PLANNING BOARD
SPECIAL MEETING FOR CAMP CHAVIVA
APRIL 9, 2015
Present:
Chairman, James Dolaway; Members, Paul Lonstein, Douglas Hart, Frank Wood,
Martin Lonstein and John Constable.
Absent:
Member, Eric Aleksandryants.
Also Present: John Lanc of Lanc & Tully Engineering, Attorney, Mary Lou Christians, Supervisor,
Leonard Distel and Highway Superintendent, Anthony Paes.
PLEDGE OF ALLEGIANCE
FIRE EXITS NOTED:
CHAVIVA PROPERTIES, LLC
Site Plan/Special Use Permit
Present:
Zachery Peters, of Mercurio, Norton, Tarolli & Marshall and Attorney Gary Silver.
Mr. Peters submitted three plans, which had been submitted to Ulster County Planning Board,
to the Planning Board since they had not been submitted to the Engineer or the Planning Board,
prior to being taken to Ulster County Planning.
Mr. Lanc was concerned that the building, which they have now relocated 40 feet, was not on
the plans that the County received.
The existing French drain that is already on the property will not be used and a new one uphill
will have to be installed.
Lanc & Tully’s Engineering Review dated April 9, 2015:
Dear Chairman Dolaway and Members of the Planning Board:
We have reviewed the documents submitted for review of the referenced project which
included a map entitled “Summer Camp – Partial Survey Map and Site Plan of Lands of Chaviva
Properties, LLC,” Sheet 1 of 3, “Site Plan Detail” Sheet 2 of 3, both dated December 2014 and
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“Detail Sheet for Site Plan” Sheet 3 of 3, dated February 2015, all last revised March 25, 2015,
as prepared by Mercurio-Norton-Tarolli-Marshall. We offer the following comments:
1. A condition of approval for the project should be obtaining a final approval on the
renewal of the SPDES permit from the NYSDEC. The Application is being reviewed by
DEC.
2. New York State DEC and Federal Freshwater Wetlands are shown on the Site Plan
including the required buffer zones. All proposed construction is outside of the wetlands
and the buffer zone.
3. The existing sign at the entrance to the camp is obstructing the sight distance to the right
(west) and must be relocated.
4. The existing curtain (French) drain is shown on the Site Plan and will be abandoned. A
new curtain drain was added to the plan.
5. The existing dumpsters should be shown on the plan. These dumpsters are visible from
Ulster Heights Road and should be screened.
6. Based on my April 1, 2015 site visit, the existing gravel drive from Spook Hole Road is
in very poor condition and at this un-passable. The present condition of this gravel drive
could not serve as an emergency access for fire trucks and ambulance unless the drive is
improved. The cross-section detail of the improvements of this drive should be shown on
the plans.
This completes our review at this time. Further comments may be forthcoming upon
future submissions. A written response letter addressing each of the above comments should be
provided with the next submission. If you have any questions or required any additional
information, please do not hesitate to contact our office.
Mr. Peters addressed the review. He stated that they are waiting for the renewal of the SPDES
from NYSDEC. The wetlands have been added to the plans and as shown they are outside of the
construction area. The existing sign is going to be relocated. As stated previously, a new French
drain will be put in. The dumpsters are shown on the plans now. The driveway, if Mr. Lanc
thinks it will be a problem, they will provide crushed stone.
Mr. Lanc stated that the road would need to be improved before any work would be able to be
done on the gymnasium. He feels that the road, at the present time, would not be able to
handle trucks bringing in supplies, etc. for the gym.
Ulster County Planning Boards referral:
Re: Camp Chaviva – Site Plan Review
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Summary
This is a proposal to construct a 16,200 square foot gymnasium at an existing camp located on
Ulster Heights Road in the Rural Zoning District.
The following materials were received for review
SWPP dated 2/12/2015
Cover letter from MNTM dated 2/3/15
Town of Wawarsing Planning Board Special Use Permit/Site Plan, Checklist
Short EAF
Site Plans
Recommendations
The Ulster County Planning Board (UCPB) has reviewed the application and has the following
concerns:
Wastewater
The applicant is proposing an additional septic tank for the proposed gymnasium.
Required Modifications
Approval of the proposed waste water facilities will require the approval of the Ulster
County Health Department.
Fire Safety
It is unclear from the materials provided whether or not the proposed gymnasium will have a
sprinkler system installed.
Required Modifications
Buildings over 10,000 square feet are required to have sprinkler systems installed per
the NYS Building Code.
Lighting
Lighting details for the site and the proposed gym are lacking from the materials provided.
Required Modifications
Lighting details will need to be provided for the Town’s review. Lighting level should
be calculated for the plan and levels should not exceed the Illuminating Engineering
Society (IES) Outdoor Site/Area Recommended Illuminance Levels (see attached). All
luminaries should meet the “fully shielded” definition adopted by the International
Dark Sky Association (IDSA) or be an approved fixture of IDSA, Where Metal Halide
(MH) or Light Emitting Diode (LD) lamps are not proposed the applicant should be
required to provide reasons why they were not chosen. MH and LRD luminaires
produce a more natural light (true color) as opposed to the yellowish light of either
high or low pressure sodium. Studies have shown that lower light levels are needed
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for this type of light than the yellowish light produced by HPS lamps. The LRD fixtures
are also more energy efficient, have a longer lamp life, and can be teamed with solar
to add to project sustainability.
Mr. Lanc informed the board that he had contacted Tony Puccio about the septic tank and he
stated it will not be any additional load to the existing system therefore he determined that
Ulster County Department of Health approval is not required. (Copy of the e-mail is in the
Chairman’s folder).
Mr. Silver, Attorney for the applicant, stated that there is a code, 903.2.1.3 of the New York
State Building Code that states sports areas are exempt from sprinkler systems.
The board asked Mr. Arms if he knew about this and he stated that he was researching the
code.
Paul Lonstein asked if they were still planning on putting classrooms under the gym and if they
were he feels that a sprinkler system should be installed, especially since there will be
classrooms under the gym.
Discussion was held on the lighting issue. Mr. Lanc said that lights should not be shining up and
feels that lighting is a part of the Site Plan and needs to be provided. The Planning Board
agreed with him.
Mr. Arms told the applicant to review Section # 112-18F of the Town of Wawarsing’s Zoning
when they do the lighting plan.
Mr. Peters stated that a lighting plan would be provided.
SEQRA was conducted by the Planning Board.
Motion by Paul Lonstein and seconded by Martin Lonstein to declare the Town of Wawarsing
Lead Agency and adopt a Negative Declaration under SEQRA.
AYES:
NAYS:
ABSTAIN:
ABSENT:
Paul Lonstein, Douglas Hart, Martin Lonstein, Frank Wood, John Constable and
James Dolaway.
No One
No One
Eric Alexsandryants
MOTION CARREID ON A ROLL CALL VOTE OF:
6 ayes
4
0 nays
0 abstain
1 absent
Mr. Dolaway asked the applicant if they were looking for an approval tonight. They said that
they would like at least a Conditional Approval.
Attorney, Mary Lou Christiana stated that they had just received Ulster County Planning Boards
referral and that the Planning Board had never seen, before tonight, what had been submitted
to them. Also the sprinkler system is a problem. They would have to have a good reason to
override Ulster County Planning Board; therefore she would like to wait till the next Planning
Board Meeting, which at that time the issue of the sprinkler system should be resolved.
Discussion was held on enclosing the dumpsters with an 8’ high fence. The Planning Board
would like to see a green or black, possibly vinyl chain link fence. They feel that this fence
would also deter black bears from the trash.
Applicant will return for the April 21, 2015 Planning Board Meeting.
Motion by Douglas Hart and seconded by Martin Lonstein to close the meeting.
Motion Vote:
6
Ayes
0
Nays
0
MOTION CARRIED:
5
Abstain
1
Absent