A large house, cottages, a lodge, a barn, and other structures sprawl across four separate lots at the end of Mount Rose Road – and owners Adam and Danielle Broza want to convert it all into a resort. The proposed project now bears the temporary moniker “Someplace Upstate.”

The property has already been the topic of a somewhat heated public hearing. On Monday, November 20, the Marlborough Planning Board gave members of the public an additional opportunity to learn more about the project – and the owners a forum to respond to public concerns.

Though the public information session was limited to a half hour, there was no shortage of vocal opposition to the Brozas’ plan. Most of those who spoke raised issues with traffic, noise, bright lights and crowds in what has until now been a quiet enclave of single-family homes. One attendee even provided a laptop video she created of lights and music in the wee hours of the morning.

Irene Denaro grew up on James Street but now lives in Tuxedo Park. She still co-owns her childhood home with her brother, and often stays there on weekends. “The property was built in 1929 by Dominick Lavalle as a private residence. It has never been a resort or lodge,” Denaro said.

Denaro also pointed out that the roads to the property are narrow and steep, with blind curves and no turnarounds for large vehicles. “When I was growing up, school buses were never allowed there – I had to walk down to Route 9W,” she said. “So did my son. So, it doesn’t surprise me that a tour bus got stuck on James Street.”

Denaro further noted that the neighborhood contains a significant elderly population. Traffic and road blockages by buses and other large vehicles could prevent access by ambulances during a medical emergency, she said.

Julia Conway now lives in Newburgh but also grew up on James Street in a house where her mother, Martha, still lives. “I counted nine events held at the site this summer,” Conway said. “There’s light pollution and noise pollution all up and down James Street, and some of the music and lights goes well past 11 p.m. – to 1 and 2 a.m., in fact.”

Conway showed a video with time markers to document those conditions. She also wanted to know how much use an internal farm road will see, and where guests will park for events in a tent facility that is closer to James Street. The farm road abuts the paved end of Mount Rose Road and proceeds across neighboring land to Prospect Street.

Owner Adam Broza responded that his portion of the unpaved farm road will provide access to the event site, and that there is parking next to it. Guests will need to walk a short distance to events held at the tent.

Mildred Tapia of 7 Mount Rose Road clearly recalled the bus breakdown that took place over the summer, for a reason. “While the bus was stopped, one of the passengers asked if he could use my bathroom!” she said. “I didn’t even know who these people were.”

“I’ve lived here 77 years,” noted Martha Conway. “There’s a lot of people like me in my neighborhood and we don’t need this.”

The Brozas moved to Marlboro three years ago. Adam and Danielle Broza hosted their own wedding at the site. Adam Broza said they have both tried continuously to build good ties with both the town and their immediate neighbors, with mixed results.

“We’ve had people filming my wife, my son and me every time we used our pool this summer,” he added. Broza said he complained to the police but learned there was nothing he could do to prevent such filming.

Broza also maintained that the previous owners of the property did not maintain it well and both short- and long-term renters lived there. He also reiterated that all events he has hosted thus far have involved friends and family, in keeping with town zoning rules.

Patricia Brooks, a principal at Control Point Associates of Highland, is the surveyor for the project and has shepherded it though the town’s approval process. She also emceed the public information session.

The application is still in the early stages of review, and a variety of issues remain to be ironed out with the Town of Marlborough. Thus, Someplace Upstate will likely dominate the Planning Board agenda for the near future.