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Planning board approves ADU at Old Bulls Head Farm with septic confirmation condition
Summary
The Town of Clinton Planning Board approved a special use permit to designate the existing house at 160 Old Bulls Head Road as an accessory dwelling unit for owner John Paul Avetel, subject to an engineer's letter confirming the septic system meets Board of Health standards and a building-permit filing for a new primary residence within one year.
The Town of Clinton Planning Board granted a special-use designation to the applicant for 160 Old Bulls Head Road, allowing the existing house to be reclassified as an accessory dwelling unit while the owner builds a new primary residence on the property. Applicant John Paul Avetel identified himself at the hearing as the owner and said he purchased the farm "a few years ago, bringing it back to life" and wants to "expand and make a new primary on the property."
Neighbors spoke in support. Jeff Silverman told the board he and his wife "are fully supportive" and described the property's restoration from a previously distressed condition, noting improvements to drainage and native plantings. Board discussion focused on one outstanding technical condition: documentation from the Town Board of Health and a confirming engineer's letter. The applicant provided evidence that the Board of Health approved the proposed septic layout and that the existing system had been inspected; the board requested a one-line confirming letter from the applicant's engineer specifying that the septic system is "adequate to meet Board of Health standards for the two-bedroom cottage."
The board's resolution grants the ADU designation on four conditions: the applicant must (1) apply for a building permit for the new principal residence within one year of the ZBA variances; (2) coordinate closely with the zoning administrator to avoid delays; (3) submit an engineer's letter confirming the septic system meets Board of Health standards for the ADU; and (4) pay all required fees. Planning staff said the Zoning Board of Appeals had already granted variances needed for the ADU.
The board voted to approve the designation with those conditions. The applicant was told he need not return to the planning board once the engineer's confirmation is supplied to staff, and the board thanked him for restoring a long-neglected property. "Good luck with an interesting project," one board member said.
The permit will be issued once the required engineer email is submitted to staff and other conditions are met.
