The Marlborough Planning Board worked through a packed agenda Monday, including a public hearing on the Buttermilk Falls spa expansion, continued review of a Main Street retail project in Milton, and an initial look at a farm’s plan to expand into agritourism events.

The meeting opened with the board recognizing longtime town engineer Pat Hines, who was attending his final meeting after more than 30 years of service.

Buttermilk Falls spa expansion
The board held a public hearing on the Buttermilk Falls spa expansion at 220 North Road in Milton. Applicant Robert Pollock returned to the board seeking reapproval of a special use permit that had expired.

During the hearing, a resident raised concerns about the condition of several properties associated with the developer and asked whether the town was owed outstanding fees. Board Chairman Stephen Jennison said fees associated with the spa project were up to date.

Another speaker urged the board to ensure applications and supporting documents are complete, saying thorough records could help protect both the town and applicants if a project faces a legal challenge.

Pollock told the board most of the structural work on the spa project was complete, with an estimated five months of work remaining. He said the approved plans had not changed and acknowledged concerns about maintenance at other properties he is associated with.

The board closed the public hearing. The town engineer noted that Ulster County Planning had reviewed the proposal without requiring modifications and that the applicant had confirmed no changes to the previously approved plans. The board moved toward preparing a resolution for consideration at its next meeting.

39-53 Main Street
Property maintenance and pedestrian safety were central issues during a second public hearing, this one on a proposed retail development at 39-53 Main Street in Milton.

Vivian Lanzarone, who lives across from the property, told the board that weeds and other maintenance problems had made the sidewalks difficult to use. She also raised concerns about fencing and the site’s appearance, saying residents should not have to repeatedly seek town assistance to keep the property maintained.

Stephanie Calabrese, who said she owns property and operates a business across the street, raised questions about parking, traffic and snow removal. She described that stretch of Main Street as particularly narrow and questioned whether parking could realistically accommodate additional demand from the project. She suggested the town consider updated traffic information.

Board members echoed some of the maintenance concerns. Pollock said the sidewalk had recently been cleaned and that planned excavation work at the property would address some of the vegetation issues. He also discussed potential parking areas elsewhere in the hamlet.

The board discussed whether a performance or maintenance bond, or conditions attached to an approval, could ensure the property is kept up. The board’s attorney agreed to examine the available options.

The public hearing closed, but the board did not grant final approval. Staff were directed to prepare a resolution for a future meeting, and the board discussed the need for a waterfront assessment form as part of its review.

Farm looks to expand into events
The board also gave its first review to an agricultural site plan submitted by Steve Clarke for property at 340 Milton Turnpike.

Clarke described a generational shift in the farm’s business toward agritourism. The property already includes pick-your-own operations along with a taproom and restaurant, and the proposal would allow the building’s second story to be used as event space.

Clarke said his family has run pick-your-own operations at the site for roughly 45 years and is now producing its own hard cider and distilled spirits, with plans to add wine. He described the changes as part of an effort to build a more sustainable farm that could continue into another generation.

Board members raised questions about accessibility, parking, wastewater, fire safety, traffic and how events would interact with the farm’s existing pick-your-own operations. Plans discussed at the meeting called for the taproom to operate from 11 a.m. to 10 p.m. year-round and the event space to run until 10:30 p.m., with up to 100 events annually. The applicant said occupancy figures in the submitted materials would need to be reconciled, since differing numbers appeared in the plans and in review comments.

Board members also discussed bus access, accessible parking and emergency exits. The board authorized the proposal to move into environmental review circulation but took no further action. Members plan to conduct a site visit before continuing their review.

Board backs proposed farm, ADU law changes
The meeting closed with discussion of proposed local law changes involving farm site plans and detached accessory dwelling units.

Board members said revisions to the proposed farm law provided greater clarity distinguishing agricultural activities from events where use of a venue is the primary purpose. Members also discussed public-safety and liability considerations tied to larger farm gatherings.

The Planning Board voted to communicate its support for the Town Board’s proposed farm-site-plan changes. It similarly backed proposed revisions to rules governing detached accessory dwelling units, which members described as an effort to resolve inconsistencies with other sections of the town code.