Planning board closes public hearing for Northern Bear Pet Food Supply; asks applicant to secure ZBA parking variance and slope certification

The Town of Goshen Planning Board held a public hearing on a site plan application for Northern Bear Pet Food Supply (Lord and Enterprises LLC) at a parcel on NY Route 17. The applicant sought to reauthorize previously approved retail/service uses and to formalize existing uses including two rental units and a landscaping/service business at the rear of the building.

At the hearing the applicant’s representative described the long‑standing retail use (Northern Bear has operated at the location for over 40 years), existing landscaping business activity, and two rental units. Town staff reviewed prior approvals dating to 1983 and 2011 and noted that some earlier approval conditions were never finalized as a signed plan. Staff identified several outstanding items for the board to consider, including (1) confirmation of whether the project requires a parking variance because the front parking currently exceeds the 15‑stall figure shown on older plans, (2) whether outdoor storage areas should be relocated behind the structure, and (3) certification of the stability of a steep rear slope and short retaining wall.

At the public hearing the owner described financial hardship from being unable to rent the unit and urged the board to allow reapproval. The board discussed the slope behind the structure and asked the applicant to provide a professional certification of slope stability from a qualified soils/engineering professional; staff will require a slope certification acceptable to the town engineer. The applicant agreed to move outdoor storage entirely behind the building.

Because the existing front parking appears to exceed the number shown on prior approvals, the applicant was advised to apply to the Zoning Board of Appeals for any necessary variance to maintain the current number of stalls. The board voted to authorize counsel to prepare a resolution for the planning board to adopt whenever the outstanding items are addressed; the board noted that final plan signing will be contingent on the ZBA determination, slope/stability certification, and any other outstanding engineering items. The board closed the public hearing.

The board explicitly told the applicant that they must go to the ZBA for parking relief (if needed) and must work with town staff to address slope stability and any required corrections to site grading and drainage before the planning board will finalize approval and sign plans.