Pawling Planning Board issues SEQRA negative declaration and approves Ruffler subdivision with conditions

The Pawling Planning Board on Feb. 17, 2026, declared the Ruffler subdivision an unlisted action under the State Environmental Quality Review Act and granted preliminary and final conditional approval for the project at 270 North Quaker Hill Road, board members said.

Committee member (speaker 4) moved a resolution reading in part that "the proposed action will not have a significant effect on the environment," asking the board to issue a negative declaration under SEQRA. The motion was seconded by another board member and the board proceeded with roll call and related procedures. Applicant John Ruffler said the health department returned a comment letter with mostly housekeeping items and that he would "go back and revisit the DPW and crack the whip and get some answers out of them" and that "everything's moving forward."

The board's approval (Resolution No. 3 of 2026) grants preliminary and final subdivision approval for the project drawings titled "Subdivision Site Plan Ruffler SD" prepared by DC Engineering PC, last revised Feb. 2, 2026, with conditions. The conditions enumerated by the board include: payment of all fees; receipt of outside‑agency approvals — specifically a Dutchess County Department of Public Works highway access permit for Lot 2 and Dutchess County Department of Behavioral and Community Health approvals for the proposed on‑site well and SSTS for Lot 2; a no‑disturbance note and limits on tree clearing within the 40‑foot no‑disturbance area (except for dead/dying trees); endorsement of the plat by the county and the property owner; the seal and signature of the licensed professional preparing the drawings; and payment of recreation fees established by the town board for the additional lot.

The resolution includes procedural deadlines: conditional approval of a final plat expires 180 days after the date of the conditional approval unless requirements are certified as completed, and an approved final plat must be filed with the Dutchess County Clerk within 60 days of approval or the approval becomes null and void.

The board recorded attendance and votes on the final approval. In the roll call conducted for Resolution No. 3, Doctor Bloom and Mark Friedman were noted as excused; Britney Bolt, Jennifer Coleman, Greg Bernard, Erin Chapa and Jay Erickson each replied "Aye," and the board approved the resolution with the conditions listed above. The board also read and moved a SEQRA negative declaration (Resolution No. 2 of 2026) prior to the conditional approval.

Next steps: the applicant will pursue the outside‑agency permits and required filings specified in the conditions before the final plat can be recorded. The board closed the item after confirming the conditions and timelines.