Campground proposed for Huckleberry Ridge

By RICK REMSNYDER
Posted 8/11/21

A proposed 20-cabin campground that developers plan to use for year-round short-term rentals was presented to the Town of Plattekill Board at its Aug. 4th meeting.

David Campbell, one of two …

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Campground proposed for Huckleberry Ridge

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A proposed 20-cabin campground that developers plan to use for year-round short-term rentals was presented to the Town of Plattekill Board at its Aug. 4th meeting.

David Campbell, one of two partners for the proposed project at 501 Huckleberry Turnpike, appeared before the board asking for its approval to build the campground. Following the presentation, Supervisor Joseph Croce said he would confer with Town Attorney Paul Kellar before the board would consider any action.

“We intend to build a group of 20 small cabins between 200 and 1,000 square feet each clustered on the southern end of the property to reduce impact on the landscape,” Campbell said. “Occupancy will be limited to four to six per cabin and at full occupancy we would expect no more than 100 guests.”

Campbell, who previously appeared before the Town of Plattekill Planning Board to present plans for the proposed project dubbed Huckleberry Ridge on the Town Board’s agenda, said the rentals would normally be for two to three nights. He said occupancy would not exceed 30 days.

The 103-acre parcel is located in the M-3 zoning district of the Town of Plattekill.

Under the Town of Plattekill Zoning Law, M-3 (Mountain) is defined as a district that “is intended to protect the character of the Town’s mountain ridge and associated land areas possessing environmental limitations and special natural features that require more attention to land planning.”

Campgrounds are listed under M-3 as Special Uses.

Campbell said he believes after reviewing the Town Code with Plattekill Building Inspector Scott Mandoske and land surveyor Patricia Brooks, that a “campground appears to be the most appropriate use classification.” Brooks represented Campbell at the planning board and town board meetings.

Campbell admitted that the proliferation of short-term rentals in Ulster County has caused noise and traffic problems for neighbors if they’re not properly managed. He vowed not to let that happen if his proposed campground is approved.

“We hope to build an example of a well-managed, year-round short-term rental retreat that can encourage economic growth while also existing in harmony with neighbors and the land,” Campbell said. “We will reside on-site as owner-operators, and in our absence a permanent property manager would be in residence.”

The proposed campground would have minimal traffic and impact on the land, Campbell said.

“It is our intent to create as little disturbance on the landscape as possible,” he told the Town Board. “We propose only gravel roads and a thoughtful layout to minimize runoff and alteration of existing watershed patterns. We do not expect significant traffic to be generated by this new activity on the property, with most cabin guests remaining on-site to enjoy the peace of their retreat.”

Campbell said the project would differ from most traditional campgrounds because he’d like to build permanent structures.

“We’re asking the Town Board to allow our structures to be of a permanent nature, following all associated building codes requirements, while not specifically meeting or exceeding the square footage requirement of a permanent structure (768 square feet),” he said.

Brooks admitted that the Town Planning Board had some issues with the project that would have to be addressed before it was approved.

“A major concern that they raised at that meeting was making sure that everything was properly cared for,” Brooks said. “That maintenance was well cared for. We’re going to have an owner-occupied facility. They’re the ones who will be going to be taking care of things.”

Croce and Town Board members Dean DePew and Larry Farrelly all sounded generally supportive of the idea.

“I think we’re all in agreement that it sounds like something that is attractive,” Croce said. “As far as traffic, it’s not a big event where we’re going to have a massive influx all at once. It’s something that our Planning Board will probably have to go over.”

Croce said once the Town Board has studied the plans he would contact Brooks to schedule another meeting with the developers.

In other business, Croce reported that the Town of Plattekill received the first of two payments of $520,948 in American Rescue Plan Act funding from the federal government on July 16. The Town will receive the second payment next summer. The Town has until 2024 to spend the funds intended to combat the public health and economic impacts of the COVID-19 pandemic.

“There’s a laundry list of things that we can use it for,” Croce said. “We can use it for infrastructure. All that is not real clear. I’ve watched four or five webinars with our accounting firm. They’re not really giving you concrete information yet.”

DePew asked Croce what would happen if the Town didn’t spend all the funds.

“I believe it would go back to them,” Croce answered.

“We’ll spend that money,” DePew said.

It was also announced that Dr. Eleanor Acworth, a Modena-based veterinarian, would provide animal inoculations at the town highway garage. This service has been provided for town residents in recent years.

Dr. Acworth and her staff plan to provide inoculations on the first Thursday of the month for three months starting in September. The inoculations will be done at the town highway garage on Sept. 2, Oct. 7 and Nov. 4.

Dr. Acworth said she offered to continue the town’s pet inoculation service because many pet owners don’t get their animals vaccinated because they can’t afford the examinations that are required by veterinarians.

“Particularly those with multiple pets can’t afford exams so they don’t do it,” she said. “So we’re giving people an option to at least get the rabies vaccine.”