SENNETT - Projects percolating at the Sennett Planning Board Thursday night included a new clubhouse for Highland Park Golf Club, a rental business, a contractor's equipment storage area, a car lot and a housing development.
The board determined no negative impact during an environmental review of the proposed plans for Highland Park. However, water line width was an issue.
Planning board chairman Peter Montross said they would accept an 8-inch line with a meter pit since it could accommodate a fire hydrant as well as the new clubhouse's sprinkler system.
Highland Park chairman Dom Basile and architect Mike Palmieri, who presented the plan, said the old water line had 4-inch pipe, but the size required for the new sprinkler system was unknown.
William Feocco, water and sewer superintendent, supported Montross' position.
“If we have to make a choice, I'd rather have it over than under,” Montross told Basile, who wanted a firm number. While the board did not require a hydrant, it might be better for insurance purposes.
Highland Park's clubhouse was lost to fire Sept. 4. Insurance issues have complicated the rebuilding process.
Now that the planning board has accepted the environmental review, the club will return to the town board Tuesday night for acceptance of the zone change.
Paul Weiman Jr., code enforcement officer, said he needed data for the sprinkler system, preferably before the meeting.
In a surprise move, Don Kasper, developer of Quincy Hills Subdivision on Route 20, put a new wrinkle into Phase II, a “new approach” of residential housing within a portion of the land under the master plan. He asked for a modification to attach single-family homes on smaller lots and create green space surrounding the homes.
“We have been asked by a large number of prospective customers if we could provide affordable retirement housing,” Kasper said in a letter he read to the board. “Our idea is to build two homes that share a common wall.”
Each two-bedroom home would be approximately 1,200 square feet. This plan would still meet the .5 acre area or larger approved in the master plan.
Advantages include a more rural look, lower infrastructure costs, less sewer, water, and road structures for the town to maintain and more affordable housing. The attached houses could sell for about $170,000 instead of the $200,000 four-bedroom homes now available.
A homeowners' association would own, maintain and pay taxes on the land in the green space, with a monthly fee for lawn care and snow removal.
The board agreed to examine the plan, which Kasper will also present to the town board Tuesday.
“We're against cluster houses in the town,” Montross told Kasper. “We want to keep the town single family homes.”
“You're forcing us to do non-affordable housing,” Kasper said. “These buildings are being sought out and occupied by choice. This does seem to appeal to a lot of people.”
He explained that younger couples are looking for this type of home and the county planning board also wants to weigh in.
The board also considered a site plan review for John Nevidomsky's property on North Street Road.
Nevidomsky wants to construct a pole barn to store cars and construction equipment. He was given the wrong kind of application and has to submit a PDD to the board to legally construct the barn in an agricultural-transition zone. He will present it at Tuesday night's town board meeting.
On Taylor Rental's proposed expansion on the east side of its Grant Avenue Road property, the board questioned drainage and flooding issues, even though Mike Szozda, manager, said he had a DOT permit. The planning board decided to look into the drainage matter.
The board required Steve Mueller to show parking for display vehicles and customer parking on his site plan for a used car lot on Grant Avenue Road and DOT approval of the curb cut in writing. The board suggested Mueller might want to submit a two-phase plan if he intends to service vehicles on site in the future.
Staff writer Kathleen Barran can be reached at 253-5311 ext. 238 or kathleen.barran@lee.net
Planning board chairman Peter Montross said they would accept an 8-inch line with a meter pit since it could accommodate a fire hydrant as well as the new clubhouse's sprinkler system.
Highland Park chairman Dom Basile and architect Mike Palmieri, who presented the plan, said the old water line had 4-inch pipe, but the size required for the new sprinkler system was unknown.
William Feocco, water and sewer superintendent, supported Montross' position.
“If we have to make a choice, I'd rather have it over than under,” Montross told Basile, who wanted a firm number. While the board did not require a hydrant, it might be better for insurance purposes.
Highland Park's clubhouse was lost to fire Sept. 4. Insurance issues have complicated the rebuilding process.
Now that the planning board has accepted the environmental review, the club will return to the town board Tuesday night for acceptance of the zone change.
Paul Weiman Jr., code enforcement officer, said he needed data for the sprinkler system, preferably before the meeting.
In a surprise move, Don Kasper, developer of Quincy Hills Subdivision on Route 20, put a new wrinkle into Phase II, a “new approach” of residential housing within a portion of the land under the master plan. He asked for a modification to attach single-family homes on smaller lots and create green space surrounding the homes.
“We have been asked by a large number of prospective customers if we could provide affordable retirement housing,” Kasper said in a letter he read to the board. “Our idea is to build two homes that share a common wall.”
Each two-bedroom home would be approximately 1,200 square feet. This plan would still meet the .5 acre area or larger approved in the master plan.
Advantages include a more rural look, lower infrastructure costs, less sewer, water, and road structures for the town to maintain and more affordable housing. The attached houses could sell for about $170,000 instead of the $200,000 four-bedroom homes now available.
A homeowners' association would own, maintain and pay taxes on the land in the green space, with a monthly fee for lawn care and snow removal.
The board agreed to examine the plan, which Kasper will also present to the town board Tuesday.
“We're against cluster houses in the town,” Montross told Kasper. “We want to keep the town single family homes.”
“You're forcing us to do non-affordable housing,” Kasper said. “These buildings are being sought out and occupied by choice. This does seem to appeal to a lot of people.”
He explained that younger couples are looking for this type of home and the county planning board also wants to weigh in.
The board also considered a site plan review for John Nevidomsky's property on North Street Road.
Nevidomsky wants to construct a pole barn to store cars and construction equipment. He was given the wrong kind of application and has to submit a PDD to the board to legally construct the barn in an agricultural-transition zone. He will present it at Tuesday night's town board meeting.
On Taylor Rental's proposed expansion on the east side of its Grant Avenue Road property, the board questioned drainage and flooding issues, even though Mike Szozda, manager, said he had a DOT permit. The planning board decided to look into the drainage matter.
The board required Steve Mueller to show parking for display vehicles and customer parking on his site plan for a used car lot on Grant Avenue Road and DOT approval of the curb cut in writing. The board suggested Mueller might want to submit a two-phase plan if he intends to service vehicles on site in the future.
Staff writer Kathleen Barran can be reached at 253-5311 ext. 238 or kathleen.barran@lee.net
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