Copake Repair Cafe Sept. 28
Bill O’Neill, a volunteer lamp fixer, will be among the experts at the Repair Cafe, Saturday, Sept. 28 from 11 a.m. to 3 p.m. at the Copake Park Building at 305 Mountain View Road in Copake.
Photo by Kate Shannon
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The Town of North East joined the Town of Amenia in being a certified Pro-Housing Community; a designation that recognizes the town's commitment to increasing its housing stock. Communities shaded in green have been granted certification and communities shaded in blue have begun the process with a letter of intent.
Map courtesy NYS Office of Information Technology Services GIS Program Office
MILLERTON — The town of North East announced last week that it has achieved certification as a New York State Pro-Housing Community, a designation that encourages and rewards municipalities taking steps to increase their housing supply.
North East is now one of 352 Pro-Housing Communities in the state — when the town began the process, there were just 75.
“This sends a signal to developers and others that we want more housing in our community,” said Councilwoman Meg Winkler, who heads the housing committee and has been spearheading this process. “It may also give us increased opportunities for grants moving forward.”
The Village of Millerton has also begun the certification process. During their Sept. 9 board meeting, village trustees passed a resolution adopting the state’s Pro-Housing Pledge, a first step toward showing commitment to addressing the housing shortage and qualifying for Pro-Housing Community status.
Winkler offered to collaborate with the village on the logistics and paperwork, which she noted can be daunting. Supervisor Chris Kennan thanked her for the considerable effort that helped North East achieve its certification.
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SHARON — The public hearing for the development of a commercial district office and event space for local arts nonprofit Low Road Sharon closed on Sept. 10 with a note of reconciliation between neighbors and the applicant.
The plans involve demolishing the two existing buildings at 1 Low Road and replacing them with two structures facing each other across a central green. A public footpath will connect Lovers Lane to Low Road.
Thomas Dore, who had been outspoken in his opposition to certain aspects of the plans in the two previous hearing sessions, took a propitiatory tone during his testimony on Wednesday evening. “I think we’d like to support it,” he said, though he reaffirmed his wish that the impact on Lovers Lane be mitigated and reiterated his disapproval of the footpath intended to run alongside Beardsley Pond Brook.
The footpath has been a sticking point throughout the hearing process. Several Low Road and Lovers Lane neighbors have expressed trepidation over how the path might be used, and how it may impact foot, vehicular and even off-road vehicle traffic on Lovers Lane.
Lovers Lane resident Robin Leech, who had spoken at previous hearing sessions, voiced his worries about the path, describing it as a potential “lure” for people to travel between Lovers Lane and Low Road. He also said the “community at large” is concerned about a “land bridge to the other holdings,” referring to Jasper Johns’ other properties in town that are planned to be used for an artist colony in the future.
Selectman Lynn Kearcher spoke up about the potential for increased traffic on the narrow and half-paved Lovers Lane. “As a native of Sharon, I’m very protective of our residents” on the street, some of whom have lived there for decades, she said.
Representing Low Road Sharon, Conley Rollins affirmed the project design is meant to have minimal impact on Lovers Lane, and that the downtown facility is planned to remain largely separate from the future artist retreat. He reiterated from previous meetings that the intended use of the development is staff offices and occasional public programming. “This is in the commercial district,” he said.
As for the footpath, Rollins said he was happy to ban ATV or Gator use on the path except for occasional maintenance conducted by staff. P&Z alternate Jill Drew questioned whether the path is necessary at all to the broader project. Rollins replied, “we have felt that it’s additive to the project” as a way to enjoy a scenic section of the property but is not strictly necessary.
After closing the hearing, the Commission briefly deliberated conditions to place on an approval. P&Z Secretary Stanley MacMillan Jr. suggested that the pathway be cut off about halfway across the property. Vice Chair Betsy Hall added that it should be incumbent upon Low Road Sharon to instruct attendees of any events to not travel through Lovers Lane.
The Commission ultimately decided to table any decision while the town attorney reviews the application. P&Z will resume the conversation at its next regular meeting on Oct. 8.
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A rendering of the proposed 13-unit affordable housing building that was discussed at Thursday’s hearing of the Kent Planning and Zoning Commission.
Ruth Epstein
KENT — Deciding to get an opinion from its engineer, the Planning and Zoning Commission Thursday continued the hearing until next month on Kent Affordable Housing’s application for the 13-unit affordable housing project off Maple Street despite pleas from KAH board members.
Justin Potter, chairman of KAH, went through a detailed presentation of the plan, which calls for a single building with an elevator to be located adjacent to the South Common affordable housing complex on 1.15 acres now owned by the town. Once all approvals are received, the town will pass the property to KAH.
Potter began by explaining the group has been working on this project for more than two years, aware of the great need for more affordable housing in town. There are currently 37 affordable units with 24 at South Common and three separate buildings at Stuart Farms. Rents range from $400 to $1,400. Typically, there are between 40 and 60 families on the waiting list and 70% of business owners say they have trouble with staffing because rents are too high for employees.
“In July, the figure for the median house price in Kent was $665,000,” Potter said.
The property for the project is near the public works garage and recreational space for Park and Recreation. Potter said those two entities would not be infringed upon.
Laura Crowley, an architect with Schader Seinau Associates, hired by KAH, gave some details on landscaping, lighting and fire alarm systems. There will be two- and three-story walkouts from the building. Sidewalks will connect the building to the nearby park so residents can access it safely, as well as to South Common. She said conceptual approval has been received from the Sewer Commission.
Potter talked about the parking, which is being proposed at 18 spaces for the building that will contain nine one-bedroom apartments and four two-bedroom units. The proposal will seek reserved spots for the tenants, with additional parking provided at South Common, where there is an abundance of space.
When discussing fire safety, Crowley said all fire and building code requirements have been met. Potter said they would seek emergency access through the transfer station, which has been given the nod by the fire department and fire marshal.
Fire chief Alan Gawel spoke about needing access for dealing with a three-story building and suggested perhaps the gravel parking area near the tennis courts could be designated for the ladder truck if needed. First Selectman Martin Lindenmayer took strong exception, saying that was never part of the discussion when the whole proposal was formulated. “This is getting out of hand,” he said strongly. “We need more recreation. We already discussed this.”
Potter responded, “There’s a balancing of different priorities. We can work out details for making things easier for the fire department.”
When Commission Chairman Wes Wyrick said he had some concerns with stormwater runoff, KAH’s engineer Roy Seelye of Cardinal Engineering said an analysis showed a small increase in runoff, “but because of its proximity to the brook, I didn’t think much about it.”
Donna Hayes, former zoning enforcement official, asked commissioners if they thought their engineer should look at the drainage. Members were polled and said they thought that was a good idea.
Current Land Use Administrator Tai Kern said if the commission’s engineer is brought in, the cost is borne by the applicant. Potter said he didn’t see the need since the application went through scrutiny by the Inland Wetlands Commission, which gave its approval.
KAH member Gregg Sheridan said, “KAH has been a responsible developer in Kent since the 1990s. What we’ve paid Cardinal is formidable. To put this cost on us, as a nonprofit, is unreasonable.”
Kern responded, “Someone has to pay them.” Sheridan said, “I expect a partnership. It’s not unreasonable for the town to take on some of the cost.” Potter said time is also a concern, since the matter won’t be discussed for another month.
When Seelye said it was his engineer’s intuition that there would be little increase in stormwater drainage from this project, commissioner Sarah Chase said, “We’ve never worked off intuition. It’s like working off assumption and the commission should never do that.”
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Bennett Park’s eastern portion is now open to the public, offering paved walking and biking paths.
Photo by Nathan Miller
MILLBROOK — Plans for extension of the Bennett Park trail system were reviewed during a public hearing and later approved unanimously by the Planning Board at its regular meeting on Monday, Sept. 8, although a few conditions were attached to the approval.
Reviewing plans during the public hearing was Richard Rennia of Rennia Engineers, who was accompanied at the meeting by Senior Planner Peter Sander.
The 600-foot trail extension will enhance public use of the 35-acre property, once the campus of Bennett College that closed its doors to students in 1978. With no activity since, the buildings fell into serious disrepair and have been demolished as plans for Bennett Park have sought to reclaim the property for town use.
The woodland trail included in the site plan was previously approved as part of Phase One of the ongoing Bennett Park project, but an amendment for an extension to an entrance off of Franklin Avenue brought the project back to the Planning Board for public hearing.
The Bennett Park project in three phases is being undertaken under the auspices of the nonprofit Millbrook Community Partnership Inc., also overseeing the renovation of the old Thorne Memorial School into a cultural, educational and civic center on Franklin Avenue.
Describing the proposed trail extension as “a walk through a wooded area,” Rennia said that the trail would be paved with pervious packed gravel to ensure good drainage as well as a relatively even walking surface. The new trail extension would lead to an internal loop paved with wood chips. The trail lies along an old roadbed that connected with Franklin Avenue. Any tree removal will be minimal.
“We are not removing significant existing trees,” Rennia explained, adding that a felled tree might become a log bench beside the trail for those wanting a respite from walking.
Planning Board chairman Frank Redl noted that there is no plan for introducing lighting to the area that would be open from dawn to dusk daily. He also asked about introducing signage at the Franklin Avenue entrance to the new trail.
Residents who spoke favored the idea of the trail extension but asked whether the deteriorated inadequate sidewalk along Franklin Avenue could be upgraded for a safe approach to the trail. That suggestion was determined to be outside of the scope of the Bennett Park project, but it could become a town project.
Rennia indicated that the next step following approval is to seek additional approval from the Department of Environmental Protection for a stream protection plan. A three-sided box culvert is anticipated to be installed along the trail to correct water flow.
Additional residents’ concerns included parking and increased traffic from visitors to the park, with one resident asking for consideration of the needs of disabled visitors, not that the area needed to be ADA-compliant but perhaps made easier for the disabled.
Following approval, Redl agreed to bring the Franklin Avenue sidewalk upgrade idea to the Board of Trustees for discussion and perhaps pursuit of grant funding.
Conditions to the approval included obtaining approval from the DEP, submission of a detailed plan for the bridge and landscaping and signage plans detailing open hours and barring of motorized vehicles.
As residents’ concerns can be further addressed within the next phase of the plans when parking and traffic will be charted, Sander stayed on after the meeting to make note of those concerns before the residents left.
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