At its meeting on Wednesday, May 7, the Ancram Planning Board continued its deliberations on a proposed Verizon Wireless cell tower, a mixed use redevelopment project on Route 8, and expansion plans at the Bronx House Emanuel Camp.
The board voted unanimously to declare itself the lead agency for the state environmental review of Homeland Towers’ proposal to construct a 150-foot tower, on behalf of Verizon, at 3333 Route 22. A balloon test intended to simulate the tower’s visual impact was conducted in April, but Homeland has yet to submit the visual simulations based on the test.
Planning Board Chair Joe Crocco noted the board may soon need to bring in a wireless consultant and file for a concurrent review with the Zoning Board of Appeals (ZBA) because the proposed height exceeds the town’s 100-foot limit.
“We’re really watching this carefully,” said Jane Meiggs, a member of the town’s Conservation Advisory Council, who called parts of the application’s environmental review “very poorly and sketchily filled out,” citing what she said were omissions in the application regarding endangered species, nearby wetlands, and scenic overlay zones. She also alleged the balloon varied in height throughout the scheduled observation period.
Crocco responded that such feedback should be reserved for a public hearing, which the board anticipates scheduling in July, after reviewing the applicant’s visual simulations at its June meeting.
Redevelopment Raises Zoning Questions
Doug and Victoria Larson, new owners of 1 Route 8, presented plans to convert the property into a multi use site with apartments and commercial space. However, the board noted multiple discrepancies between the application and the town’s zoning regulations.
Town consultant Nan Stolzenburg clarified that variances — not waivers — must be requested in writing and granted by the ZBA for issues like parking, apartment size, and increased nonconformity due to the parcel’s undersized lot. “It’s not up to the Planning Board to say, ‘We’re going to give you a waiver on this, that, or the other thing,’” she said.
Crocco flagged a series of additional concerns: a leaching pit within several feet of the neighboring property line, a gravel driveway he said is not compliant with Americans with Disabilities Act standards, and the absence of stormwater calculations and striping plans for the proposed 10-car parking lot.
The board also questioned the feasibility of a shared parking agreement with a neighboring lot and whether the building’s side entrance met ADA access requirements. “The gravel is not an acceptable surface,” Crocco said, urging the applicants to consider a front entrance with proper ramping. “Multiple dwellings need to be sprinkled,” he added, referencing fire code requirements.
The Planning Board said that the Larsons will need to submit an updated site plan and apply to the ZBA for a range of variances before it can conduct a full review.
Camp Proposes Staff Housing and Director’s Cabin
Representatives from Crawford & Associates Engineering presented site plans for the Bronx House Emanuel Camp, a summer camp for children that spans more than 600 acres along Empire Road. The application proposes a 975-square-foot, three-unit staff cabin and a separate single-family residence intended for the camp director.
The Planning Board focused on setbacks and wetland proximity. The director’s residence was shown to be approximately 110 feet from a wetland boundary, short of the 150 feet required. The applicant was advised to submit updated maps clarifying the area of disturbance and topographical details.
Board members recommended separating the applications for the staff cabin and the residence and scheduling a site visit. A public hearing will be required for the staff housing component, which qualifies as a multifamily dwelling.
The board plans to revisit the application in June.