Planning board sets June 19 public hearing for American Reclaimed site plan; discusses outdoor storage, trailers and variances

The Goshen Planning Board on June 6 accepted an initial site‑plan presentation for American Reclaimed LLC (Authentic Antique Lumber) and scheduled a public hearing for June 19 to consider a special permit for a wood‑fabrication business at Route 17A.

Brad Cleverley of MJS Engineering presented the application, which proposes to replace a shed destroyed by fire and to resume a long‑standing lumber business on an approximately 2.8‑acre HC‑zoned parcel. The applicant said the current proposal does not include a previously proposed 5,200‑square‑foot building expansion from a 2019 application; instead it would replace the burned shed (proposed 16 feet from the property line) and restripe parking and add signs.

Town staff and the board raised several issues that will need to be resolved before final approval: outdoor storage exceeding the 10% lot area limit (applicant shows about 29.5% outdoor storage and requests waivers similar to those granted in 2019); outdoor storage in setbacks; multiple trailers and storage containers on site (some within the building setback) that were not part of the prior approval; screening requirements along Route 17A and residential boundaries; fire access and fire department referral; well testing and septic evaluation; sign approvals; and whether variances are required for sheds or storage located within setbacks.

Brad Cleverley, the applicant’s engineer, told the board the driveway access easement had been provided in 2019 and that the easement runs with the property. The owner, Sal, described operational needs: the business stores a variety of large wood slabs in outdoor trailers and containers and wants to replace the burned shed to free up space. Sal told the board he planned to remove at least one trailer and to apply for a demolition permit for an unused trailer. He said he can relocate smaller trailers or move them inward to meet setback requirements.

Planning staff said the building inspector (Frank) previously determined that the proposed replacement shed did not require a new variance, but staff advised that outdoor storage located in required setbacks likely cannot be waived by the board and may require Zoning Board of Appeals relief. The board requested updated plans showing the revised shed location, removal or relocation of trailers in the setback, a landscaping/screening plan for the outdoor storage and input from the local fire district and building inspector.

The board also authorized circulation for required referrals, confirmed a public hearing for June 19, and authorized preparation of a draft negative declaration and conditional site‑plan resolution for board consideration. The applicant agreed to return with revised plans, photographic documentation (for benchmarking current orderly appearance), and a part 2 EAF for lead‑agency consideration.

The board noted the site’s prior conditional approvals and emphasized that unresolved items from the 2019 approval (well testing, septic evaluation, landscaping, removal of specified trailers) should be submitted with the revised application.