2018_06_01_PB_HVH_Memo_AKRF - Laserfiche WebLink

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Town of Dover Planning Board 3 June 1, 2018 compliance on the Master Plan by adding a 100 ft. buffer line from the edge of the Ten Mile River. 7. Old Forge Road bisects the project site. The Master Plan and site plan should include pedestrian and vehicular wayfinding. Particular attention should be directed to areas where pedestrians may be crossing Old Forge Road at night and where there may be limited sight distance. As stated in the 5/9/18 letter to the Planning Board, the Site Plan will include pedestrian and vehicular wayfinding for those areas where pedestrians may be crossing Old Forge Road. AKRF continues to recommend this information be incorporated into the Master Plan as well, in order to adequately address pedestrian and vehicular circulation as well as safety considerations under SEQRA. 8. The Applicant should consider providing a dry hydrant on the site for fire protection. As stated in the 5/9/18 letter to the Planning Board, the Applicant will provide a dry hydrant in one of the on-site ponds for fire protection. The Applicant should note the location of the dry hydrant as part of the required information on proposed utilities in the Master Plan drawing. 9. AKRF recommends that the Applicant provide a large event management plan that addresses parking, circulation, sanitary facilities, noise control, and safety that would address any la rge event held on the property. As stated in the 5/9/18 letter to the Planning Board, no gatherings in excess of 500 people are anticipated, therefore a large event management plan is not required. The Planning Board should consider a cap on the total number of guests for a given event as a condition of the Special Permit. 10. The Applicant has indicated that the proposed use may either be a Camp Type I or a Country Inn and Conference Center. The Applicant should provide more detail on proposed use as it relates to the definitions and Special Permit Criteria provided in the Zoning Code. As stated in the 5/9/18 letter to the Planning Board, the approximately 25 proposed cabins, farm stay program, farm-based workshops, and conferences would fall within the Country Inn/Conference Center use definition. The approximately 40 proposed seasonal tent sites fall within the Camp, Type 1 use definition. The Applicant’s 5/9/18 letter includes a summary of each project component in relation to the definitions and Special Permit Criteria in the Zoning Code. AKRF has reviewed this summary and has the following comments on selected areas of the Zoning Code: Country Inn/Conference Center (§145-52.2) §145-52.2-D: The Applicant has indicated that the proposed floor area of the project is approximately 0.25% of the total land area, which is below the maximum 5% stated in the Zoning Code. It is not clear how the 0.25% figure w as calculated, since a full breakdown of proposed floor area (by structure) is yet to be provided for the Planning Board’s review. The Master Plan identifies proposed buildings and their uses, but is still missing information regarding footprint, height, and square footage for each. §145-52.2-H: The Applicant is requesting that the Planning Board increase the maximum allowable footprint of the proposed food hub building (the largest proposed building in the project) to 5,300 square feet from the maximum footprint of 4,000 square feet required in the RC district. Pursuant to §145-52.2-H-4, the food hub building would be subject to review by the Architectural Review Board (ARB). Architectural plans should be provided to the Planning Board, who also serves as the ARB. §145-52.2-K: The Applicant has indicated that the proposed “program buildings” will be provided with sprinkler and fire alarm systems as required by state and local building and fire