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Planning Board

Planning Board Meeting — May 13, 2026

Meeting Overview

The Amenia Planning Board met on May 13, 2026. The agenda included a new application for a commercial-scale ground-mounted solar array on Benson Road, the Silo Ridge Club Meadow lot consolidation, and discussion about the Isabella's restaurant signage situation.

Benson Road Solar Array (Jada Farms) — New Application

Daniel Vitro of DMV Equity presented an application on behalf of Jada Farms for a grid-tied ground-mounted solar array on a 24-acre rural residential property at 55 Benson Road. The system would serve three meters through remote net metering. Key issues identified by the board's engineer include:

  • Front yard placement: The solar array appears to be located in the front yard as defined by the zoning code, which only permits ground-mounted solar in side or rear yards. The applicant's own site plan labels Benson Road as the front. The building inspector will need to make a formal determination, which will likely require the applicant to seek a variance from the Zoning Board of Appeals.
  • Agricultural exemption question: While the property is in a certified agricultural district, the code enforcement officer has historically not treated location in an ag district as automatically qualifying for farm equipment status. The applicant claims the array will serve agricultural operations, but the board noted limited evidence of active farming. The property does not currently receive an agricultural tax exemption.
  • Screening requirements: The array may be visible from Benson Road. The applicant offered to plant screening trees. The board requested photographs and a site visit to assess visibility.
  • Incomplete application: The short environmental assessment form needs corrections, the site plan needs additional detail, and the property's proximity to the Revere Agricultural Valley Historic District (newly added to the National Register) must be addressed.

The application was classified as a minor project and a Type II action under SEQR. The applicant must resolve the front yard determination with the building inspector before returning to the Planning Board.

Silo Ridge Club Meadow Lot Consolidation — Public Hearing Set for June 10

Attorney Patrick O'Leary presented a lot line consolidation for seven Club Meadow lots at Silo Ridge, reducing lots 1 through 5 to four lots by eliminating lot 3 and enlarging the remaining lots. This is the third such modification in the Club Meadow section. No external boundaries change, no new lots are created, and no utility easements are impacted. The application is a Type II action under SEQR. The board set a public hearing for June 10. Technical corrections are needed including updated owner consent, surveyor certification, and removal of an incorrect Harlem Valley Landfill reference. Merger deeds with new meets and bounds descriptions will be required.

Patrick O'Leary also provided two updates on behalf of Silo Ridge: the development is exploring two options for a Route 22 crossing — rehabilitating an old cattle tunnel underneath the road and adding a signalized pedestrian crossing near the train station — and Silo Ridge is developing a community notification system to inform residents about planning board actions.

Board Discussion: Future Silo Ridge Master Plan

In response to questions, O'Leary indicated that Silo Ridge has engaged a new master planner and expects to introduce an updated master plan in 3 to 6 months. The eliminated Club Meadow lot may be recouped as condo units with fewer bedrooms, resulting in a net decrease in density. The A-series condo project is being held pending the master plan review.

Isabella's Restaurant Signage

The board discussed the situation with Isabella's restaurant, where the owner sought to paint the restaurant's name on the building during a repainting project. The building inspector required a secondary sign application with fees totaling approximately $3,000 (including a $2,500 escrow). The owner proceeded without the permit due to the timeline of painters already being hired. Board members debated whether the town should be more accommodating to the small number of retail businesses in the downtown historic district, potentially through code amendments for minor signage or special meetings to expedite approvals. The planning board attorney cautioned about maintaining proper procedures and open meeting law compliance.

Neighbor Concerns: Benson Road Solar

During public comment, neighbor Don Flood of 41 Benson Road raised concerns about the solar array application, noting that not all adjacent property owners were notified. The board clarified that as a minor project, individual notification is not required, but if a ZBA variance is needed, all adjacent owners will receive certified mail notice of the public hearing. Several neighbors expressed concerns about the project's impact and the lack of active farming on the property.

Minutes Approved

Minutes from the April 22, 2026 meeting were approved.

This summary was generated from the YouTube recording. It is intended as a public service and may contain minor transcription inaccuracies.

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