Shandaken Planning Board Approves Verizon Tower, Advances Hotel and Historic Site Projects - Wellington Project Takes Step Forward

SHANDAKEN – The Shandaken Planning Board approved a special use permit for a Verizon cell tower on Mount Temper and advanced proposals for a new hotel in Phoenicia and the Wellington Blueberry historic site at its May 14 meeting.

Verizon Wireless received approval for its Mount Temper cell tower after discussion regarding coverage needs and potential overlap with a future tower in Phoenicia. Representatives for Verizon argued both sites were necessary to provide adequate service in the mountainous region, presenting maps indicating the Mount Temper tower would primarily benefit Shandaken. The board also issued a negative declaration under the State Environmental Quality Review (SEQR), finding no significant environmental impact, after reviewing the Environmental Assessment Form. Conditions from Ulster County include obtaining an access permit and painting the tower to blend with surroundings. A resident raised concerns about unauthorized road construction near the proposed tower site, which Verizon representatives stated was unrelated to their project.

A public hearing was held for an application by Wright Architects PLLC on behalf of 54 Main Street, New York LLC, to open a nine-room hotel on the second floor of the existing structure at 54 Main Street in Phoenicia, which historically operated as a hotel. Plans include freshening up the existing restaurant and bar on the ground floor and implementing all-electric heating and cooling, with utilities to be removed from the basement due to its location in a flood zone. Discussions touched upon signage compliance, fire separation, and accessibility. The public hearing will remain open pending comments from Ulster County.

For the Wellington Blueberry LLC historic preservation project, the board approved a negative declaration under SEQR. This determination allows the applicant to proceed to the Zoning Board of Appeals for necessary variances. A representative for the project noted its recent recognition by the National Trust for Historic Preservation as one of America's 11 most endangered historic places. A public hearing for the site plan review before the Planning Board is tentatively scheduled for July 9.

The board also addressed the Perpetual Space LLC proposal for an event space. Following public concerns and a letter from an attorney representing residents, the board voted to reclassify the project from a Type II to an Unlisted action under SEQR. It also moved to initiate a coordinated review with the Planning Board serving as the lead agency. A nearby resident voiced significant concerns about potential noise, traffic, and the impact on her property and the residential character of the neighborhood.

In other business:

• Minutes from the previous meeting were approved with a minor correction.

• The board discussed the status of the Belleayre Plaza project, with members expressing concerns about the slow progress despite a recent building permit renewal. A board member will reach out to the owner for an update.

• The board voted to recommend to the Shandaken Town Board the creation of an alternate planning board member position.

• An update on the town's comprehensive plan indicated that a consultant is processing community input, with drafts not yet ready for board review.