2018_06_29_PB Homestead_RED ltr to PB

Home Browse Search

RENNIA ENGINEERING DESIGN, P«c CIVIL ■ ENVIRONMENTAL ■ STRUCTURAL 6 Dover Village Plaza, Suite 5, P.O. Box 400, Dover Plains, NY 12522 Tel: (845)877-0555 Fax: (845)877-0556 June 29, 2018 Town of Dover Planning Board 126 East Duncan Hill Road Dover Plains, NY 12522 Attn: Mr. David Wylock, Chairperson Re: Harlem Valley Homestead Town of Dover Tax 1D# 132600-7260-00-062777 132600-7260-00-089448 132600-7260-00-123597 132600-7260-00-981478 Dear Mr. Wylock and Planning Board Members, Pursuant to the last presentation an Overall Site Plan and Phase 1 projects Site Plans have been prepared. The working master plan is currently being updated and will include revisions mentioned in the following responses. Please note that the master plan provides a plan for both Agricultural uses that do not requires approval and the Non-Agricultural uses that require Special Permit approval. Below please find a response to the AKRF comment memorandum dated June 1, 2018: 1) The applicant is proposing to expand the original numbers of proposed permanent lodging cabins located on site from 25 to 50. Additionally, the proposed project will add 30 seasonal lodging tent sites. Construction of the proposed Permanent Lodging Cabins and Season Lodging Tent sites will occur under the criteria outlined in §145-52.2 Country Inn/Conference Center of the Town of Dover's zoning code, which permits the construction of multiple guest units based on the availability of project site acreage. Outlined in §145-52.2.0 the number of guest units is limited to 1 guest unit per 2 acres of lot size. It is our interpretation of the code that the applicant will be able to construct a total of 80 guest lodging units. The total number of guest units is calculating the total amount of developable land by the 1 guest unit per 2 acres limit outlined in 145-52.2.C. The entire project site has a total of 246.82 acres, but due to the 2 southern parcels being located within the Dutchess County Land Conservancy Easement, 86.52 of those acres are exempt from any density calculations, leaving a total of 160.3 acres of land available for the dwelling unit calculations. Using the 160.3-acres of land available for development it was established that the project site could support 80 guest units, which will be spread out amongst 50 permanent cabins and 30 seasonal lodging tents. The project site is expected to have a seasonal peak of 220 guests during daytime operating hours and 176 overnight guests. The calculations for peak night-time guest numbers are calculated by multiplying the sites maximum dwelling unit capacity of 80 by 2.2, or the expected number of guest per dwelling unit. Day-time calculations are assumed to be 25% higher than the capacity for night-time guest, which brings the total number of expected day-time guests to 220. Outside of day to day activities, the project site is expected to host special events, which may bring in a maximum of 400 day-time guests. 2) Comment has been noted. The applicant will provide a full copy of the Traffic Impact Report upon completion.