By Rob Sample
The Marlborough Planning Board tackled a packed agenda at its November 20 meeting, approving a two-lot subdivision, holding two public hearings and taking a first look at three new applications.
The subdivision earning the board’s approval is on River Vista Drive and was the topic of a public hearing on November 6. There, NIMA Contracting will build two houses on what’s now a seven-acre parcel. A four-bedroom house will occupy a new 2.5 acre lot, while a second three-bedroom house will occupy a 4.6 acre lot. The Planning Board’s resolution of approval is subject to the developer providing revised setback information for one of the parcels.
The board also gave qualified approval to Stralow Farm, a short-term rental cottage on a 27.7 acre parcel at 551 Lattintown Road. There is also a private home and mobile home on the parcel. The parcel’s owners, Eric Stralow and Raven Burgos, live in the house and have previously rented out the cottage. Their short-term rental application aims to comply with a new regulation on short-term rentals, which requires a site plan and town approval to continue doing so.
“We are very eager to be above-board with the town,” said Burgos. On a question about providing clearer delineation of parking, Burgos said they were happy to do whatever the town requires.
“We are strict about who can be be there,” said Burgos. “We don’t want people who will bring additional guests. For the most part, it’s a couple seeking a quiet romantic weekend or a parent visiting a kid in college.”
“One of my issues [with short-term rentals] is people wandering off onto other people’s properties,” said Planning Board member James Garofalo.
“I’m happy to supply our guidebook,” Burgos countered. “We have very strict and clear guidelines on where they can go. With a small child, I don’t want people just wandering around, either.” Burgos added that the Stralow farm parcel is narrow and almost a quarter-mile in length, and there are no neighbors within easy walking distance.
The board directed member Bob Troncillito to pay a visit to the site to check the site’s parking and provisions for access for emergency vehicles. It also directed town attorney Meghan Clemente to draft a letter of approval for consideration at its next meeting, on the assumption that Tronicillito encounters no discrepancies.
A proposed three-lot subdivision at the south end of Orange Street was the topic of a second public hearing. The 2.4-acre parcel is owned by Deborah Jones of 98 Orange Street, and a 1,500-square-foot house occupies one of the three proposed lots.
Pamela Osterhout of 91 Orange Street expressed concern about adding three houses on what is already a narrow street. “How is all that traffic going to funnel out onto Orange Street?” Osterhout asked.
“There is only one more house to be built on Orange Street – to the left of the house that’s already there,” Jones responded. “The two houses will share a driveway.” The second house to be constructed will front on Orchard Street, she added.
The next speaker, Gary Revankar, noted that while he does not live in Marlboro, he is part of the family that owns the nearby Village Square shopping center on Route 9W. His chief concern was the runoff of gravel and dirt from construction of the two houses, noting that happened during construction in the same area last December.
“All sorts of dirt and gravel was coming into our parking lot,” Revankar said, noting the steepness of the site. “I want some assurance that runoff will be taken care of.”
Pat Hines of MHE Engineering, the town’s consulting engineer, noted that the subdivision proposal has several outstanding technical items before the town can give it its approval. These include a maintenance plan for the shared driveway and signoff from the town Highway Department, as well as a proper sediment control plan.
The Planning Board tabled action on a transfer of property at 548 and 550 Lattintown Road. It also met with representatives of the Buttermilk Falls Inn and Spa complex regarding a recent traffic study conducted in conjunction with the complex’s expansion plans. Owner Bob Pollock aims to build a new 65-room hotel facility and banquet hall, as well as 35 guest cabins.
Pollock also seeks to expand Henry’s At The Farm, its current restaurant, and add two to three additional dining spots. The Planning Board voted to refer the Buttermilk site plan and traffic study to Creighton Manning, a civil engineering firm in Poughkeepsie, for analysis.
The Planning Board also took a first look at three new applications:
A proposal by Vito Triolo, owner of Pizza Town at 1326 Route 9W in Marlboro, to build two apartments on the third floor of that building. The floor is currently unoccupied.
A proposal by Lynndavid Properties for a four-lot housing subdivision at the intersection of Willow Tree Road and Mulberry Lane.
A proposal by Michael and Jennifer DiViesti to create a two-lot subdivision at 6-8 DiViesti Drive in Marlboro.