{"municipality_id":"albany-county/bethlehem","meeting_id":"granicus-2408","meeting_date":"2026-01-20","text":"Debbie, are you ready? I got a real grand picture today. That's what they look like. Kind of a country style. No, no. I tore these off. Yeah, I got rich. It's a lot more modern. Look to the kitchen. I did that too. I'll show you. Debbie, are you ready? Okay, great. Good evening, and welcome to the January 20th. Sorry, we're having a little sound issue. Hold on one second. Good evening? Not working? Well, I'll do my intro. You know my intro, so. Oh, good. Okay. Good evening, and welcome to the January 20th meeting of the Bethlehem Planning Board. These proceedings are being recorded and will be made available both live and recordings on the town's website after the meeting. Let the record show we have a quorum and the meeting is called to order at 6.01. As a reminder with all of our meetings, the public comment period is reserved for matters pending before the board and on tonight's agenda. Tonight I am going to split up the public comment period in two. So we're going to do the first item, the Albany Road solar first. We're going to act on that item and then we're going to have public comment for the zoning. then we're going to go into the board discussion on that so is there anyone here this evening looking to provide public comment on the Albany Road solar project seeing none we will move into the Albany Road solar item it as I mentioned again we will get into additional public comment as soon as we finish this item with that I will turn it over to Rob when he's ready and oh just to note we are not going to be approving the minutes from Tuesday January 6 our last meeting tonight we'll look at to do that at a subsequent meeting so the applications tonight is for Albany Road solar seaboard solar operations at 57 South Albany Road this is in Selkirk the application here is for a proposed 3.875 megawatt solar photovoltaic system on lands here on South Albany Road in the vicinity of Old Quarry Road the board has the opportunity tonight to take action on the environmental review otherwise known as a seeker state environmental quality review issuing a negative declaration as well as setting a public hearing for February 3rd there is a public hearing is for the two lot subdivision the board previously heard the public hearing for the special use permit I think last month okay great any initial board member questions on this item okay Rob do you want to walk us through any items in the just a few things just to highlight in our environmental review a stonewater pollution prevention plan has been prepared by bowler engineering this this plan meets all New York State DEC general permit requirements for construction activities. Our engineering division has a few comments on the stone water management plan. Nothing significant to avoid environmental determination tonight. Those things will be cleaned up prior to the board's consideration of approval. The project also received a letter of no effect from New York State Parks and Recreation and Historic Preservation Office indicating no effect on archaeological or historic resources. The site was reviewed by the Town Building Department as well as Selkirk Fire Department for access and consistency with the New York State Fire Code. It meets those elements for fire access. And then finally, as the layout of the site has been designed, New York State DEC wetlands and the wetland adjacent area has been avoided to the greatest extent practical and the DEC has been working with the applicant to minimize disturbances to the wetlands and the adjacent areas. I think that was brought to the Board's attention I think at a previous meeting so nothing new there. I just wanted to highlight those four items related to the environmental review. NEW SPEAKERS OF THE BOARD MEMBER QUESTIONS ON THAT. Can I have a motion and a second to approve the seeker resolution, classification of action, and negative declaration? First by Jana, second by Scott. All in favor? Aye. Aye. The motion passes. And then our next item is setting the public hearing, correct? So can I have a motion and a second to set the public hearing for our next meeting, which is Tuesday, February 3rd at 6 p.m.? So moved. First by Patty, second by Rad. all in favor aye the motion passes thank you very much we will see you in our next meeting all right and so our next item up this evening is the zoning law and subdivision regulation update tonight is update number 27 and as I mentioned before we will open it up for public comment now so if anyone wants to provide public comment feel free to come to the microphone Thank you. Barbara Silber for Brighton Wood Road. Just two quick points. Item A of last time when the people were worried about cars for the new development traversing Hasgate. I just want to point out that once they do that, they're going to wind up on Furbush Road. So that adds to the congestion. Point number two, when cars leave that new development, no matter which way they go, I doubt they'll be going past Furbush Road when they go to the grocery store. It's 200 cars for 100 units going up Purebush Road in addition to all our other traffic to go to the grocery stores. We have wonderful shopping on 9W. We really don't need extra stores. At this end of Wemple Road on Purebush Road, I would suggest that a perfect place for stores and cluster housing would be at the other end of Wemple Road at 9W. I don't know who owns that property across from where the apartments are, but honestly, if the farm owns it, they ought to just sell it off. That's a great place for cluster housing and stores. Thank you. Thank you. Thank you. The comprehensive plan was designed to be an intimate process. It is known to be contentious in the beginning when all parties with their personal agendas, biases, and visions meet in a variety of face-to-face groups to discuss, debate, argue, brainstorm, and finally reach consensus, always keeping in mind the best interests of the people and the future of the town. That did not happen for several reasons. The consulting company fooled everyone into believing that they could produce a viable and fair procedure to complete the plan during the worst pandemic in 100 years. They could not. Where seniors make up roughly 25% or more of Bethlehem's population, the consultants developed a mainly virtual online meeting system. Research shows that while many elderly have embraced online meetings, a significant number still feel uncomfortable or face barriers with the technology. As the pandemic grew and took hold, so did reality, and people lost interest in 2035 when they were praying for a vaccine that attracted few people that might keep them alive the next day. The three online meetings attracted few people in a town of 35,000 and were just an illusion that they represented the sentiments of the public. And the third, in which about 85 people actually attended in person, potentially spread the virus, and took place only eight days before the governor declared a disaster and a state of emergency. I think it would have been prudent at some point to pause the comprehensive plan, and if there should ever be another town-wide emergency, for example, like what is happening in Minneapolis and elsewhere, there, then the town will have the sensitivity to pause what is not really essential. Another reason for the stakeholders' satisfaction was attempting to defend the cookie cutter approach of rezoning all those parcels to mixed density. You ignored the basic principle that all politics is local. The consequences of that usually includes loss of public trust, inconsistent local development, and increased partisan conflict that leads to poor zoning that does not fit the community's actual needs. We the people have spoken, I think you have listened, and you have reached a satisfactory conclusion. Soon, hopefully, this chapter will end, but the next will begin. Eventually, you will be dealing with hungry developers, but if you get to know us better and trust us, we can help you plan happy, cohesive neighborhoods like ours. Local politics is really no more than local civics. For example, we don't have a rail trail along those parcels near Fiora Bush, but if you take a few walks with my wife and me, you will find out what walkability through safe streets and neighborhoods really means, where strangers smile and wave as they drive by. Our walks take us by the edges of all those parcels, We can show you where cows hang out, where to walk if you want sunshine or shade. You will see where parents have hung swings from trees so neighbor kids can play. We will pass by the storm basins where you might see a heron or a glimpse of deer beyond. We will stop at all the dead end fences and you will look over those parcels from a different perspective and envision how new neighborhoods might appear next to existing ones. Come to Chadwick Square in the summer. We will walk and talk. Our community might be the model for the type of cluster housing you might encourage developers to build. You might pass an elderly person using a walker and you will understand why removing fences for traffic thoroughfares will not only change the nature of our community but would make it unsafe. Walk with us over the wooden bridge across our stream. Look down for fish and listen for frogs. We are proud of our trees. The parcels that you, or should I say we, will plan for are not faceless. They also have streams and woods and wildlife to be protected. And after your walk, play a game of pickleball. swim in our pool, sit poolside with a cold drink, and we will speak of our fears, needs, wishes, and visions. Let's begin to think outside of the box, remove fences, not for automobile traffic, but for pedestrian and bike paths, like the rail trail that we don't have. Then a barrier that divides people becomes an asset that connects them. And if planned well, one day kids may be able to ride their bikes all the way from Ellesmere Avenue to visit Grandma in her new home through safe streets without going near the ever-dangerous Fiora Bush Road. I read over and over again how the goal of the comprehensive plan calls for walkability and bikes to reduce traffic. So I challenge you to walk the walk if you're going to talk the talk. Thank you. MS. Hello. Karen Bonventry. Can you lower the whole microphone? You can pull the whole stand down. There you go. Thank you. Thank you. Karen Bonventry, 15 Dover. Thank you to the board for this opportunity to address you. I know I'm talking in the middle of this whole process. I just wanted to add another voice to all the people at the last meeting who spoke against the rezoning of Fuhrer Bush Road into a hamlet. It's not consistent with our neighborhood, and as someone earlier said, we have all the shopping that we need on 9W. As a resident of Dover Drive, I would also hope that any other kinds of residential development wouldn't allow my street and my neighborhood to be an easy shortcut for the new development. We don't have the infrastructure for it, and I hope that it all is directed towards our town roads. Thank you very much. I'm Eileen Gallagher, 51 Brightonwood Road. This has been a very long and contentious process. I know that. But I also want to recognize and understand the amount of work that has gone on to it for a number of years. And putting out a 600-page-plus plan was not easy at all. So I thank the staff and the board. And I also thank all our neighbors who came up and showed up so that we can make our voices heard so as Bethlehem we can get to the right place. So I do want to thank everybody. It took a little while, but for listening and for acting, and I think doing what's best for our community and for the town as a whole. And I think there are lessons to have been learned, but I think as we can build on those. And I do appreciate the chance that we were listened to and that changes were proposed. So thank you for that. I'm still Colleen Scott. I still live at 29 Jefferson Road. I really appreciate that the board seems to have taken into account what people said. I know that you talked about the 200 comments, or I think it was Rob's email or whatever was included in there, about the 200 comments that were received. I did receive another 50 signatures to the petition over the weekend, so people are very concerned and are very involved. I think they just didn't know about it. And I think that was just a failure of the process. I know you've gone over and over what you've done for engagement. It just wasn't reaching people. I hate to propose, like, a complaint without a solution. So I would say that in the future, community meetings would be really helpful. It would be really helpful if people could ask questions, because currently this is not a back and forth, as you've noted multiple times. And I know if we ask a question, Rob then answers the question to you guys. But we can't really ask a follow-up question or a point of clarification, one of which I do have, which is I did read through actually almost all 400 pages of what was in there. And some people know that because I was asking questions. But one point of clarification that I have is the seven dwellings per acre, I think is what it's called, under low density. I'm a little confused about what that means and what that would actually look like. So later when you have a discussion, if you could clarify that, that would be great. But I do really appreciate that you took the time to listen. And I know a lot of work went into it because 400 pages was a lot for me to go through, so I can imagine it was a lot for you all to write and sift through. But I do think that the community should be involved sooner and more actively because I think we could have avoided a lot of the back and forth and the contentious nature of things if we just had known sooner. And I'm not, I know that you tried to make us known sooner, but I just think there are, you know, better ways for that to happen. So thank you. Anyone else this evening? Okay, seeing none, our next item up is the discussion of the board. So I will turn it over to Rob. As you may have seen, if you look through the documents that we posted on the agenda tonight, there is a memo that staff put together outlining sort of an overview of what our plan is to talk tonight. I'm not sure how that works, but a recording will get posted if it's working tonight. Thank you. Yeah, I can get started. So we had prepared an agenda which I'm sorry we prepared a memo which I think will be useful to serve as our agenda tonight and we can start with the zoning map revisions that have come out of the previous discussions with the Planning Board. At the last meeting, the Board discussed changes to the zoning district designations along Furaburst Road here as well as the lands along Jefferson and Elm Avenue in this area of the town. We're characterizing this as a Furaburst Road-Glenmont area. The board had asked staff to take a look at the density of projects that were positively spoken about. There were positive comments about Weldon Fields as well as Chattery Square. And so we looked at the density allowed for these projects at the time when they were known as planned development districts. We also looked at the density of the corner here known as Kendall Square as well as Nathaniel Crossing. we have single family attached homes in Walden Fields same thing with Chadwick Square and then apartments and condominiums at Kendall Square and Nathaniel Crossing so when we look at the zoning density that allowed these developments to be built at the time that zoning density was 8 dwelling units per acre so these sites here that I'm indicating with my hand shifting around the plan here these properties were built at an allowable zoning density of eight dwelling units per acre. That was what the board had asked us to look at. We also looked at the built density. So past conversations with the board, we've said that there's an allowable zoning density, but then as you use the land for roads or stonewater management areas or circulation areas on the site, you tend to use up some buildable land and so we have also calculated the built density of these projects and they range from from 2.3 acres to 7.99 acres you might as well round that to 8 dwelling units per acre so all of these four projects have either been built at the allowable zoning density of 8 units or less than that at the 2 dwelling units per acre so Walden Fields was built at 2.38 dwelling units per acre. Chattanooga Square was built at 5.13 acres per acre. Nathaniel Crossing condominiums, 7.5, and then Kendall Square at the eight units per acre threshold. So obviously none of them exceeded the density, but I wanted to give the board the data that we found on these four projects. Rob, just to interrupt real quick, they were all allowed to be eight. That's what the zoning was. Correct. So it all depends on what's proposed. that doesn't mean that's what gets built. Correct. Depends on what's proposed in the buildable land for what actually goes. The allowable is going from 8 to 7. And where that buildable land is. So in certain sites maybe the buildable land isn't as accessible as the land up front along a road. So that buildable land might be reserved for open space. Walden Fields is kind of an example of that. There's a good area in the back here where it's divided by national grid property lines. When you actually look at the area just in in numbers there is buildable land back there It just wasn't used for for development. So and you have to count the wetlands So it's the buildable land, right? It is the buildable land, right? So That information I think is helpful as the board looks at the allowed zoning density of eight dwelling units per acre the board asked to consider changing the zoning designation to low density residential on these lands and so we've we've looked at that here and And changing the density, essentially changing the zoning district designation on these lands to the yellow color, it's easier to call it that, to the low density residential zone would allow for seven dwelling units per acre. And that would also allow for consistency with the comprehensive plan in that the low density residential zone does still allow for a variety of housing types. It's just at a lower density than the mixed density residential that was initially proposed. So in changing to LDR, you would still be consistent with the comprehensive plan and then it also is consistent with the density that was allowed for these other developments to be built at. And then maybe just to clarify as well, that's, as Gianna was saying, to double clarify here, that's the up to maximum. Correct. But then obviously we have been talking for the last few meetings about additional wetland regulations, steep slopes, constrained land definitions. So all of those things come first and then whatever is left is what's able to be developed. So that's again like the maximum. More than likely, as I'm sure you looked at kind of the calculations, it will be, has to be less, that or less, right? Exactly. Eight units, sorry, seven units or less for the low density residential. This gives you an indication of the zoning that was allowed at the time to achieve these developments. They were allowed to propose a project at 8, some built at that 8, others built lower. Got it. Makes sense. Anyone have any board questions on that topic? Just to clarify, it was allowed to be billed at 8. It just ended up at 5 because of the buildable and the restrictions. The density zoning was still allowed at 8. Correct. Right. So all of them were eight, right? So they were all zoned eight. They just got built at different amounts because of the buildable area of the land. You have to subtract all that. The fair comparison is the zoning allowance of density at the time was eight units per acre. You want to compare that to what's the density of this proposed zoning district, the low density residential that the board is considering. That's seven. That's the fair comparison. So, Rob, if I were to ask you to give us a possible number if it was a 30-acre development and it could be seven units per acre, I'm thinking it would be impossible for you to give me an approximate number of how many units could be built on that because of the We don't have a site plan for this imaginary land. We don't have a layout of the number of wetlands or steep slopes or anything. So it's kind of hard to give an approximate number of what that development could look like. But we could drive through Chadwick Square which is less dense or we could drive through Kendall Square which unfortunately is more dense and oddly laid out and quite built. But they're both representative of LDR-like developments under the zoning changes we're proposing so that it's not what it could have looked like with an MDR designation. Does that make sense? Yes, I think that's a fair assessment, that it would be extremely difficult to determine what the build-out density would be without knowing the land, without knowing the constraints. One thing you kind of could go back to is that the last meeting, I think it was at our last meeting, the applicant was indicating that just a straight density calculation, I don't recall the exact number, I want to say it was like over 200, wasn't it? I think they said 160. 160. Just based on the formula. Right. When you get onto the land and lay everything out and look at where the constraints are, they're down to 99 or so. That's what they're asking for a density bonus. I think there's 85 and with the density bonus for incentive zoning. So it's much less than what the calculation produces. Right. And that's across the board. We've seen that. Correct. Right. Thank you both. Anyone else have any questions on Furbush Road and Glenmont? Okay. So it seems like the Board is in agreement on those changes. Thank you for going through that. Nate, did you want to say something? Did I cut you off before or no? No. I just want to make sure. Okay. The next area is Rockefeller Road. We heard her comments from Rockefeller Road as well. And so that is this area here. Currently the proposal is for these vacant undeveloped lands on Rockefeller to be zoned mixed density residential. Consideration is being given to modifying that area as well. Let's start on the east side of Rockefeller Road. This land here is currently zoned today at the multifamily zoning designation in the current zoning. And so there's also a senior housing, senior citizen housing age restricted proposal on this property actively under review by the planning board for site plan review. They've been pursuing their DEC wetland permit as well. And so staff feels maintaining the mixed density residential proposal on this would help to support the senior housing needs that we have here in town since it is providing a senior housing area in the Delmar area of town. On the west side of Rockefeller Road, this land is currently, today's zoning district is core residential and residential A zoning. The proposal here would be to change it to the low density residential zone to be more consistent with the existing zoning today. So it would it would change the the previous proposed from MDR to an LDR zoning designation and Just to highlight I think that reminds me of a comment we heard at our last meeting which was the specific desire And when we heard it through the comp plan and through the zoning process for senior housing opportunities So it seems like this is a good Modification to what we have here. I don't know if the board has any questions on this That side of not talking about the area where the senior housing is planned, but that seems to be one of the only areas that is smack within an area that's remaining core residential. Yet at the same time, we're trying to change that to LDR. Why are we doing that and not retaining the core residential status when that would fit in with the entire character of that whole area if you look at where all the yellow is, which is core residential? So you're suggesting this area here, core residential rather than low density residential? That is the proposed change to LDR. Correct. Am I in the mic? Can you hear me okay? Sorry. but everything around it is existing core residential and that's not being changed. So I'm kind of out loud questioning why wouldn't we leave that core residential as well? Well, we have a PDD down here on Rockefeller, the Good Samaritan nursing home facility, so that does have a density similar to the eight dwelling units that we saw in the previous PDDs. Those are all built out in eight dwelling unit density. So having this land serve as a transition from the multifamily here as well as the planned development district into the core is a zoning designation that fits in that area. It serves as that transition from this PDD into the core residential. And I don't know, can you pull up, do you have the PDF where you can see a little bit more? I mean, it's not an island of low-density residential. It's more consistent when you zoom out. Yeah, I think if you have, or if you... what it is all around it. Sorry, hold on. Yeah, you can see lower Kenwood there. Oh, down, yeah, it's all consistent with. And then on the other side of the rail trail, yeah. So I don't think it's inconsistent. Any other board questions or comments on that one? Okay, and then the next area is Meads Lane and Rockefeller Road. So this is the initial proposal for zoning designation on Meads Lane from Delaware Avenue to Route 32. You can see the initial proposal was for rural multi-use designation. This was in response to providing options for uses other than residential units. The proposed change here is for the majority of the land here on Meads Lane to be changed to the low density residential zoning designation in the areas where the land can support it. These are generally flatter lands along this eastern side of Meads Lane and along the frontage here on Meads Lane. Then you can see here as this irregular line shapes out there's somewhat more constrained land here with slopes and flood plains. The thought here is to provide a split zone on the west side of Meads Lane that still allows uses to occur in this rural multi-use area but the residential developments would happen along here on the east side of Meads Lane. We did look at the location of sewer and water. That was also another factor in play for the rural multi-use. There is sewer and water here along Delaware Avenue, along Orchard Street and Van Dyke Road. It's in the general vicinity. It would have to be extended but it is in the general vicinity to support that residential growth should it happen. So staff thinks this is a reasonable modification to continue longstanding residential zoning designation on Meads Lane out to Route 32. Any board member questions or comments on that one? Okay. And then finally, we have also updated the utility quarters. Those were previously shown as a dark gray color. We were waiting until we had more of a final clarification on the zoning designations of the adjacent properties around those utility quarters. And so we've we've we've continued to zone them as they are on on adjacent lands, right? So you can see here these utility corridors are continuing on them with the rural multi-use zone as it moves into a residential zone It changes to residential and so that this is just a snapshot of the larger town Which might include whether it's a gas line or a power line right-of-way doesn't include the easements But it includes these these property lines the existing zoning today follows the zoning of the adjacent developable lands and so we followed that same practice. Make sense. Any board member questions or comments on that? Certainly makes for a nicer looking map than the other one. Thank you. Okay. And then as we move into the sections of the zoning law, we have parts one through 4 as well as the subdivision regulations. We wanted to just highlight a few changes that have come out of the past board discussions as you make a change in one area. Sometimes it has a domino effect on other sections of the code. So I'll go through our memo here. We'll start with part 1, the introductory provisions, and we'll move to page six. This is actually related to, a good example is the Meads Lane property where we have parcels in multiple districts. So this is where a parcel is split by multiple districts. Currently, the zoning law reads with this unhighlighted text here that if a lot or parcel is divided by a zoning district boundary, each portion of that lot shall be subject to the zoning regulations for the district. In the past, we've run into situations where the parcels in multiple districts, if they're trying to address a use at the land at the rear of the site, the driveway has had to go for our use variants. And so we felt it was best to address this in the new zoning update to allow that driveway to occur through the fronting zoning district to access the zoning district in the rear. And so this essentially allows that driveway access is permitted through the adjacent zoning district of the same lot or parcel that provides the road right front end. So it's just a matter of accommodating the parcels that have multiple zoning district designations and not having to require them to go through a use variance just because they have a split zone. So this is a way to address that situation. Makes sense. Any board member questions, comments on that? And then page 24 of part 1, we have updated the constrained land definition to include the adjacent area of state wetlands. So we're being clear here that constrained lands includes those regulated adjacent areas as determined by New York State Environmental Conservation Law, Article 24, Freshwater Wetlands. So that's an update there in reflection of the new recent state wetline regs. So those are the only changes for part one. We can move on to part two. So part two, we have, we'll start on page 19 of part two. So for part two, we've updated the rural multi-use zone to have a minimum lot size for minor subdivision of 8,500 square feet. This is from the proposed one-acre lot size. In reflecting on the minor subdivisions that may occur in the rural multi-use zone, they typically don't have access to public water and public sewer, So they are going to be laid out. The lots are going to be laid out based on their ability to support on-site septic and private wells. And so the base lot size would be 8,500 square feet, and then the lot size could increase based on separation distances necessary for on-site septic and private wells. And so that provides for what we're seeing for these rural sites where they're carving off a lot, they don't necessarily need an acre but they typically require more than 85 so somewhere in between there the lot would be determined based on where they can achieve a septic system and where they can achieve a private well and then we also added a note here to reflect on that if the site is not served by public water and sewer the lot shall be of a size and configuration to meet separation distances for on-site septic and private well And then moving on to page 40, we had some previous conversations about the agritourism section. These are for lands involved in agriculture. And we've finalized or are suggesting the final language here for, give me a second, For the agritourism section here, adding K, organized gathering space used by weddings and events. We wanted to be clear that agricultural, agritourism properties, barns can be reused for weddings and events. And so adding K helps to provide clarity to what's allowed and considered under agritourism. And then we've also added farm brewery, winery, and cidery, subject to state liquor authority requirements. These are also uses you typically would see as an agritourism use, utilizing what's grown on the farm for a brewery, winery, or cidery. And so that's all we have for revised changes for part two. You then have one change for part three. I skipped that. part three, and that's on page 21. This is also to clarify that for those projects that are multifamily or mixed residential, these are the design standards that we set in place for these types of projects when they're located next to a single family neighborhood. We wanted to be clear that if the perimeter of the site is to be developed for single family homes, those homes should be built, shall be built on their own lot. So we wanted to be clear that those units will be on their own lot. And so we added the language here. The density of the residential development on their own lot shall be limited to single family dwellings attached or detached and our two families. So this is giving clarity that perimeter development is going to be on its own lot. And then we even further refine that to say lots shall be created through a subdivision application. So if there's any ambiguity or concern about the perimeter development along those properties, they will have to go through a subdivision to create the lots around the perimeter of the development. and then there were no changes to part four that all stayed the same for the subdivision regulations we updated the definitions for constrained land similar to how we did that in the zoning law that is on page nine again we include the a regulated adjacent area as determined by New York State Environmental Conservation Law. And then we move on to page 46. So in our maximum density unit calculation for major subdivisions, this is that calculation we talked about where you're subtracting the total acreage and you're taking out the constrained lands, we've also included the regulated adjacent area in this paragraph describing how you achieve the buildable yield calculation. So that's consistent. Same thing here. In the calculation, we reflect on the regulated adjacent area identified by New York State Environmental Conservation Law as well. And then on page 60, the board had previous discussion about the cluster conservation subdivision and providing an option for an exemption should the Board make findings that support an allowance so that the development does not have to follow a cluster subdivision. Perhaps it's not in the interest of the public health, safety, or welfare. There's other development designs that could achieve what the comprehensive plan goals are. So this section here is found in our cluster conservation subdivision section. We have a new section here that allows for the board to exempt the development from the cluster conservation subdivision requirements. So that's available to you should an applicant apply, and you can make a finding on that. That gives some opportunity for not requiring the cluster conservation subdivision. Rob, I've got a question for you. You used the word hardship in that paragraph four. Okay. What's the intent behind that? Just trying to understand if people are going to be seeking variances, what is the standard we're going to need to apply? It could be the constraints on the property. It could. I mean, if someone's saying, I have a hardship and this isn't going to apply, so you're trying to do this to so that they do not need to apply for a variance correct be an initial determination by the building department base or or who's making that determination i guess the the board is making the determination that okay that um the site um is best not developed under a cluster conservation cell division perhaps the applicant is proposing some other type of design layout that doesn't meet the no i understand that's the that's that's what this board would have to determine right and i I just wanted to clarify what are the criteria that we're going to apply because as you know and the word hardship carries a connotation with it of a state you know town law standard so I just want to make sure that we understand that when we say hardship in the code here what we're saying is these are the criteria that establish the hardship in the opinion of the board. We're not saying the board has to find, you know, the go through the town law, you know, variance test. Right. It's these, it's, it's, these are the criteria. These are the criteria here. Right. I just want to make sure that's clear because sometimes the word hardship confuses the issue. Sure. Understood. Is there another word you could recommend to not confuse the issue? Just like you're always more words. I'd have to give it a little thought. thought. It might be specific property characteristics. I mean, I'd have to give it a little more thought. But I mean, there might be just a word that I'm just thinking down the line when there's an applicant who's or a project before us and someone's objecting and saying they haven't shown a hardship, you know, here's the standard in this town law and you use the word it's got to be that that's all okay so we can talk about it okay mark i agree with that because i immediately started to think i didn't when you when i first read it but when you started to talk mark the complications that were encountered by the planning board and the town board during the moratorium time frame period and the intent of the word hardship in the new york state town law and how it's defined that we're setting up a potential conflict or legal area for us. So I really recommend we change that word. Would this strength be that they can fit with both of the purchase? Yeah, Molly, I think that would be something that we could, you know, I just have to see it on paper. I'm just looking at it on the screen. But I think something to that effect would work, constraints or, you know, it's just something that limitations, constraints, something along those lines would be, I think. Understood. Rob, will you just identify that Molly, I don't think they're aware that the consultants are aligned. The voice from above, yeah. So Molly has been joining our meetings remotely to obviously help out and assist as part of of their contract. So Molly Gaudioso from Collier's Engineering has been helping obviously with the preparation of the zoning code update. She's paying attention and offering advice on the change from the word hardship to property constraints. Great, thank you. Okay. And then moving on, the final items here, we have modified the open space area to the 40% requirement. That is consistent with our current conservation subdivision regs, as I'm indicating here. But as we talked about at the last meeting, we will allow the minimum open space requirement to include regulated adjacent wetland areas not impacted by the development. So there's many acres of wetland adjacent area that are not impacted as part of the development, and so those regulated wetland areas will be allowed to be included as open space areas. They're de-destricted, never to be disturbed with enforcement requirements, whether it's by the state or by the town. we would include it as an enforcement option by the town since it's being included as part of the required open space. And so this language makes it clear that freshwater wetland regulated adjacent areas not impacted by the development are permitted to be included in the minimum open space requirement. All other constrained lands are not permitted in the minimum open space requirement. All right. Rob, who's responsible for that enforcement? So that would be the town building department enforces the conditions of site plan and or subdivision approvals. And so when it's brought to their attention that there's a potential violation, they will investigate. We typically also seek assistance from legal counsel on how to move ahead with enforcing those violations. Thank you. So that's the extent of the track changes from past discussions. That reflects parts one through four as well as the conservation subdivision, I'm sorry, as well as the subdivision regulation section. Great. Thank you for walking through that. Does anyone from the board have any other questions or comments they wanted to bring up? I'm going to ask you when you take a vote with regard to the referral, if you just allow for as is often the case with a board vote motion second, then more discussion before we take the actual vote because I have one comment I want to make but I will be voting in favor. Okay. So our next segue here is the intent this evening, if the board is comfortable, is to pass this package along to the town board. Staff has prepared a letter, a draft letter in the agenda that outlines kind of a history of where we've been and what we have gone through. I don't know, Rob, if you want to mention anything else of it, but it's a very comprehensive list of kind of explaining what we've done, why we've done it. Yeah, the board's, so the zoning law, any time an amendment is being made to the zoning law, the zoning law requires that you document the consistency of the zoning amendment, document the consistency of the zoning amendment with the comprehensive plan. So staff has laid out the sections of the comprehensive plan, the recommendations of the comprehensive plan and how the zoning update sections are consistent with the comprehensive plan. Gotcha. Okay. Any board member questions or comments on the letter? No? Okay. Can I have a motion and a second? First by Gianna. I will second. And then I know Patty asked for a moment, so we will give her time. Just a brief second of discussion. I'm going to ask when the town board reviews this and before they codify it into law, and I'm sure the public will come to speak to our colleagues on the town board, that the town board look at any impacts the changes to low-density residential may make in existing neighborhood characters that they can within the law and that they look at the area that I raised before adjacent to the Rockefeller Road area and the possibility of potentially changing our referral and keeping that area core residential. Any other board member questions or comments? All right. I think Willie will do roll call style here. So I will ask for your votes. Gianna. Brad Scott Aye Patty Aye And I vote aye So thank you I know this was a lot of work, staff Thank you for putting the letter together And we look forward to The next iteration of this Of the town board As Patty mentioned So did you have anything else, Rob You wanted to mention this evening? We'll include the votes in the letter And then get it for your signature And send it to the town board Okay, great. So with that, I believe that is the end of our agenda items. Any new business this evening? You may want to mention that with the Planning Board's recommendation going to the Town Board, zoning law subdivision regulation updates will not return to the Planning Board agenda. So folks who are continuing to pay attention should look to the Town Board's agenda for the continued discussion for the adoption process by the Town Board. Exactly. That's a good point. And also good to mention, I assume that the town board will accept this recommendation letter, and then they have a process that they're going to go through, including a public hearing. Correct. So it's not a one-and-done meeting. There will be many meetings that that will be on the agenda, so be on the lookout. Okay. With that, can I have a motion to adjourn? Second. All in favor? Aye. The meeting is adjourned. Thank you, everyone. Thank you. 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