Neighbors press zoning board over YMCA plans for Camp Combe expansion in Putnam Valley

The Putnam Valley Zoning Board heard more than two hours of testimony and public comment Wednesday as the YMCA presented a package of variances for Camp Combe that would enable a new amphitheater, an additional sports court, a pool equipment shed, a maintenance building and other site changes.

Taryn Ramey, an associate at McCullough, Goldberger & Stout representing the YMCA, told the board the requests are tied to summer day-camp operations and program improvements and are separate from the planning-board special‑use‑permit process. "These improvements are designed to enhance the summer camp," Ramey said, and the YMCA is seeking setback and structure‑size variances to support expanded daytime programming for students and community groups.

Shannon Casey, the YMCA's director of teen and camp services, described the project as two program strands: year‑round youth‑development activities for up to roughly 150 people and school/community programs for up to 300 attendees on weekdays from October through Memorial Day. "The amphitheater component ... is to have a shaded area for our campers to gather for large group morning assemblies," Casey said, arguing the shade would reduce heat exposure for campers during hot summer days.

Neighbors raised technical and policy objections during the public‑comment period. "The YMCA's numbers are absolutely incorrect with respect to open area," said Christie Kroll, who submitted written comments and circulated comparative calculations alleging the current plan increases lot coverage by about 36,000 square feet compared with earlier engineering figures. Peter Kerscher, a longtime neighbor, called parts of the application "immature plans that contain significant ambiguities, errors and omissions," urging the board not to grant variances while key site details remain unresolved.

Residents also cited concerns about wetland buffers and the siting of mechanical equipment. Kerscher and others said the proposed pool‑equipment building appears close to a brook and could run mechanical systems for long periods in close proximity to residences, a placement they described as an ‘‘undesirable change’’ to neighborhood character.

Camp staff and supporters responded that the YMCA has been part of the community for decades and that the changes are intended to improve safety and programming. "Camp Combe is a major part of our community," said Macy McShane, the YMCA leadership program director and a Putnam Valley resident who works at the camp.

Board members repeatedly clarified procedural limits: many environmental and special‑use issues fall under the planning board's jurisdiction. The chair told speakers the zoning board "doesn't have jurisdiction over" items tied to the planning‑board special‑use permit and that the hearing must stay open while the planning board completes its review.

What happens next: the board asked the applicants to provide larger, clearer plan sets and more exact calculations for lot coverage, parking and structure dimensions. The zoning hearing remained open; the board said it would review additional materials and coordinate further public comment and the planning‑board schedule.

Key numbers referenced at the hearing (as stated by participants): the special‑use permit currently authorizes summer‑day‑camp use for up to 600 campers from Memorial Day to Labor Day; the proposed amphitheater was described in application materials as roughly 77 feet in length where the code limit is 50 feet; one proposed structure‑spacing variance cited 71.25 feet versus a 100‑foot requirement; applicants said the lodge capacity is 150 for some activities and up to 300 for school/community programs on weekdays during the school year.

The zoning board did not approve the YMCA’s variances at the meeting and asked for more documentation and a fuller coordination with the planning board before taking any formal action.