Amenia residents comment on Cascade Creek subdivision plan

Residents filled the Town Hall meeting room to capacity for the Planning Board meeting on Wednesday, Jan. 14, to provide comments about the Cascade Creek workforce housing application submitted by Hudson River Housing.

For several months, the non-profit developer has been engaged in preparing environmental impact analyses for the property, examining utilities, stormwater runoff, and potential effects on wildlife and watercourses. Once that environmental review phase is complete, detailed site plan drawings will be considered as part of the application’s next phase.

Senior planner Peter Sander of Rennia Engineering, speaking on behalf of the Cascade Creek project, reviewed conservation plans for the 24.13 acres that would comprise the development. Of the total acreage, 59% would be preserved as open space.

The plan calls for 28 half-acre house lots, each encumbered by conservation easements, along with a rectangular space designated for a community garden. Sewer and water utilities would be on-site.

Since the Planning Board’s November meeting, Sander reported, the developer has met with local fire officials, leading to an agreement to provide a buried large reservoir water tank to combat fires and the use of fire-resistant building materials in each home.

Planning Board Engineer John Andrews reminded residents that the meeting was an opportunity for public comment, describing it as an informal public hearing, and noted that future formal public hearings will be held on the project.

Summarizing the comments heard at the meeting, Planning Board member Jamie Vitiello enumerated topics that would lie within the purview of the board and the required environmental analysis currently being considered. Topics identified by Vitiello included the fire department’s concerns about adequate water supply in case of fire, Webutuck School enrollment growth, effect on community character, and increased traffic.

Newly seated Planning Board attorney Victoria Polidoro of Rodenhausen Chale and Polidoro LLP, with offices in Rhinebeck, suggested that she would be interested in information about marketing plans for the Cascade Creek subdivision.

Vitiello suggested that there are some aspects that are not within the purview of the planning board, but Andrews said he felt that getting more information into the public record is within its purview.

Several residents offered comments at the meeting, including former Town Supervisor Victoria Perotti, who expressed concern about the effect on the aquifer and area homeowners’ wells, particularly in times of drought. Although bog turtles are not present on-site, she said they do inhabit wetlands surrounding the site, along with other forms of familiar wildlife. Finally, Perotti said that the proposed on-site sewage system does not adequately meet state standards.

Resident George Bistransin submitted a petition carrying 204 signatures of residents who oppose the project.

Another resident said that he was generally in favor of workforce housing and understood the local need for it, but he had questions about the project’s business model, including the financial responsibilities of the homeowners and what mortgages would be available to them. He sought evidence that the project is financially viable.

Resident Ken Merritt expressed concern about the effect on groundwater levels in the area, indicating his opposition to the project.

“Who will pay to have area wells redrilled?” asked resident Kim Travis, also expressing concern about rainwater runoff and the diminishment of the rural character of the area.

Questioning the traffic study conducted as part of the application, resident Judy Moran noted that the study was done when schools were not in session.

Former Town Supervisor Leo Blackman spoke, noting his prior years of service on the town’s Housing Board.

“There is definitely a problem with a lack of affordable housing,” Blackman said. “The community could become economically segregated,” he warned.

Addressing concerns over higher-density housing, Blackman described the high incidence of small house lots already existing within the community.

“We need affordable housing; we need to do something,” resident Gaye Parisi said. Parisi currently serves on the Housing Board.

Planning Board Secretary Judy Westfall read two letters into the record. The first was from the local fire department, noting no access to a municipal water supply, the unreliability of natural water sources, concerns about monitoring the buried tank, the need for adequate turnaround room for fire apparatus, and plans for snow removal.

The second letter was from resident Daniel Donnelly, who favored the application and urged its approval.

Northern Red Oak Trails Project

Plans for a proposed 12-mile network of hiking and biking trails by Northern Red Oak, LLC, which require a special use permit, were reviewed by the Planning Board. Andrews explained that the permit must be issued by the Town Board and that the application had been referred to the Planning Board for comment.

Andrews said the Zoning Board of Appeals has already reviewed the proposal and raised only minor concerns, while the fire department also identified issues that have since been addressed. Endangered species requirements have been met, he added, with the applicant proposing a rattlesnake education program for the safety of hikers and bikers.

Andrews also reported that the applicant is seeking permission to cross easements held by state electric and gas utilities on the site.

The next step, Andrews said, is for the applicant to update its submission to address a small number of remaining items, allowing the Town Board to schedule a public hearing.

Planning Board member Foz Bullock noted that the applicant hopes to begin construction in May.

New Coffee Shop at Freshtown Plaza

Plans to convert the vacant branch bank building at Freshtown Plaza into a coffee shop were discussed by the planning board, with a public hearing on the project scheduled for Wednesday, Feb. 11. A building permit was obtained by business owners Amy and David Cocheo in late October.

The board noted that there is ample parking available. The only changes to the exterior would add a speaker post and a signboard to serve the drive-through lane, repurposing the former bank’s drive-up window. Inside seating will also be available.

Planning Board member Nina Peek reported that the coffee shop plans to be open six days a week, between the hours of 6 a.m. and 3 p.m. The Cocheos expect to open for business in March.