Wallkill Valley Times , Wednesday , December 14 , 2016 3
Plans aired for Allard ’ s Corners development
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Civil engineer Christopher Lapine , of Chazen Companies , presents plans for Gas Land to the Town of Montgomery Planning Board
By JESSICA COHEN jcohen & tcnewspapers . com
A plan for a 2450 square feet combination gas station , convenience store , and drive-through Dunkin ’ Donuts on the south side of NYS Route 52 , near Albany Post Rd ., was presented to the Town of Montgomery Planning Board this week for site plan approval , special exceptional use permit , and lot line changes . Civil engineer Christopher Lapine , director of land development for Chazen Companies in Poughkeepsie , represented Gas Land Petroleum , Inc ., in Kingston .
Discussion focused largely on lighting , landscaping , signage , traffic flow , space allocation , and aesthetic issues .
“ But I have four pages of environmental comments ,” said Leslie Dotson , planning consultant for the board . Some of those comments come from the Orange County Department of Public Works , she said . “ The applicants are still working on storm water runoff . Guidelines are strict .”
Several residents with concerns had appeared at a previous hearing for the plan , and a public hearing was scheduled with the presentation this week , but no one showed up . Board members attributed disinterest to the holidays and the addition of land to the site , giving it more buffer from neighbors , though the addition was small . Gasland added . 574 acres , bringing the lot size to 1.641 acres .
Although the lot is now bigger , Fred Reichle , board chair , asked applicants to reduce the size of the convenience store to the 1000 square feet zoning limit . Lapine asked if the area for the cooler would be considered part of the convenience store , and board member Richard Hoyt referred him to the building inspector .
Board member Richard Montemarano asked about seating . Lapine said Dunkin ’ Donuts would have no indoor seating , but would have some outdoor seating . As for traffic flow , he said customers should be in and out in two or three minutes ; nothing would be cooked at the store , just heated by microwave . A Dunkin ’ Donuts elsewhere had a longer , seven to eight minute turnaround time , he said , because of operational problems that were later resolved . Board member Richard Hoyt also warned Lapine about “ sign clutter , like in Walden .”
Lapine reassured him that stop signs would efficiently guide traffic .
Guidelines are also strict for aesthetics , particularly since the site is located on a scenic byway .
“ Not Dunkin ’ Donut colors , right ?” asked Hoyt .
“ No , we ’ re sensitive to that ,” said Lapine . He said store colors would resemble the earthy colors on the drawing of the store that he presented .
“ The board has to consider an application if it ’ s a permitted use ,” said Dotson . “ But on a scenic highway , aesthetics must also be considered using code guidelines . The planning board asked for stone walls . The pitched roof and colors are designed as for a house . It can be screened and beautifully landscaped .”
“ That ’ s a good location for them , near Angry Orchard ,” she said .
Lapine will return to the planning board on January 9 to address comments on the plan .
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