Planning board begins review of 3-lot 'Wood' subdivision in Goshen, declares intent to be SEQR lead agency

The Goshen Planning Board declared its intent to serve as lead agency under SEQR and began preliminary review of the Wood Subdivision (3-1-39), a proposed three-lot small-scale subdivision on about 27.2 acres along Sarah Wells Trail (County Route 8) and Victoria Terrace in the village and town of Goshen. The board classified the action as unlisted for SEQR purposes and accepted the applicant’s overview while identifying numerous technical items to be addressed before any formal approval.

Why it matters: The project would create two new residential lots in a rural (RU) district with AQ3/AQ6 aquifer overlays and a Scenic Road corridor overlay. Board members and staff focused on private-road versus common-driveway standards, emergency-vehicle access and turnarounds, septic and well testing requirements, wetlands and scenic-corridor visibility in winter, and the need for recorded easements or a homeowners association for long-term maintenance. The village and multiple outside agencies were identified for early notification.

Project description and applicant presentation: The applicant’s representative presented the proposed plan showing an existing single-family dwelling and horse barn on the parent parcel and two new dwellings on proposed Lots 2 and 3. The presentation said each new lot would be served by its own well and septic system; percolation tests had been completed in the proposed septic areas and deep tests and dye testing would follow as weather permits. The applicant requested several waivers and classifications that the board said must be submitted in writing.

Key technical issues raised by staff and board: - Private road and maintenance: The parcel currently has two access routes — a paved approach on the town side and a gravel private drive on the village side. Town code requires long-term maintenance arrangements for private roads (an HOA when more than four lots share a private road), and board members asked counsel and staff to confirm whether the private road standards apply and what construction standards will be required. Staff noted the town’s street specifications do not explicitly define private-road construction standards, and prior practice has sometimes required near-public-road specs for private roads. The applicant said the private drive and new driveways are intended to be paved and that deeded easements will be provided. - Emergency access and fire service: Board members and staff urged that private-road width, vertical clearance (board suggested 13 ft 6 in), and adequate turning/turnaround areas be demonstrated so emergency apparatus can reach the homes and the existing barn. Several members asked for a site plan enlargement that shows vehicle access, turnarounds and how fire trucks would access the barn. - Septic and well testing: The applicant reported percolation tests had been performed and agreed to perform deep septic tests and dye testing when weather allows; staff asked for the results and suggested the board consider witnessing deep tests. There was discussion of whether the zoning code or an appendix requires well testing for subdivisions of this size; staff recommended confirmation from code enforcement. - Wetlands, scenic corridor and environmental review: Staff advised that the Scenic Road overlay and nearby wetlands may trigger site-plan review for any grading visible from the road in winter; the applicant was asked to provide photographs, a SWPPP or erosion-control plans and consider State Historic Preservation Office (SHPO) and Army Corps notifications, which the applicant indicated would be provided. - Lot configuration and frontage: Questions arose over whether Lot 3 should be treated as a standard lot or a rear lot; frontage on a private road raised a zoning determination the building inspector will have to resolve. Staff also asked for clearer mapping of AQ3/AQ6 aquifer district boundaries on the plan.

Board action and next steps: The board voted to declare its intent to serve as SEQR lead agency and to treat the action as unlisted. The board did not take final subdivision action; members requested written waiver requests, an updated map showing aquifer overlays, an enlarged plan of the private drive area, recorded easements or proposed maintenance agreements for the private drive, completed deep-tests for septic locations (with the board expressing preference to witness tests), confirmation of emergency access and turnarounds adequate for fire apparatus, and referral to the fire department and other agencies as appropriate. The board noted notifications to the Army Corps, State Historic Preservation Office, and the Village of Goshen among others.

Ending: The board scheduled follow-up review after the applicant files written waivers, the requested test results, the enlarged driveway detail and the easement documentation; no public hearing or approval was conducted at this meeting.