The Plattekill Planning Board reviewed several subdivision proposals and began preparations to hire a new planning board engineer during its meeting last week.

The board discussed a proposed subdivision at 403 Unionville Road, a four-lot subdivision on Camp Sunset Road and the Minard Farms project. Members also revisited an application involving Great Pyrenees dogs and noise concerns.

Unionville Road subdivision faces zoning issue
The most significant zoning issue involved the proposed subdivision at 403 Unionville Road, where board members questioned whether one of the proposed lots would contain enough usable land to meet zoning requirements.

The property is located in an M-3 zone, where three acres of usable area are required, according to the discussion.

The applicant’s representative said excluding the wetland area would leave approximately 1.6 acres of usable land on the proposed lot. If both the wetland and its required buffer were excluded, the usable area would be just under 1 acre.

The representative noted that an existing house, well and septic system are already located within the affected area and that no new construction is proposed there.

Board members, however, said the existing improvements did not allow the Planning Board to create a new nonconforming lot.

“We can’t help you create a non-conforming lot,” Chairman Ernie Vandemark said.

The board recommended that the applicant seek an area variance from the town Zoning Board of Appeals before returning to the Planning Board.

Minard Farms project nears completion
The Minard Farms subdivision also returned to the board as the applicant works to satisfy conditions attached to its previous approval.

The applicant’s representative reported that several outstanding requirements had been completed, including a conservation easement and a stormwater facility maintenance agreement.

The project includes three four-family dwellings and a restricted area of approximately 60 acres.

According to the presentation, the remaining major issue involves authorization associated with the state construction stormwater permit.

Once that requirement is resolved, the plans could return to the chairman for a signature without another full appearance before the Planning Board, provided no additional issues arise.

The board also had the proposed four-lot subdivision with four single-family homes on Camp Sunset Road on its agenda.

Great Pyrenees application revisited
Board members also continued discussing an application involving Great Pyrenees dogs and concerns about noise.

Several members said they want clarification about the number of dogs that could be outside at one time, citing what they viewed as differences between the original application and more recent representations.

The board also wants to know how the operator would respond if a dog were left outside barking for an extended period.

Members discussed how the number of dogs, variations in barking frequency and the loss of foliage during the winter could affect the transmission of sound to neighboring properties.

The application is expected to return to the board for further discussion.

Board seeks new engineer
The Planning Board also began the process of finding a new engineering firm for 2027.

Members said MHE Engineering will no longer serve as the board’s engineering consultant after the end of the year because of staffing limitations.

The board discussed potentially interviewing an engineer from Sterling Environmental and tentatively considered holding an interview before an October Planning Board meeting.

Members emphasized that the new firm should have an engineer available to attend both Planning Board meetings each month.

“I’d recommend that whatever agency we use, they have somebody at both meetings throughout the month,” Vice Chair Darlene Eisenhardt said.

Other members agreed with the recommendation.

The board also discussed inviting a Town Board representative to participate in or observe the interview process.

Later in the meeting, members noted that town officials were aware the Planning Board would need a replacement engineering firm by the beginning of 2027.

One member also raised the issue of potential conflicts of interest, saying the board should consider whether prospective engineering firms have relationships with property owners or developers who regularly appear before the Planning Board.

The board is expected to continue its search in the coming weeks as it prepares for the transition to a new engineering consultant in January.