permeable driveway, stormwater management, and shoreline landscaping. The
project includes installation of a new septic system on the adjoining property and moved to the East property
line.
Status: Application further tabled to August 15, 2023. Tabled 7-0.
Follow Up: Applicant is working with the Town to resolve septic project.
SPDES: N
Recommendations:
SP 45-2023 & FWW 9-2023 BAY ROAD SELF STORAGE, 290 Bay Rd & Bay Rd 7:05-7:18
Ward 2. Applicant proposes to redevelop an existing industrial site with 11 new self-storage buildings for a
total of 478 units. The building footprint is 61,800 sq ft. Site work includes access from Bay Road and
connection to the existing access for the adjacent self-storage facility. The site will have parking areas,
secondary curb cut, stormwater management and landscaping. Project includes a lot line adjustment of 302.8-2-
20 and a lot merger of 302.8-2-17, 302.82-21 and 302.8-2-24. The site has a stream and wetlands that will not
be disturbed. Pursuant to chapter 179-3-040, site plan for a new commercial use in the CLI zone and hard
surfacing within 100 ft of wetlands shall be subject to Planning Board review and approval. Variance: Relief is
sought for setbacks and road frontage. Planning Board shall provide a recommendation to the Zoning Board of
Appeals.
Status: Planning Board recommended to the ZBA no significant adverse impacts with the current project
proposal. Recommended 7-0.
Follow Up: Applicant to appear before the ZBA 6/21/2023 then the Planning Board 6/22/2023 pending ZBA.
SPDES: Y
SP 41-2023 ROARING BROOK LLC/VALVOLINE, 740 Glen Street 7:19-7:25
Ward 2. Applicant proposes a façade upgrade to an existing 2,201.83 sq ft building and new signage. The new
façade includes a false façade for a portion of the building where the roofline would be up to 19.5 ft in height.
The remainder of the roofline would remain at the existing 14 ft height. The façade change would include a new
30 sq ft wall sign. The project includes a new 45 sq ft free standing sign as well. The façade colors are similar to
the previous colors: brown for the building with red, white and blue signage. Pursuant to chapter 179-3-040, site
plan for façade upgrades ad preexisting shed shall be subject to Planning Board review and approval. Variance:
Relief is sought for setbacks. Planning Board shall provide a recommendation to the Zoning Board of Appeals.
Status: Planning Board recommended to the ZBA no significant adverse impacts with the current project
proposal. Recommended 7-0.
Follow Up: Applicant to appear before the ZBA 6/21/2023 then the Planning Board 6/22/2023 pending ZBA.
SPDES: N
SP 44-2023 & FWW 8-2023 GREAT ESCAPE THEME PARK LLC, 1172 State Rt 9 7:26-7:37
Ward 1. Applicant proposes to modify an existing site plan for the patron entry area at the Great Escape. The
existing 2,830 sq ft building is to be modified with a 490 sq ft pergola at the front of the building and a 430 sq ft
pergola at the rear of the building. Previous plans for a separate 1,150 sq ft ticket building are not being
completed at this time. Pursuant to chapter 179-3-040 and Chapter 94, site plan for new pergolas in an RC zone,
hard surfacing within 50 ft of the shoreline and work within 100 ft of wetlands shall be subject to Planning
Board review and approval. Variance: Relief is requested for setbacks and permeability. Planning Board shall
provide a recommendation to the Zoning Board of Appeals.
Status: Planning Board recommended to the ZBA no significant adverse impacts with the current project
proposal. Recommended 7-0.
Follow Up: Applicant to appear before the ZBA 6/21/2023 then the Planning Board 6/22/2023 pending ZBA.
SPDES: N
SUB (P) 4-2023 & SUB (F) 5-2023 SEAN PALLADINO & SARAH LOCKHART PALLADINO, 1635
Bay Road, Ward 1 7:38-7:44.
Applicant proposes a two lot subdivision of a 25.1 acre parcel. Lot 1 will be 15.05 acres and will maintain the
existing home and associated site work. Lot 2 will be 10.05 acres and will be used for the construction of a
single family home and associated site work. The second lot will also require site plan review for the
construction of a single family home, major stormwater and 15% slopes. Pursuant to chapter 183, subdivision of
a parcel shall be subject to Planning Board review and approval. Variance: Relief is sought for lot width.
Planning Board shall provide a recommendation to the Zoning Board of Appeals.
Status: Planning Board recommended to the ZBA no significant adverse impacts with the current project
proposal. Recommended 7-0.
Follow Up: Applicant to appear before the ZBA 6/21/2023 then the Planning Board 6/22/2023 pending ZBA.
SPDES: Y
Old Business:
SP 68-2022, FWW 13-2022 & SUP 6-2022 FADEN ENTERPRISES, 1471 State Rt 9 7:45-8:08
Ward 1. Applicant proposes removal of an existing building on the site to construct 3 new buildings and
associated site work. The project includes one building of 8,355 sq ft that is designated as 3 tenant spaces: 2,000
sq ft for a drive-thru, 2,500 sq ft for a restaurant, and 3,855 sq ft for retail space. The second and third buildings
will contain a total of 24 units of self-storage; each building will be 1,740 sq ft and have 12 units. Pursuant to
chapter 179-3-040, 179-10-040, & 94, site plan for new commercial development and self-storage facility, hard
surfacing within 50 ft of a shoreline/wetlands, freshwater wetlands permit, and special use permit for self-
storage facility shall be subject to Planning Board review and approval.
Status: Application approved with the following conditions: final site plans to include elevations which will
have dimensional height as well as the façade, waiver granted for stormwater volume, snow guards on the front
awning. Approved 5-2, Stefanzick Dixon
Follow Up: Applicant to submit final plans for Zoning Administrator signature
SPDES: Y
SP 43-2023 WILLIAM LEVETT, 27 Sunset Lane 8:09-8:14
Ward 1. Applicant proposes to replace existing 900 sq ft deck with an 810 sq ft deck that contains a screened I
portion of 270 sq ft. A 144 sq ft portion of the deck had been removed during the septic alteration. The existing
1,112 sq ft footprint home, 563 sq ft garage and 120 sq ft shed will remain unchanged. Pursuant to chapter 179-
3-040 & 79-4-080, site plan for new floor area in a CEA shall be subject to Planning Board review and
approval. Variance: Relief is sought for setbacks and floor area. Planning Board shall provide a
recommendation to the Zoning Board of Appeals.
Status: Planning Board recommended to the ZBA no significant adverse impacts with the current project
proposal. Recommended 7-0.
Follow Up: Applicant to appear before the ZBA 6/21/2023 then the Planning Board 6/22/2023 pending ZBA.
SPDES: N
New Business:
SP 42-2023 LISA & CHARLES MUNZENMAIER, 2760 State Route 9L 8:15-8:21
Ward 1. Applicant proposes removal and replacement of a 964 sq ft deck to an existing home with a 6,595 sq ft
footprint. The project includes construction of a 336 sq ft screen porch addition for a portion of the deck and
construction of a 64 sq ft mudroom. The existing landscaping, lighting & stormwater will remain unchanged.
Pursuant to chapter179-3-040 & 179-6-065, site plan for new floor area in a CEA shall be subject to Planning
Board review and approval
Status: Application approved as submitted. Approved 7-0.
Follow Up: Applicant to submit final plans for Zoning Administrator signature.
SPDES: N
Adjourn: 8:25