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Planning board approves special use permit for 28‑ft pole barn at 245 Babbot Road with storage‑only conditions
Summary
After public comment and technical discussion, the board approved Shawn Rooney’s special use permit for a 28‑foot pole barn at 245 Babbot Road with conditions including private storage-only use, prohibition on living quarters, added screening, lighting controls, and compliance with zoning board stipulations.
The Bedford Planning Board voted to approve a special use permit allowing a pole‑barn garage exceeding 20 feet at 245 Babbot Road, subject to conditions the board and the zoning board had already discussed.
Applicant Shawn Rooney presented a grading and erosion‑control plan developed with a New York State‑licensed engineer and said the building will use native plantings, slope stabilization measures and erosion controls. He confirmed he received zoning board approval for the required variances and that he reduced the building footprint and height from earlier submissions. The board confirmed that the height to the ridge will be 28 feet measured from the interior concrete slab.
Neighbors attending the continued public hearing voiced strong concerns. A nearby resident who said she and her family live at 243 Babbot Road objected to the structure’s size and height and alleged the property had previously been used for contractor and commercial vehicle storage; she asked the board to prohibit living quarters, mechanic operations, commercial vehicle storage and rental of interior storage space. The applicant’s father, Tom Rooney, and the applicant denied commercial use and reaffirmed the applicant’s willingness to accept conditions limiting use to private storage.
Board members and staff discussed lighting (downward‑facing fixtures required, with soffit mounting and 8‑foot height limits if not under a soffit), the visual impact of differently sized garage doors, and screening between properties. One member noted that a 12‑foot door height would meet the applicant’s trailer needs but urged consistency for visual appearance; the board observed that the doors are mostly screened from public view from the street.
The board closed the public hearing and, after deliberation, moved to approve the special use permit with the conditions discussed: private storage use only; no living quarters; no commercial mechanic operations; prohibition on parking of commercial vehicles; additional vegetation screening consistent with the zoning board resolution; compliance with the building department on operable upper‑level doors and any required guards; and attention to lighting controls and soffit placement. The motion passed on a voice vote.
The board and staff will incorporate the zoning board’s covenants into the resolution and post the approved conditions with the planning board files.
