Planning commission delays decision on 12-cabin lodge after dispute over fish-cleaning rules

The Planning and Zoning Commission on July 2 postponed a decision on resolution PZ2025-011, a conditional use permit (CUP) seeking permission to operate a recreational lodge of up to 12 cabins at 1045 Rold Avenue, after commissioners sought clarity from the applicant on whether fish-cleaning would be allowed on the property and how waste would be managed.

Director Mitchell, presenting the staff report, said the CUP proposes development in two phases — six cabins in phase one and six in phase two — on a lot just under 5 acres and that staff found the proposal met Rural Residential zoning standards subject to conditions and compliance with DEC regulations. "This is a conditional use permit, requesting to operate a recreational lodge for up to 12 cabins," Mitchell said.

A nearby resident, Kathleen Rolfe, told the commission she has lived on South Boundary Street for 43 years and urged caution, saying a cluster of short-term rentals would alter the character of the road: "It's very quiet road... it's not gonna be comfortable for me," Rolfe said, describing concerns about noise, smoke from fire pits and a lack of overnight supervision.

Commissioners pressed staff on technical issues including access, utility easements, wetlands and how the zoning code treats a lodge versus long-term dwelling units. Staff and commissioners estimated the proposed two-bedroom cabins could accommodate roughly four guests each, meaning the site could host as many as about 48 people when fully occupied.

The meeting’s central dispute focused on fish-cleaning and waste. Some commissioners argued the commission should simply prohibit on-site fish cleaning to avoid odor and bear-attraction problems; others said that because the lodge caters to anglers, the commission should require a single, designated fish-cleaning station equipped for proper disposal and a bear-proof dumpster, plus frequent waste removal.

"We know it's all anglers," Commissioner Murray said during the debate, arguing the commission should require robust waste controls rather than leave anglers to clean fish across the property.

The body considered an initial amendment that would have recommended disallowing on-site fish cleaning unless a designated station and waste plan were provided; that secondary amendment failed on a recorded roll-call with six "no" votes as read by the clerk. After further discussion, commissioners agreed it would be best to consult the applicant before finalizing a condition. Commissioner Murray moved to postpone the resolution to the commission's next regular meeting and directed the director to contact the applicant about their plans for fish cleaning and waste removal; the motion passed without objection.

The commission did not take a final vote on the CUP itself; staff said the resolution and any conditions would be revised based on the applicant's response and returned for action. The commission also noted the site presents other challenges — adjacent wetlands, stream buffers and the need for a turnaround and road improvements — that will factor into permitting and potential engineering costs.

The commission moved on to other business after the postponement. Council member Wackler later gave a brief council report about the budget and the five-year capital improvement plan; Director Mitchell closed with housekeeping remarks. The commission set its next regular meeting for Aug. 6, 2025 and adjourned.