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Southern Ulster Times, Wednesday, August 8, 2018
Lloyd considers Falcon Ridge Subdivision
Continued from page 1
runs counter to a key provision in the Conservation
Subdivision Code [100-34 (6)] that requires a developer
to, “provide for a balanced range of lot sizes, building
densities, and housing choices to accommodate a variety
of age and income groups and residential preferences,
so that the Town of Lloyd’s population diversity may be
maintained.”
Dates pointed out that the developer would be leaving
352 acres [68%] of the 519 acre parcel undeveloped, when
60% is the requirement.
Dates said the project would connect to town water
at Upper North Road but there is no town sewer on the
north side of town. He said the developer is willing to
bring sewer up from the intersection of Rte. 299 and 9W
to the site location, a distance of more than a mile, which
will benefit future development along the Route 9W
corridor.
Dates said because the parcel is “quite hilly” he
spent a significant amount of time laying out the road
system on the site. The town’s engineer, Andy Learn, has
previously commented that the road layout is actually a
large cul-de-sac and may violate the town code that states
these types of roads cannot be longer than 1,250 feet.
Project attorney Andrew Gilchrist acknowledged that
their request for a zoning change of their 36 acre Light
Industrial section to Residential ½ acre will increase the
number of buildable lots from 166 to 211. He said zoning
changes are at the discretion of the Town Board but he
pointed out that no houses are planned for this area of
the property. He described the zoning change as “vital” to
the overall economics of the project. At 166 lots his client
would construct a private on-site wastewater treatment
plant that would have to be reviewed by the Planning
Board and the county Health Department.
Gilchrist touted the 211 lot number as a way for the
town to increase their sewer line and for his client to
reach his financial goal.
Councilwoman Claire Winslow said that the town
does not want to take on a project where residents would
be paying for an on-site sewer plant with Mazzetti adding
that the total cost of a sewer extension should be borne
by the developer.
“I don’t believe the taxpayers should have to pay
one penny, one nickel, one dime for somebody to make
money; you want to do this, then you need to foot the
whole bill,” he said.
Mazzetti said he would like a cost analysis done on
this project to see what, if any, improvements would be
needed at the water or sewer plants should this project or
any similar one be approved.
Councilman Lenny Auchmoody urged his fellow
board members to work with this developer, “and to do
what is best for the town.”
Supervisor Paul Hansut does not favor private sewer
plants but, “in the seven and a half years I have been
here we have lost so many potential light industrial,
commercial investors in this town because there’s no
sewer.”
The developer reiterated that he would install a sewer
line along Rte 9W, with the distance to be determined, in
exchange for receiving a zoning change that would give
him 211 lots. Mazzetti said the developer should find out
what the costs are for the line and if he is willing to pay
it, “before we entertain any zone change.”
Hansut said the developer i s looking for a commitment
from the town.
“They don’t want to go through all of this, do all these
studies, then all of a sudden there is no support [for a
zone change],” he said.
Winslow said board members are looking at this
project and are keeping an open mind but they need
more details before they grant a zone change. Mazzetti
reminded the developer that their conducting and paying
for a feasibility study is not a green light for his project.
“I am saying as of right now, I am not willing to
commit either way,” he said.
Jeffrey Anzevino, Land Use Advocacy Director for
Scenic Hudson, addressed the board, saying that any
rezoning, “needs to be evaluated as part of the entire
project they’re proposing. I want to make sure that
happens.”
Anzevino presented an environmental analysis and
pictures of the view-shed from the west looking east that
is of concern to Scenic Hudson.
“We don’t consider this really a Conservation
Subdivision at all. It’s really packing more units than
really the site can hold on perhaps the most sensitive
parts of the site for many reasons.” he said.
Mazzetti interjected, stating that this project, “doesn’t
fit in our Comprehensive Plan the way it is written.” He
said specifically a project like this has to have Route 9W
frontage.
Anzevino added that the Comprehensive Plan calls for
large scale development, “in and around the hamlet and
this is really far removed; in fact you have to extend public
utilities to make it happen.” He said if and when this
project reaches the State Environmental Quality Review
Act [SEQR] stage, the impacts to wetlands, streams, views
and upon the town plan needs to be carefully evaluated.
“Maybe when SEQR is involved the right number
[of lots] may be far south of 166 and there may be other
mitigations that are required to mitigate those impacts,”
he said.
Attorney Gilchrist said he is looking forward to
reviewing the SEQR issues concerning his client’s project
to make sure the process is thorough and ensures that the
environment is protected.
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