Town Of Woodstock: Minutes: January 07, 2021: Minutes 2021 [Digital Towpath]

MEETING MINUTES

January 7, 2021

REGULAR ZOOM MEETING

7:00 PM Start Time: 7:00 PM

CALL TO ORDER, determination of quorum

Members Present: Peter Cross

Stuart Lipkind, arrived at 7:02 pm

John LaValle, arrived at 7:01 pm

Judith Kerman

Conor Wenk

Brian Normoyle

James Conrad

Members Absent:

Agenda Invitees: Robert Stang

Kristin Moshanas

Rob Allison

Jennifer Ahearn

Rod & Marie Karolys

Chris Donoghue

Additional Present: Maxanne Resnick, Public

Paul Wheeler, neighbor of Karolys

Dennis Bressack, for Karolys

Ilinka Manova, for Karolys

Vladimir Mitevski, for Karolys

Emily Kimelman, for Stang

Sean Gilvey, for Stang

Matthew Rudikoff, for Stang

Mitchell Gordon, for Stang

Jim & Angela Moran, for Stang

Joao Leite, for Stang

Updates to AGENDA:

Mr. Cross asks Ms. Gray if there is any updates & she replies there is not.

MINUTES: December 17, 2020

Make motion to approve minutes: Peter Cross 2^nd: Judith Kerman Aye: All

COMMUNICATIONS & ANNOUNCEMENTS:

+ Email from Maxanne Resnick re: correspondence rec’d Dec. 21, 2020

Mr. Cross acknowledged and told the Planning Board about the article in the newspaper and critical environmental areas. We’ve seen this first hand lately with the Chestnut Hill Subdivision. Mr. Cross would like to have the next workshop dedicated to the Comp Plan and Hudsonia and maybe suggest mapping to applicants, so they could see ahead of time. Ms. Gray and Ms. Kerman discuss that we received the NRI for the Town of Woodstock and the Planning Board now has a set and all the maps.

+ Email & Letter from Mitchell Gordon, Esq., P.C. re: PB# 20-0995A Stang & Moshanas rec’d Jan. 4, 2021

+ Email & Letter #2 from Mitchell Gordon, Esq., P.C. re: PB# 20-0995A Stang & Moshanas rec’d Jan. 52, 2021

Mr. Cross acknowledged and states that we will deal with these when we hear the case and prefaced before opening the public hearing that these lot line revisions that we are seeing tonight are a little more complicated because they have more than one lot line adjustments happening. He talks about mapping and the details and the lines that are expected to be shown and the details can be hard to see, especially now on a computer and not at a table with a large plat in front of you. Ms. Gray showed a magnifying glass and agreed and states that she has the full size maps and needs this.

NEW BUSINESS:

SCHEDULED BUSINESS:

PUBLIC HEARINGS:

7:10 PM ESTATE OF BETSY G. STANG & KRISTIN MOSHANAS PB# 20-0995A: Virtual Public Hearing for a Lot Line Revision Application to transfer 4 acres from SBL# 26.1-12.121 Stang parcel (originally 69.04 acres) located at 626 Wittenberg Road to SBL# 26.3-1-27 Moshanas parcel (originally 2.01 acres) located at 696 Wittenberg Road; resulting in Moshanas parcel being 6.01 acres; and then transfer 14.12 acres from SBL# 26.3-2-63.110 (originally 26.12 acres) located at 17 Jonet Lane to SBL# 26.1-12.121 located at 626 Wittenberg Road, resulting in Stang SBL# 26.3-2-63.110 at 12 acres and SBL# 26.1-12.121 at 79.16 acres in the R3 and R5 Zoning Districts in Wittenberg. Rep: Robert Stang LLS: Rob Allison

Present: Robert Stang and Kristin Moshanas

Motion to open Public Hearing: Peter Cross 2^nd: Judith Kerman Aye: All

Mr. Cross read case description before asking the applicant to explain what he is doing, he reads the ZEO’s letter to the Planning Board and meeting members to better explain what is happening. He reads the Memo. Mr. Cross asks the applicant to explain and correct if necessary. Mr. Stang explains with the family history that he is Matthew’s father and Betsy’s ex-husband and the land was acquired in the eighties. Mr. Stang says that Peter (Mr. Cross) described it beautifully, better than he could. They are adjusting their lot lines and selling four acres to Moshanas with no subdivisions or plans. It’s pretty straight forward as explained. Mr. Cross asks if there is plans for development. Mr. Stang replies nothing is planned. Ms. Kerman shares her screen and shows the map. Mr. Stang states that we did the changes as required. Mr. Fichner is here and he is familiar with the drawings. Mr. Cross asked Ms. Gray if there was public comment. She states that a few neighbors requested file, nothing in writing except Mr. Gordon that you all received via email. Mr. Cross addressed Mr. Gordon’s letters to the Planning Board and states that this is not a subdivision in front of us. It is a lot line revision and if it was a subdivision we would answer your questions but it’s not. The questions aren’t relevant to this lot line revision case. If this was a subdivision case, we would have addressed all your concerns and have already acknowledged them all. Mr. Gordon asked if all the points would be addressed if he came back in front of us. Mr. Cross replies yes. Mr. Gordon states that he has one question, if these are sensitive wetlands, can they be labeled wetlands. Mr. Cross states that if any other development occurs, it would be. All your questions would be answered and wetlands would be delineated. This is a lot line revision application, not a subdivision. Mr. Gordon states that he has no objection to it. Ms. Kerman states that they are New York State wetlands. Mr. Stang adds that the DEP owns the wetlands across the road. Mr. Cross asks is the board has any questions. Planning Board doesn’t and Mr. Cross moves to pass the application. Ms. Gray reminds him he needs to open the public hearing. He does and then closes it.

Motion to Close Public Hearing: Peter Cross 2^nd: James Conrad Aye: All

Make motion to approve application pending draft resolution

Make motion: Peter Cross 2^nd: John LaValle Aye: All

7:20 PM CONSTANTLY AWESOME, LLC SUP# 20-0579: Virtual Public Hearing for a Special Use Permit Application for transient use of (2) apartments in the HC Zoning District located at 17 Mill Hill Road in Woodstock, SBL# 27.55-1-28 Rep: Applicants

Present: Jennifer Ahearn

Motion to open Public Hearing: Peter Cross 2^nd: Stuart Lipkind Aye: All

Comments from Public: NONE

Mr. Cross explained the case, read the blurb and explained there are two apartments upstairs above the bar. Ms. Gray reiterated that the new short term rental law cause them to need a SUP to continue renting out these apartments. No comments from Planning Board or Public.

Motion to Close Public Hearing: Peter Cross 2^nd: James Conrad Aye: All

Make motion to approve application pending draft resolution

Make motion: Peter Cross 2^nd: Stuart Lipkind & Judith Kerman Aye: All

*We were ahead of schedule so, conversation between the Planning Board:

Mr. Cross and Mr. Wenk had conversation about views of town’s property and the scenic overlay and

implementing the drone photograph. This is really a great point of reference to have. Ms. Kerman stated that

we received (she has and the PB office has) the NRI maps and info from Ingrid Haeckel at DEP. Mr. Cross

mentioned that seeing the maps and applications online is difficult when we are used to having full sized

plans in front of us at the table for review. Ms. Kerman showed the Mellert case parcels in preparation for

their case. Then she switched off and offered to screen share for Karolys if we needed it.

7:30 PM RODRIGO & MARIE KAROLYS PB# 20-1137C: Virtual Public Hearing for a Subdivision Application of 10.51 acre lot into (2) parcels of 7.51 acres and 3 acres, in the R3 Zoning District located at 207 John Joy Road in Woodstock, SBL# 27.4-2-34.230 Rep: Applicants PLS: Charles Holtz

Present: Rodrigo Karolys

Motion to open Public Hearing: Peter Cross 2^nd: Brian Normoyle Aye: All

Mr. Cross read case description and went over the case with the Planning Board. He asked the Planning Board if they had any questions. Mr. Lipkind asked if there was a proposed house on the plans. Mr. Cross states yes. Ms. Gray mentioned that Mr. Lipkind did the site visit for this case and thanked him. Mr. Cross asks Ms. Gray if there are any public comments…

Comments from Public: One neighbor requested file and is here, no official comments

Ms. Gray states that there are several people in the audience via Zoom here for this case, now is the time to talk if they have anything to say.

Mr. Vladimir Mitevski introduced himself as the potential buyer of the lot and wants to make sure it will go smooth when he goes to put a house on there. Mr. Cross, Ms. Gray and Mr. Lipkind discuss what parcel is being bought and the wetlands being present. Mr. Cross states that the building inspector will instruct where to build. Ms. Gray states that the Zoning Enforcement didn’t have an issue with the wetlands prior to the subdivision and didn’t foresee a problem with building on there. The realtor, Mr. Dennis Bressack asks if he should go to the building department to check before they commit to buying. Mr. Cross states that that is always a good idea.

Motion to Close Public Hearing: Peter Cross 2^nd: Brian Normoyle Aye: All

Make motion to approve application pending draft resolution

Make motion: Peter Cross 2^nd: Stuart Lipkind & Judith Kerman Aye: All

SKETCH PLAN REVIEWS:

7:40 PM KERRI MELLERT, CHRISTOPHER DONOGHUE, JR. AND RICHARD & SUZANNE MELLERT

PB# 20-0187A: Sketch Plan Review of a Lot Line Revision application to transfer 14.117 acres

from Kerri Mellert SBL# 27.4-1-51.200 (originally 24.710 acres) to the Donoghue SBL# 27.4-1-

16 (originally 2.724) and 2.596 acres to the Richard & Suzanne Mellert SBL# 27.4-1-51.100

originally 11.260 acres) resulting in Kerri Mellert’s parcel located at Mellert Road being 7.997 acres, Christopher Donoghue, Jr.’s parcel located at 29 Mellert Road being 16.841 acres and Richard & Suzanne Mellert’s parcel located at 41-43 Mellert Road being 13.856 acres. Rep: Christopher Donoghue, Jr. PC: Brinnier & Larios

Present: Christopher Donoghue, Jr.

Notes: Mr. Cross read the case summary and explained the parcels as he understood from the maps. Ms. Gray shared her screen of the plats for the Planning Board to view. Mr. Cross continued to point out what was happening and asked if the applicant was here. Mr. Donoghue states yes, he is here. Mr. Cross asks him to explain what the proposed changes are. Mr. Donoghue says that the Mellert Farm was left to all the kids when she died and one brother got the farm. His mother was a Mellert. It was supposed to be given to four people with equal shares and the uncle never sold the farm. He did sell a portion to Richard, which is where the barn is now. The next thirty years, the four have passed away and Uncle Richard is the only one left. This is the original agreement from 45 years ago. Kerri’s father wants her to have a piece and we are moving the lot lines so she can afford her lot. This was an agreement between three parties to settle the estate from 45 years ago. Mr. Lipkind asked if there was an authorization form the other parties. Ms. Gray states yes, she received the authorization form to represent signed by all parties for Mr. Donoghue to represent them all. Mr. Cross asked if the Planning Board has any questions. Ms. Kerman states that there are horses and a stream on the property. Conversation between applicant, Mr. Cross and Ms. Kerman about the beauty of the property. Mr. Cross asks again if anyone has any questions. Mr. Lipkind asks if there are houses on all lots. Ms. Gray replies with an exact layout of what is on each lot. Mr. Donoghue and Mr. Mellert’s are developed parcels and Ms. Mellert’s is vacant. Ms. Gray asks Mr. Donoghue to correct her if she’s wrong. He states she is correct. Mr. Cross states that Ms. Gray will set up a public hearing then for this case when she can. Ms. Gray told Mr. Donoghue she would call him next week to set up.

UNFINISHED BUSINESS:

+ Make a motion to adopt draft resolutions for Stang & Moshanas PB# 20-0995A, Constantly Awesome, LLC SUP# 20-0579, Karolys PB# 20-1137C and Byer & Samuels SUP# 20-0580

Make motion to approve draft resolutions

Make motion: Stuart Lipkind 2^nd: Conor Wenk Aye: All

+ Make a motion to adopt draft resolutions for STR Cases under Executive Order: Harris SUP# 19-0504,

Blelock SUP# 19-0509, Lombardo & Sumrell SUP# 19-0503, Nowicki SUP# 19-0517, Joralemon SUP#

19-0525, Patton SUP# 19-0515, Su & Hart SUP# 19-0530, Rotkopf SUP# 19-0518, Hastings SUP# 19-

0502 and Russell & Colow SUP# 19-0531

Make motion to approve draft resolutions

Make motion: Conor Wenk 2^nd: John LaValle Aye: All

Everyone stay healthy, thank yous and goodbyes.

ADJOURNMENT

Time: 7:53 PM

Make motion to end meeting: Brian Normoyle 2^nd: Stuart Lipkind Aye: All

Approved Resolutions:

RESOLUTION

TOWN OF WOODSTOCK PLANNING BOARD

MINOR SUBDIVISION/LOT LINE REVISION APPROVAL

Estate of Betsy G. Stang and Kristin Moshanas

Planning Board Case PB# 20-0995A

At a regularly scheduled meeting of the Town of Woodstock Planning Board on January 7, 2021, there were:

Present: Peter Cross, Stuart Lipkind, John LaValle, Judith Kerman, Conor Wenk, Brian

Normoyle, James Conrad

Absent:

A Motion was made by: Stuart Lipkind, and Seconded by: Conor Wenk

The Vote was: Peter Cross Aye

Stuart Lipkind Aye

John LaValle Aye

Judith Kerman Aye

Conor Wenk Aye

Brian Normoyle Aye

James Conrad Aye

WHEREAS, the Planning Board of the Town of Woodstock, located in Ulster County, New York, is

considering a Minor Subdivision application from the Estate of Betsy G. Stang and Kristin

Moshanas (the Applicants), specifically a Lot Line Revision (the proposed action), for approval

under Chapter 202 of the Town of Woodstock Town Code, Article II of Subdivision Regulations;

and

WHEREAS, said parcels owned by the Applicants, are designated on the Tax Map of the Town of Woodstock as Section 26.3, Block 2, Lot 63.110, Section 26.3, Block 1, Lot 27 and Section 26, Block 1, Lot 12.121; and

WHEREAS, the proposed action involves adjusting the lot lines between 3 parcels and will transfer 4 acres from the Estate of Stang, located at 626 Wittenberg Road SBL# 26.-1-12.121 to the Moshanas parcel SBL# 26.3-1-27 located at 696 Wittenberg Road and then adjust the lot lines for both Stang parcels taking 14.12 acres from 17 Jonet Lane SBL# 26.3-2-63.110 and adding them to the 626 Wittenberg Road SBL# 26.-1-12.121. New lots will be 696 Wittenberg Road / Moshanas at 6.01 acres, 626 Wittenberg / Stang at 79.16 acres and 17 Jonet Lane / Stang at 12 acres, located in the R3 and R5 Zoning District; and

WHEREAS, the following maps and materials were reviewed by the Planning Board:

1) Application for Minor Subdivision/Lot Line Revision including the Short Environmental Assessment Form (EAF), received October 5, 2020;

2) Sketch proposal map with proposed boundary line adjustments: Map of Boundary Line Adjustments of Lands of the Estate of Betsy G. Stang dated September 18, 2020; prepared by Catskill Region Surveying Services, P.C. received October 15, 2020; and

WHEREAS, in accordance with SEQR 6 NYCRR Part 617.6(a)(iv) and TWEQR, by reference to the SEQR regulations, the proposed action is considered an Unlisted Action for which SEQR review & a determination of significance are necessary; and

WHEREAS, in accordance with the Town of Woodstock Town Code, Chapter 65, Town of Woodstock Environmental Quality Review, the Short Environmental Assessment Form (EAF) for proposed action was offered to the Woodstock Environmental Commission (WEC) for its review and comments. WEC did not have any environmental concerns with respect to the proposed action; and

WHEREAS, in accordance with General Municipal Law Section 239(l) and (m), and pursuant to the January 2009 Memorandum of Agreement (updated December 2018) between the Woodstock Planning Board and the Ulster County Planning Board (UCPB), UCPB review and advisory recommendations are unnecessary as the proposed action does not exceed the thresholds requiring referral; and

WHEREAS, in accordance with Town Code, Chapter 260, Zoning Law, §260-16, Area and Bulk Regulations, 260 Attachment 2, Schedule of Area and Bulk Regulations, the new lots will be in compliance with the zoning regulations and no variances will be required from the Zoning Board of Appeals; and

WHEREAS, in accordance with Town Code, Chapter 202, Subdivision of Land, Article VII, General Requirements and Subdivision Design Standards, §202-29A(4), Design Standards for Lots, Access from Suitably Improved Roads, and §202-29A(5), Access from Private Roads, access is required to be improved to the standards set forth in §§202-30 (Driveway Standards) and 202-31 (Shared Driveways); this does not apply to this lot line revision with three already established parcels; and

WHEREAS, in accordance with Town Code, Chapter 202, Subdivisions, Article VI, Required Improvements and Performance Guarantees for Subdivision, §§202-24, Maintenance Agreements for Roads and Shared Driveways, and 202-25, Maintenance Bonds, a Road Maintenance Agreement (RMA) or other suitable agreement is required where use of private roads or shared driveways is proposed; and

WHEREAS, in accordance with Town Code, Chapter 202, Subdivisions, Article VII, Design Standards, §202-29B, Parks and Open Space, the Planning Board is required to consider acquiring a portion of the land to be subdivided for park, playground and recreation facility use, or collection of a fee in-lieu-of land; and

WHEREAS, in accordance with Town Code, Chapter 202, Subdivisions, Article VII, Design Standards, §202-29E, Private Water Supply and Sewage Disposal Facilities, proof of adequate water supply and waste disposal for each prospective lot is required; and

WHEREAS, the Planning Board held a sketch plat review of the application on December 3, 2020, and determined the application was substantially complete and set a Public Hearing for January 7, 2021; and

WHEREAS, after proper notification, the Planning Board opened a Public Hearing on January 7, 2021 to obtain commentary from the public and interested and/or involved agencies regarding the proposed action; and

WHEREAS, on the same date, after receiving comments from the public, the Planning Board closed the Public Hearing prior to further discussing the case and information received from the public and interested/involved agencies; and

WHEREAS, the Planning Board has reviewed the application and relevant materials submitted, and has also taken into account its knowledge of the site and the surrounding neighborhood;

NOW THEREFORE BE IT RESOLVED, That the Planning Board has considered the criteria for determining significance as set forth in Section 617.7(c) of the SEQRA Regulations, and finds that due to the nature of the proposed action and the measures taken to minimize effects on the environment, the proposed action will not have a significant effect on the environment; therefore, a Negative Declaration under SEQR is hereby approved and an environmental impact statement will not be prepared; Be it Further

RESOLVED, That the Planning Board has determined, in accordance with Town Code, Chapter 202, Article VI, Subdivision Design Standards, §202-29B, Parks and Open Space, that since no additional building lots are being created by the lot line revision, there will not be an increase in the demand for parks, playground and recreation facilities within the Town, and a set-aside of land or fee in-lieu-of land is hereby not applicable; and proof of adequate water supply and waste disposal for each prospective lot is not applicable; Be it Further

RESOLVED, That the Planning Board hereby grants approval of PB# 20-0995A, the Estate of Betsy G. Stang and Kristin Moshanas Lot Line Revision, in accordance with Town of Woodstock Town Code, Chapter 202, Subdivisions of Land, and Chapter 260, Zoning Law, subject to the following conditions:

1. In accordance with Surveyor’s Notes # 4, mark the old lot line to be removed with lightly dashed lines, and add the words “Old lot line to be removed” for all parcels (including Moshanas).

2. In accordance with Surveryor’s Notes # 5, label new lot lines as “New Division Line.”

3. In accordance with Surveryor’s Notes # 6, please have (2) lines for endorsement of owners signatures.

4. In accordance with Surveyor’s Notes # 7, please add PB Case # “20-0995A” to the Planning Board approval signature box.

5. In accordance with Surveyor’s notes # 18, add a Tabular Summary of Zoning Requirements (eg. Minimum lot size, setbacks, etc.). See attached sheet for explanation.

6. Six (6) copies of the final plat and one (1) mylar, each containing the Surveyor’s

stamp and signature, all property owners’ signatures and all mapping details, shall

be submitted for endorsement by the Planning Board Chairperson;

7. The Final Development Fee in the amount of $300 shall be paid in accordance with Section 2.21 of the Town of Woodstock Development Fee Schedule; Be it Further

RESOLVED, That the above-mentioned conditions shall be met prior to endorsement of the final plat(s) by Planning Board Chairperson; Be it Further

RESOLVED, That the Planning Board waives any improvements mentioned in the Subdivision regulations, but not specifically mentioned herein, due to the scope of the project, the topography of the land and the fact that they are not requisite to protect the health, safety and welfare of the citizens of Woodstock; Be it Further

RESOLVED, That conditional approval of the plat shall expire one hundred eighty (180) days after the date of this Resolution if the requirements have not been certified as completed within that time and the plat is not signed by Planning Board Chairperson; Be it Further

RESOLVED, That the Planning Board may extend the time in which the conditionally approved plat must be submitted for signature if, in its opinion, such extension is warranted by the particular circumstances thereof, not to exceed two (2) additional periods of ninety (90) days each; Be it Further

RESOLVED, That this approval shall expire if the signed final plat is not filed or recorded in the office of the Ulster County Clerk within sixty two (62) days of the date of signing; Be it Further

RESOLVED, That this Resolution authorizes only the activities approved herein and as delineated on the signed and filed final plat; Be it Further

RESOLVED, That any alteration or deviation from the signed final plat shall require the prior review and approval by the Planning Board; Be it Finally

RESOLVED, That failure to comply with any of the conditions set forth herein shall be deemed a violation of this approval, which may cause the revocation of said approval, or the revocation by the Building Inspector of any issued Building Permit or Certificate of Occupancy or Compliance pertaining thereto.

RESOLUTION

TOWN OF WOODSTOCK PLANNING BOARD

SHORT TERM RENTAL APPROVAL WITH CONDITIONS

CONSTANTLY AWESOME, LLC

SPECIAL USE PERMIT #20-0579

At a regularly scheduled meeting of the Town of Woodstock Planning Board on January 7, 2021 there were:

Present: Peter Cross, Stuart Lipknd, John LaValle, Judith Kerman, Conor Wenk, Brian

Normoyle and James Conrad

Absent:

A Motion was made by: Stuart Lipkind, and Seconded by: Conor Wenk

The Vote was:

Peter Cross Aye

Stuart Lipkind Aye

John LaValle Aye

Judith Kerman Aye

Conor Wenk Aye

Brian Normoyle Aye

James Conrad Aye

WHEREAS, the Planning Board of the Town of Woodstock, located in Ulster County, New York, has considered a Special Use Permit (SUP) application received from Constantly Awesome, LLC (Jennifer Ahearn and Christopher Constant), the Applicants to establish a 2-apartment transient use Short Term Rental within their business (the proposed action); and

WHEREAS, the proposed use is located in the HC Zoning District at 17 Mill Hill Road in Woodstock, and is designated on the Tax Map of the Town of Woodstock as Section 27.55, Block 1, Lot 28; and

WHEREAS, the Short Term Rental dwelling use requires Special Use Permit review and approval under Town of Woodstock Local Law #1 of 2019, Zoning, Section 260-14, Schedule of Use Regulations, 260 Attachment 1 (as amended); Section 260-56, Bed & Breakfasts and Short Term Rentals (STR) (as amended); Article VI, Special Permit Uses, Section 260-62, General Standards, and Section 260-30(A)(3), Parking & Loading Standards for STRs (as amended); and

WHEREAS, the following plans and materials were reviewed by the Planning Board:

1) Special Use Permit application, received 11/03/20;

2) Referral from Town of Woodstock Zoning Enforcement Officer (ZEO), including Copy of Building Department Application for Short Term Rental Permit, dated 11/02/20 and received 11/03/20; and

WHEREAS, the Planning Board determined that the proposed Type II Action will not require environmental review under SEQRA 6 NYCRR Part 617.5, with reference to TWEQR, and in accordance with the Planning Board’s adopted list of Type II Actions not requiring further environmental review; and

WHEREAS, pursuant to General Municipal Law Sections 239(l)(m)(n) and the referral exemption criteria as agreed to in the Memorandum of Agreement signed January 2009 (updated December 2018) with the Town of Woodstock Planning Board, referral to the Ulster County Planning Board (UCPB) was deemed not necessary; and

WHEREAS, in accordance with Woodstock Town Code Chapter 65, Environmental Quality Review (TWEQR), copies of the application and Short EAF were offered to the Woodstock Environmental Commission (WEC) for its review; no WEC concerns were received with respect to the proposed action; and

WHEREAS, a sketch plan review of the application was held on December 3, 2020, at which time a Public Hearing was set for January 7, 2021; and

WHEREAS, on January 7, 2021, after proper notification, a Public Hearing was held to gather commentary from the public and any interested/involved agencies; and

WHEREAS, after receiving any commentary from the public and interested/involved agencies, the Planning Board closed the Public Hearing prior to further discussing the proposed action and any additional information received and deemed the application complete; and

WHEREAS, the Planning Board has fully reviewed the application and relevant materials submitted and has also taken into account its knowledge of the site and surrounding neighborhood;

NOW, THEREFORE, BE IT RESOLVED, That the Planning Board has considered the criteria for determining significance as set forth in Section 617.7(c) of the SEQRA Regulations and finds that the proposed activity is a Type II Action under SEQR Section 617.5, and that it is in accordance with the Planning Board’s adopted list of Type II Actions not requiring environmental review; Be it Further

RESOLVED, That the Planning Board hereby grants approval to the Constantly Awesome, LLC Special Use Permit (SUP) #20-0579 subject to the conditions below:

1. The signed owners’ compliance statement shall be submitted to the Planning Board.

2. Final Development Fee in the amount of $200 shall be paid in accordance with Section 1.23 of the Town of Woodstock Development Fee Schedule; Be it Further;

RESOLVED, That the following Special Use Permit conditions apply to the Short Term Rental use:

1. The Applicants shall adhere to the final, signed and filed plans. Any and all future modifications shall conform to and comply with all applicable sections of the Town of Woodstock Zoning Law;

2. This Special Use Permit shall be valid indefinitely subject to the provisions of the Town of Woodstock Zoning Law with regard to Short Term Rentals;

3. A use authorized by Special Use Permit may be revoked by the Planning Board if it is found and determined after notice and a Public Hearing, held in a manner as provided for by law, that there has been a failure to comply with any of the terms, conditions or requirements imposed by said Special Use Permit; Be it Further

RESOLVED, That a Special Use Permit shall be deemed to only authorize one particular use, and shall expire if the Special Use Permit activity is not commenced and diligently pursued within eighteen (18) months of the date of its issuance, or if the use authorized by the Special Use Permit ceases for more than a twelve (12) month period; Be it Further

RESOLVED, That any alteration or deviation from the signed, final plans shall require the prior review and approval by the Planning Board; Be it Further

RESOLVED, That any proposed amendments to the approved Special Use Permit shall comply with the requirements of Articles VI of the Town of Woodstock Zoning Law; Be it Further

RESOLVED, That this Resolution authorizes only the activities approved herein and as delineated on the signed and filed final plans; Be it Finally

RESOLVED, That failure to comply with any of the conditions set forth herein shall be deemed a violation of this Approval, which may cause the revocation of said Approval, or the revocation by the Building Inspector, of any issued Building Permit or Certificate of Occupancy or Compliance pertaining thereto.

RESOLUTION FOR

TOWN OF WOODSTOCK PLANNING BOARD

SUBDIVISION APPROVAL FOR

RODRIGO & MARIE KAROLYS

Planning Board Case PB# 20-1137C

At a regular meeting of the Town of Woodstock Planning Board on January 7, 2021, there were:

Members present: Peter Cross, Stuart Lipkind, John LaValle, Judith Kerman, Conor

Wenk, Brian Normoyle, James Conrad

Absent:

A motion was made by: Stuart Lipkind, and Seconded by: Conor Wenk

The Vote was: Peter Cross Aye

Stuart Lipkind Aye

John LaValle Aye

Judith Kerman Aye

Conor Wenk Aye

Brian Normoyle Aye

James Conrad Aye

WHEREAS, the Planning Board of the Town of Woodstock, located in Ulster County, New York, is considering an application (the proposed action) for subdivision approval from Rodrigo and Marie Karolys (the applicant); and

WHEREAS, the proposed action involves subdividing an approximately 10.51 acre land parcel at 207 John Joy Roads in Woodstock to create two (2) lots of 7.51 acres and 3 acres; and

WHEREAS, said parcel is owned by the applicant and designated on the Tax Map of the Town of Woodstock as Section 27.4, Block 2, Lot 34.230; and

WHEREAS, the Planning Board has reviewed the application and relevant materials submitted, and has also taken into account its knowledge of the site and the surrounding neighborhood; and

WHEREAS, the following maps and materials were reviewed by the Planning Board:

1) Application for Minor Subdivision and Short Environmental Assessment Form (EAF), received August 3, 2020

2) Sketch plat dated 12/14/19, with (2) revisions after that date, prepared by Holtz Surveying, received August 3, 2020, September 30, 2020 and November 12, 2020;

3) Topo / Location Site Plan, Partial Site Plan, Environmental Map, Well Septic and Distribution Box Details by Matthew W. Mason, registered architect, approved by Ulster County July 31, 2019 dated July 9, 2019, received September 9, 2020

4) Wetlands Delineation Maps, received September 9, 2020; and

WHEREAS, in accordance with SEQR 6 NYCRR Part 617.6(a)(iv), and TWEQR by reference to the SEQR regulations, the proposed action is considered an Unlisted Action for which SEQR review & a determination are necessary and have been provided in a separate accompanying document; and

WHEREAS, pursuant to General Municipal Law Section 239-N, the Ulster County Charter Section C-51, and the January 2009 Memorandum of Agreement with the Town Planning Board, Ulster County Planning Board (UCPB) review and recommendations are not required for the proposed action as it does not exceed the thresholds requiring referral. It has also been previously determined by the Town Floodplain Administrator that proposed lots are not located in the 100-year floodplain; and

WHEREAS, pursuant to the Zoning Law of the Town of Woodstock, Zoning Board of Appeals variance(s) are not required for the proposed action as the proposed lots conform to the dimensional and other requirements of law; and

WHEREAS, pursuant to Article VII, Section 202-29(A) of the Town of Woodstock Land Subdivision Regulations, Subdivision design standards for Lots, access is required to be improved to the standards set forth in Article VII, Section 202-30, Driveway standards; and

WHEREAS, pursuant to Article VII, Section 202-29(B) of the Subdivision Regulations, Parks and public open space, the Planning Board must consider acquiring a portion of the land to be subdivided for park, playground and recreation facility use, or collect a fee in-lieu-of land; and

WHEREAS, pursuant to Article VII, Section 202-29(E) of the Subdivision Regulations, Private water supply and sewage disposal facilities, proof of adequate sewage waste disposal facilities and water supply is required; and

WHEREAS, the Planning Board held a sketch review of the application on August 20, 2020, at which time it requested a site visit to check the status of the wetlands on the property. On September 16, 2020, a map was requested containing wetlands delineation and all information to be on one plat. On December 3, 2020 a second sketch plan review was held and the map was deemed sufficient to schedule a public hearing; and

WHEREAS, on the same date, the Planning Board determined that the application was substantially complete and set a Public Hearing on January 7, 2021; and

WHEREAS, after proper notification, the Planning Board opened a Public Hearing on January 7, 2021, to obtain comments from the public and interested/involved agencies; and

WHEREAS, on the same date, after taking public comments, the Planning Board closed the Public Hearing prior to further discussing the case; and

WHEREAS, Chapter 202, Subdivision of Land, and Chapter 260, Zoning Law, of the Town Code of the Town of Woodstock were considered in the Planning Board’s review of the proposed action;

NOW THEREFORE BE IT RESOLVED, That in accordance with SEQR 6 NYCRR Part 617.6(a)(iv), and TWEQR by reference to the SEQR regulations, the proposed action is considered an Unlisted Action for which SEQR review and a determination are necessary. This determination has been provided in a separate accompanying document and is supplemented by the determinations and conditions made herein; Be it Further

RESOLVED, That the Planning Board has determined, in accordance with Article VII, Section 202-29(B) of the Subdivision Regulations, that a set-aside of land for open space, parks and/or recreation facilities is necessary for this action due to the increase in residential density in the area; however, the terrain and sensitive ecology on the site are unsuitable for a public park. The Planning Board therefore requires payment of the fee in-lieu-of a set-aside of land in accordance with the Town’s Development Fee Schedule; Be it Further

RESOLVED, That the Planning Board has determined that acceptable sewage disposal facilities are being provided in accordance with Section 202-29(E) of the Subdivision Regulations. The applicant has submitted engineered plans and UCHD waste disposal plans. Proof of adequate water supply must be submitted to Building Inspector prior to issuance of a Certificate of Occupancy or Compliance; Be it Further

RESOLVED, That the Planning Board has not recommended, due to the size, location and overall scope of the project, any of the following improvements: pedestrian ways, road lighting, curbs, road trees, water mains, any further permanent storm water control facilities, central water systems, fire hydrants and other fire fighting facilities; Be it Further

RESOLVED, That the Planning Board hereby grants approval of PB# 20-1137C, the Rodrigo and Marie Karolys Subdivision, in accordance with the Zoning Law of the Town of Woodstock and Subdivision Regulations, Section 202-16, Approval of minor subdivision plat, and subject to the following conditions:

1. Submit six (6) copies of the plat and a mylar, with the Surveyor’s stamp and signature and property owners’ signatures, for endorsement by the Planning Board Chairman

2. Submit a Final Development Fee in the amount of $400 in accordance with Section 2.2 of the Town of Woodstock Development Fee Schedule

3. Submit a Recreation Fee in-lieu-of Land for Park in the amount of $1,000 in accordance with Section 2.51 of the Development Fee Schedule; Be it Further

RESOLVED, That all of the abovementioned conditions shall be met prior to endorsement of the final plats by the Planning Board Chairman; Be it Further

RESOLVED, That the Planning Board waives any improvements mentioned in the Subdivision Regulations, but not specifically mentioned herein, due to the scope of the project, the topography of the land and the fact that they are not requisite to protect the health, safety and welfare of the citizens of Woodstock; Be it Further

RESOLVED, That conditional approval of the plat shall expire one hundred eighty (180) days after the date of this Resolution if the requirements have not been certified as completed within that time and the plat is not signed by the Planning Board Chairman; Be it Further

RESOLVED, That the Planning Board may extend the time in which the conditionally approved plat must be submitted for signature, if, in its opinion, such extension is warranted by the particular circumstances thereof, not to exceed two (2) additional periods of ninety (90) days each (unless otherwise allowed by Town Law); Be it Further

RESOLVED, That this approval shall expire if the signed final plat is not filed or recorded in the office of the Ulster County Clerk within sixty (60) days of the date of signing; Be it Further

RESOLVED, That this Resolution authorizes only the activities approved herein and as delineated on the signed and filed final plats; Be it Further

RESOLVED, That any alteration or deviation from the signed and final plats shall require the prior review and approval by the Planning Board; Be it Finally

SEQR/TWEQR Negative Declaration - Minor Subdivision

RODRIGO & MARIE KAROLYS PB# 20-1137C

Reasons Supporting this Determination in accordance with SEQR §617.7 (a)-(c)

The proposed action is a minor subdivision involving the creation of two (2) 7.51 and 3 acre lots from a 10.51-acre land parcel. The site is relatively flat and contains local and Federally-regulated wetlands and a seasonal drainage swale. FEMA/FIRM maps show the 100-yr floodplain contiguous to, but not encroaching on, the subject lot. Disturbances to wetland area(s) are not anticipated due to proposed house and driveway placement, buffer zones, and provision of erosion and sediment controls. A site visit was conducted by Mr. Lipkind, Vice Chairman of the Planning Board on August 31, 2020.

1) Proposed action does not create a material conflict with the community’s current plans or goals as officially approved or adopted in that it is in compliance with the Town’s Zoning & Subdivision Regulations.

2) Proposed action will not cause a substantial change in the use or intensity of use of the land. Land is currently zoned residential. Proposed densities either meet or exceed those required in the R3 Zoning District. This determination includes an examination of agricultural, open space or recreational resources, and a review of the land’s capacity to support existing uses. The Planning Board has considered the viability of providing additional recreational opportunities on the site and determined it is too sensitive for public access, and has thus required payment of a fee in-lieu-of providing land for those purposes.

3) Proposed action will not impair the character or quality of the existing residential community. Lot sizes exceed that which is required in the Zoning District and area & bulk requirements are met or exceeded. Existing community/neighborhood character will not be impacted since the proposed action is similar to surrounding residential development. Proposed action will not affect ground water but could result in minor adverse impacts to surface water quality from construction activities near a seasonal drainage swale and adjoining wetlands/floodplains; however, substantial increase in potential for erosion, flooding, leaching or drainage problems is not anticipated for the following reasons:

a) The Planning Board has required septic waste disposal systems permit approval by Ulster County Dept. of Health (UCHD).

b) No direct impacts to the onsite wetlands or off-site floodplains are anticipated.

Based on the preceding information, the Planning Board finds no substantial, large or important negative environmental impacts on water or air resources, traffic levels, waste generation or noise levels.

4) Project site does not contain a Critical Environmental Area (CEA) as designated by the Town of Woodstock. CEAs are limited to State-designated wetlands of 12.4 acres or more. Only local and Federally-regulated wetlands exist on site.

5) Future increases in traffic can be anticipated due to development of the lots for residential purposes. Based on the proposed use and density, and due to the improvements required by way of the Subdivision Regulations, these impacts are not considered large or significant. There is currently no existing infrastructure for mass transit, biking or walkway in the vicinity that would be impacted.

6) Proposed action will have minimal impact on the use of either the quantity or type of energy.

7) Proposed action will not create an impact to existing private water and wastewater treatment facilities. The Planning Board has required submission of UCHD-approved septic system plans and permits.

8) Proposed action will not impact important aesthetic, agricultural, historical, archeological, architectural, or other cultural/natural resources. Site is not in the Scenic Overlay District, there are no known agricultural resources in the area and the site is outside of known archeo–sensitive areas. The Planning Board has taken measures to protect important natural resources onsite (i.e. wetlands) by requiring a conservation area (under prior Karolys Subdivision) and that all land disturbance shall occur outside of the wetland buffer. Reference sources: The Town zoning map, DEC Environmental Mapper and NYSOPRHP website.

9) Proposed action will not result in the destruction or removal of large quantities of vegetation (flora) and fauna, or interfere with the movement of fish or wildlife species, or destroy significant habitat area. A limited area of disturbance is proposed and significant impacts to water resources are not anticipated. The project area is outside of mapped natural communities and threatened or endangered species habitat (source: DEC Environmental Mapper & NYS Natural Heritage Database).

10) Proposed action will not result in an increase in potential for erosion, flooding or drainage problem. There is no anticipated disturbance to existing wetlands & buffer and seasonal drainage swale on the site. Areas of disturbance on the 40-acre lot are minimal and do not exceed thresholds requiring a Stormwater Pollution Prevention Plan. Erosion & sediment control in the form of silt fencing has been required to protect wetlands & buffer. A conservation/greenbelt area was created under prior Karolys subdivision. The 100-yr floodplain is not located onsite.

11) Proposed action will not create a hazard to human health. The Planning Board has reviewed access standards, septic waste disposal plans and floodplain information in making its determination.

In summary, the proposed action will not create a material demand for other actions that would result in one of the above consequences. The proposed action will not cause changes in two or more elements of the environment, none of which has a significant impact on the environment, but when considered together, result in a substantial adverse impact on the environment. There are no anticipated cumulative impacts except those associated with the potential development of the vacant lots.

Due to the minor nature of the action and the review of access, sewage disposal and natural resources, the Planning Board determines that the proposed action will have no significant consequences (i.e. material, substantial, large or important) in connection with: a) its setting (e.g. rural residential); b) its probability of occurrence; c) its duration; d) its irreversibility; e) its geographic scope; f) its magnitude, and g) the number of people affected.

TOWN OF WOODSTOCK PLANNING BOARD

RESOLUTION

HEATHER ANNE BYER AND MATTHEW SAMUEL

SPECIAL USE PERMIT APPROVAL WITH CONDITIONS

SUP # 20-0580

At a regular meeting of the Town of Woodstock Planning Board on January 7, 2021, there were:

Present: Peter Cross, Stuart Lipkind, John LaValle, Judith Kerman, Conor Wenk, Brian

Normoyle, James Conrad

Absent:

A Motion was made by: Stuart Lipkind, and Seconded by: Conor Wenk

The Vote was: Peter Cross Aye

Stuart Lipkind Aye

John LaValle Aye

Judith Kerman Aye

Conor Wenk Aye

Brian Normoyle Aye

James Conrad Aye

WHEREAS, the Planning Board of the Town of Woodstock, located in Ulster County, New

York, is considering an application (the proposed action) from Heather Anne Byer and Matthew

Samuel (the applicants) for Special Use Permit (SUP) approval; and

WHEREAS, the proposed action involves construction of a ground-mounted 509 square feet solar array located in the R5 Zoning and Scenic Overlay Districts at 260 Abbey Road in Mount Tremper; and

WHEREAS, the parcel is designated on the Tax Map of the Town of Woodstock as Section 25.4, Block 1, Lot 30; and

WHEREAS, the following maps and materials were reviewed by the Planning Board:

1) Special Use Permit application, including Short Environmental Assessment Form (EAF), received November 30, 2020;

2) Referral from Zoning Enforcement Officer (ZEO) dated November 13, 2020 and received November 17, 2020;

3) Project Narrative from Kasselman Solar received November 24, 2020;

4) Survey Map by Praetorius and Conrad, P.C. dated June 36, 2019, received November 24, 2020

5) Sketch Site Plan including installation details on a site map, details of solar array, depictions of solar array, Ulster County Parcel Viewer picture of site and projected solar array placement, and LG Solar Product Schematic prepared by Josh DeRush of Kasselman Solar, received November 24, 2020; and

WHEREAS, in accordance with SEQRA 6 NYCRR Part 617.5(c), and by reference to TWEQR, the proposed action is considered a Type II Action for which SEQR review & determination are not necessary; and

WHEREAS, pursuant to General Municipal Law Sections 239(l)(m)(n) and the referral exemption criteria as agreed to in the Memorandum of Agreement signed January 2009 with the Town of Woodstock Planning Board, referral to the Ulster County Planning Board (UCPB) was deemed not necessary; and

WHEREAS, in accordance with Woodstock Town Code Chapter 65, Environmental Quality Review (TWEQR), copies of the application and Short EAF were offered to the Woodstock Environmental Commission (WEC) for its review; no WEC comments or concerns were received with respect to the proposed action; and

WHEREAS, pursuant to the Town of Woodstock Zoning Law, Zoning Board of Appeals (ZBA) Variance(s) are not required for the proposed action; and

WHEREAS, a sketch review of the application was held on December 17, 2020, at which time the Planning Board (PB) reviewed details of the proposed solar array in the R5 and Scenic Overlay District. The Planning Board deemed to waive the public hearing at that meeting and the application complete on January 7, 2021; and

NOW, THEREFORE, BE IT RESOLVED, That with regard to the Heather Anne Byer and Matthew Samuel Special Use Permit (SUP) # 20-0580, the Planning Board makes the following determinations for the ground-mounted solar array in the R5 and Scenic Overlay District:

1. The proposed action conforms to the required yard setbacks of Area and Bulk Regulations of the Town of Woodstock Zoning Law;

2. Section 260-66(A) of Woodstock Zoning Law has been reviewed and the following findings are made:

a. Extensive cut and fill activities are not planned. Minimal tree removal is planned and the proposed structure will not be visually conspicuous; therefore, a vegetation restoration plan is not needed.

b. The Scenic Overlay section of the Zoning Law requires that chosen building materials, colors and textures blend well with the natural environment. The applicant submitted the solar array plans and details that the Planning Board finds acceptable and in accordance with provisions of Scenic Overlay District.

c. The project must respect natural drainage ways, contours and landforms. The Planning Board finds that proposed action meets these objectives. The area of disturbance is relatively small and no unique landforms will be impacted.

d. The law prohibits development along and/or projecting above ridgelines or in a visually prominent area. The area of disturbance is not located on an escarpment or ridge, and structure is not located in a visually prominent area. Due to existing vegetative buffers, the location of the proposed action and its topography, the use of materials, colors and textures that blend well with environment, and shielded exterior light fixtures, the Planning Board finds that the modifications to the site will be visually inconspicuous.

e. The project must maintain natural buffers or other vegetative screening between land uses, developed areas and public roadways. The site visit revealed that existing natural buffers and vegetative screening are being maintained.

f. The applicant is required to minimize tree-cutting activities. The site visit and plan confirms tree-cutting will be minimized.

3. Location, size and intensity of the proposed action are in keeping with existing residential uses/clearings in the area. Adequate natural buffers are being maintained between land uses. The character and appearance of the proposed action is in general harmony with other approved actions in this vicinity and the Scenic Overlay District; Be it Further

RESOLVED, That the Planning Board hereby grants approval to the Heather Anne Byer and Matthew Samuel application for Special Use Permit (SUP) #20-0580, subject to the conditions cited below:

1. Four (4) complete copies of site plans, with compliance statement signed by the applicant, shall be submitted for endorsement by the Planning Board;

4. The Final Development Fee of $200, in accordance with Section 1.62 of the Town of Woodstock Development Fee Schedule, shall be paid prior to Planning Board endorsement of final plans; Be it Further

RESOLVED, That Special Use Permit (SUP) #20-0580 shall be issued under the following conditions:

1. The applicant shall adhere to the final signed and filed Site Plan and elevations. Any and all future modifications shall conform to and comply with all applicable sections of the Town of Woodstock Zoning Law.

2. Materials and colors shall be as specified herein, or applicant shall request Planning Board approval of any modifications; Be it Further

RESOLVED, That this Special Use Permit and plans shall expire if the approved activity is not commenced or diligently pursued within twelve (12) months of the date of this Resolution; Be it Further

RESOLVED, That any alteration or deviation from the final signed plans shall require the prior review and approval by the Planning Board, and shall comply with the requirements of Section 260-66 of the Zoning Law; Be it Further

RESOLVED, That this Resolution shall be deemed to authorize only one particular use as defined herein and as delineated on the filed final plans; Be it Finally

RESOLVED, That failure to comply with any of the conditions set forth herein shall be deemed a violation of this approval, which may cause the revocation of said approval, or the revocation by the Building Inspector of any issued Building Permit and/or Certificate of Occupancy or Compliance pertaining thereto.

RESOLUTION

TOWN OF WOODSTOCK PLANNING BOARD

SHORT TERM RENTAL APPROVAL WITH CONDITIONS

MARC AND KATHLEEN HARRIS

SPECIAL USE PERMIT #19-0504

At a regularly scheduled meeting of the Town of Woodstock Planning Board on January 7, 2021 there were:

Present: Peter Cross, Stuart Lipkind, John LaValle, Judith Kerman, Conor Wenk, Brian Normoyle and James Conrad

Absent:

A Motion was made by: Conor Wenk, and Seconded by: John LaValle

The Vote was:

Peter Cross Aye

Stuart Lipkind Aye

John LaValle Aye

Judith Kerman Aye

Conor Wenk Aye

Brian Normoyle Aye

James Conrad Aye

WHEREAS, the Planning Board of the Town of Woodstock, located in Ulster County, New York, has considered a Special Use Permit (SUP) application received from Marc and Kathleen Harris (the Applicants) to establish a 2-bedroom, non-owner occupied, Short Term Rental dwelling (the proposed action); and

WHEREAS, the proposed use is located in the R3 Zoning District at 36 Northwoods Road in Woodstock, and is designated on the Tax Map of the Town of Woodstock as Section 27.10, Block 1, Lot 20; and

WHEREAS, on December 16, 2020 a Declaration of Town Wide Emergency was declared pursuant to Section 24 of the New York State Executive Law and was adopted by the Town of Woodstock to waive the public hearing part of the process for your short term rental Special Use Permit application; in order to reduce the backlog of applications awaiting to be seen by the Planning Board according to Section 260-56 of the Woodstock Town Code; and

WHEREAS, the Planning Board office reviewed your application, will notify the contiguous neighbors and continue forward with the process in adopting this resolution; as stated herein; and

WHEREAS, the following plans and materials were reviewed by the Planning Board:

1) Special Use Permit application, received 10/28/19;

2) Referral from Town of Woodstock Zoning Enforcement Officer (ZEO), including Copy of Building Department Application for Short Term Rental Permit, dated and received 10/28/19;

3) Site Plan and parking plan depicted on tax map displaying house, driveway, parking spaces, floor plans of the house displaying layout, and a garbage removal plan; prepared by applicant and received 10/28/19; and

WHEREAS, a sketch plan review of the application was held on January 2, 2020, at which time the Planning Board (PB) deemed the application was complete and a Public Hearing was set for February 6, 2020 and then rescheduled for March 19, 2020 and was canceled due to the Covid pandemic; and

WHEREAS, on January 8, 2021, letters were mailed to the contiguous neighbors to gather commentary from the public and any interested/involved agencies; and

WHEREAS, after receiving any commentary from the public and interested/involved agencies, the Planning Board forwarded the commentary and any additional information to the building department; and

WHEREAS, the Planning Board has fully reviewed the application and relevant materials submitted and has also taken into account its knowledge of the site and surrounding neighborhood;

RESOLVED, That with the above circumstances and the current Covid Pandemic, when the applicant meets the conditions stated in this resolution, the Planning Board office will issue a special use permit for the legality of the short term rental. Be it Further;

RESOLVED, That the Planning Board hereby grants approval to the Marc and Kathleen Harris Special Permit (SUP) #19-0504 subject to the conditions below:

1. Three (3) copies of the approved final plan, including the signed owners’ compliance statement, shall be submitted for Planning Board endorsement. Plan copies have been submitted;

2. Final Development Fee in the amount of $200 shall be paid in accordance with Section 1.23 of the Town of Woodstock Development Fee Schedule; Be it Further;

RESOLVED, That the following Special Use Permit conditions apply to the Short Term Rental use:

1. The Applicants shall adhere to the final, signed and filed plans. Any and all future modifications shall conform to and comply with all applicable sections of the Town of Woodstock Zoning Law;

2. This Special Use Permit shall be valid indefinitely subject to the provisions of the Town of Woodstock Zoning Law with regard to Short Term Rentals;

RESOLVED, That any alteration or deviation from the signed, final plans shall require the prior review and approval by the Planning Board; Be it Further

RESOLVED, That any proposed amendments to the approved Special Use Permit shall comply with the requirements of Articles VI of the Town of Woodstock Zoning Law; Be it Further

RESOLVED, That this Resolution authorizes only the activities approved herein and as delineated on the signed and filed final plans; Be it Finally

RESOLUTION

TOWN OF WOODSTOCK PLANNING BOARD

SHORT TERM RENTAL APPROVAL WITH CONDITIONS

JULIA JONES BLELOCK AND WILLIAM WESTON BLELOCK

SPECIAL USE PERMIT #19-0509

At a regularly scheduled meeting of the Town of Woodstock Planning Board on January 7, 2021 there were:

Present: Peter Cross, Stuart Lipkind, John LaValle, Judith Kerman, Conor Wenk, Brian Normoyle and James Conrad

Absent:

A Motion was made by: Conor Wenk, and Seconded by: John LaValle

The Vote was:

Peter Cross Aye

Stuart Lipkind Aye

John LaValle Aye

Judith Kerman Aye

Conor Wenk Aye

Brian Normoyle Aye

James Conrad Aye

WHEREAS, the Planning Board of the Town of Woodstock, located in Ulster County, New York, has considered a Special Use Permit (SUP) application received from Julia Jones Blelock and William Weston Blelock (the Applicants) to establish (2) 1-bedroom, non-owner occupied, Short Term Rental dwellings (the proposed action); and

WHEREAS, the proposed use is located in the R3 Zoning District at 6 Meads Mountain Road in Woodstock, and is designated on the Tax Map of the Town of Woodstock as Section 27.10, Block 1, Lot 2; and

WHEREAS, the Planning Board office reviewed your application, will notify the contiguous neighbors and continue forward with the process in adopting this resolution; as stated herein; and

WHEREAS, the following plans and materials were reviewed by the Planning Board:

1) Special Use Permit application, received 9/13/19;

2) Referral from Town of Woodstock Zoning Enforcement Officer (ZEO), including Copy of Building Department Application for Short Term Rental Permit, dated and received 10/28/19;

3) An overlay sketch of property layout explanation, safety/egress plan, parking layout, garbage removal plan and maximum occupancy details, a detailed parking plan on the tax map displaying house, driveway, parking spaces, a satellite photo of the buildings at 6, 8 and 10 Meads Mountain Road, and additional information details, prepared by applicant and received 9/13/19; and

WHEREAS, pursuant to the Town of Woodstock Zoning Law Schedule of Use Regulations, 260 Attachment 1, and Area and Bulk Regulations, 260 Attachment 2, Zoning Board of Appeals (ZBA) variance(s) are required for the proposed action; and the ZBA heard ZBA# 20-02 dated March 12 and received March 13, 2020 and denied the request to rent the units separately and have decided to rent the two dwellings as one unit to abide by the town law on November 18, 2020.

WHEREAS, a sketch plan review of the application was held on December 5, 2019, at which time the Planning Board (PB) deemed the application was complete and a Public Hearing was set for January 2, 2020 and then at that public hearing, it was deemed that the proposed action was deemed illegal according to §260-56 of the Woodstock Town Code; and referred to ZBA for a variance decision. ZBA decision was denied on March 12, 2019 and on November 18, 2020, the applicants decided to rent as one unit to comply with the town law; and

WHEREAS, on January 8, 2021, letters were mailed to the contiguous neighbors to gather commentary from the public and any interested/involved agencies; and

WHEREAS, the Planning Board has fully reviewed the application and relevant materials submitted and has also taken into account its knowledge of the site and surrounding neighborhood;

RESOLVED, That the Planning Board hereby grants approval to the Julia Jones Blelock and William Weston Blelock Special Permit (SUP) #19-0509 subject to the conditions below: