Planning board talks mikvahs, subdivisions and ridge preservation

The Woodbury Planning Board reviewed a plan to convert an existing single-family dwelling into a shul with a mikvah, or ritual bath, during the August 21 meeting. The property, located at 24 Southfield Falls in Central Valley, is in a senior overlay district; however, the board confirmed that the use is permitted under the rules of the underlying code.

The representative addressed concerns regarding parking and traffic, explaining that the property would only be utilized during the Jewish Sabbath, and, as an Orthodox place of worship, this means the congregants would be walking to and from the building. The board asked for confirmation of the days of use, to which the representative responded that even on holidays, congregants would be walking, and agreed to get clarification from the applicant. Planning Board attorney Kelly Naughton noted that the code allows them to consider a 25% reduction when parking needs are less than the zoning requires.

The board also discussed the issue of water usage as it pertains to the mikvah and how it will be filled. Although the proposed project was to include the storage of rainwater for the purpose of filling the mikvah, there was some confusion as to whether it would impact the public water supply. Attorney Naughton pointed out that the applicant is subject to the moratorium on water and sewer usage unless they can prove that there’s no increase in the use of water. In addition, the board is requiring the property owner to restrict the disposal of prohibited items within the sewer system and to place signage in the appropriate language on bathroom stalls to prevent such occurrences.

The project will be reviewed again at the October planning board meeting.

Subdivision plan

During the meeting, the board reviewed a three-lot subdivision on Ridge Road. The representative for the applicant explained that the project was in front of the board in 2019 and needed to reapply with a new application. Planning Board engineer Natalie Barber clarified that in 2019 the applicant proposed a shared driveway for two of the lots, which the board did not approve, and that the applicant is before the board with a revised plan that includes three driveways and a slight change in the placement of the homes on the lots. Naughton added that because the driveways open onto a county road, approval from the Orange County Department of Public Works is required. In addition, a wetlands permit will be required from the village due to disturbances associated with driveway construction.

Ridge preservation

The planning board reviewed multiple applications with issues related to ridge preservation. The board rejected one such application, a proposed 1,352-square-foot addition to an existing single-family home on Country Hollow in Highland Mills on the grounds that it was not a good fit for the community and out of character with the neighborhood. Commenting on another proposed project on Country Hollow, the board showed concern that the proposed size for a reconstruction of a single-family dwelling was well outside the scope of homes in the area.

Although the applicant claimed that that home would have the same number of bedrooms as the previous dwelling, the board pointed out that the proposed project is more than 9,500 square feet compared with the previous home size of 1,873 square feet. The board also questioned the applicant’s claim that no additional water use would be required, despite the significant increase in home size. The board requested the applicant look for ways to reduce the footprint of the property.