Shandaken Planning Board Weighs Event Venue, Cell Tower, Housing Project Amid Resident Concerns

Staff Report

SHANDAKEN — The Shandaken Planning Board convened on Wednesday, Feb. 26 for a lengthy meeting featuring public hearings and discussions on several key development proposals, including a seasonal event venue, a cell tower, and an affordable housing project.

Perpetual Space LLC’s application to open a seasonal event venue at the existing Leeway Hotel in Mount Tremper, located in a residential zone, sparked significant concern among nearby residents. The proposal includes a temporary event tent, catering location, and portable bathrooms, with a maximum capacity of 75 people for events such as weddings and birthday parties.

Residents, including Ted Denman, who lives across from the property, expressed strong concerns about noise pollution. They argued that the unique acoustics of the surrounding mountains amplify sound, disrupting the peaceful environment. Several speakers worried that granting a variance for large parties would negatively impact property values.

"The spirit of the residential zone is to avoid this type of chaos and noise," one resident stated.

The board also discussed the project's impact on the floodway, as the proposed tent location falls within it. The board tabled the decision, opting to seek further clarification from the applicant and address public concerns in a workshop.

Horizon Wireless also presented its proposal for a new cell tower, including results from a balloon test and visual resource analysis. The test showed minimal visibility of the proposed tower from surrounding areas, alleviating some visual impact concerns.

The board discussed the project's compliance with regulations, particularly the requirement for the tower to accommodate multiple carriers. Verizon has provided a letter confirming its intent to allow collocation. The project is subject to federal regulatory approvals, and a public hearing is scheduled for April 9.

Wellington Blueberry LLC presented its plan to convert a historic building in Pine Hill into 10 affordable housing units and a small commercial market and cafe. The project includes 12 parking spaces and landscaping improvements.

The board discussed the project’s site plan, landscaping, and lighting, as well as reports on endangered species and archaeological findings. A public hearing is expected to be scheduled after the applicant completes part two of the Long Environmental Assessment Form (EAF).

In other business, the board also addressed a subdivision proposal, a complaint against commercial activity in a residential zone, and cabin renovations with airstream additions.

A complaint regarding commercial activity at 6280 State Route 28 was discussed, with the board suggesting a Class 2 home occupation permit as a potential solution.

Full Run LLC’s proposal to add airstreams to their property was discussed, with the board considering a sketch plan approval.

The meeting adjourned after several hours of discussion and public comment.