Planning Board Meeting — May 27, 2026

The Amenia Planning Board met on May 27, 2026, with Chair Robert Boil presiding. Members Nina Peek (Deputy Chair), Lyzzette Bullock, James Walsh, John Stefanopoulos, and Ken Topolsky were present. Jamie Vidiello was absent. The board addressed two agenda items.

Tower Hill Lot Line Alteration — Approved

The board held a public hearing and unanimously approved a lot line alteration for the Tower Hill subdivision. The change reconfigures lot boundaries: Lot 1 increases to 26.99 acres (absorbing the polo field area into the main house lot), Lot 2 adjusts to 104.45 acres (the barn area, now without the polo field), and Lot 3 remains unchanged.

Town engineer Rich Renia confirmed the application was "substantially complete and straightforward." Approval was conditional on payment of fees and escrow, correction and recordation of a driveway easement, Department of Health permission, and inclusion of all owner signatures and surveyor certification on the final plat. No public comment was received. The resolution passed unanimously by roll call vote.

Cascade Creek Subdivision — Under Review

The proposed 28-home subdivision on Route 22 returned for continued SEQRA environmental review. Applicant representatives Alec Glad (Cuddy & Feder) and Peter Sander presented several updates:

Traffic and access: The applicant revised the site plan to a single boulevard-style entrance on Route 22, directly across from an existing intersection, per DOT's request. An updated traffic study by Kraton Manning, using counts from May 5, 2026 (with school in session), confirmed volumes consistent with 2024 data — all well below the 100-vehicle SEQRA threshold. The study found no signal warrants and no left-turn lane warrants at the intersection. A marked crosswalk on the south side of the intersection was recommended, subject to DOT approval. Town engineer Andrews noted this addresses earlier pedestrian safety concerns raised by the board.

Speed study: The Town Board passed a resolution at its May 21 meeting requesting DOT conduct a speed study and consider reducing the speed limit through the Route 22 corridor near the project.

Groundwater: The hydrogeologic assessment by WSP was reviewed. Town engineer Andrews affirmed it follows "standard engineering practice" and "generally accepted methodologies" and found no cause to question its conclusions. He noted that wastewater systems would partially recharge groundwater, and that a full 72-hour pump test with monitoring wells would be required before Department of Health approval — a step that typically occurs after preliminary plat. Board member Walsh raised concerns from Cascade Road residents who have had to deepen wells in the past. Andrews confirmed the issue remains open until DOH approves the community water supply.

Fire district: Chair Boil recommended the applicant attend the Amenia Fire District's next monthly meeting to discuss the proposed 60,000-gallon water tank for firefighting. The applicant agreed.

EAF Part Two review: The board reviewed each section of the Environmental Assessment Form. Most categories showed no moderate-to-large impacts. Two areas drew significant discussion:

• Agricultural resources: Identified as moderate-to-large impact, as the project would convert farmland (historically hay fields) within an agricultural district. The applicant's supplemental analysis argued the parcel has low agricultural value as an isolated tract.
• Community character and plans: The board split 3-3 on whether the project is consistent with adopted land use plans. Members Boil, Walsh, and Bullock found it inconsistent, citing the density and visual character compared to surrounding properties. Members Peak, Stefanopoulos, and Topolsky noted the project is consistent with the zoning code, the 2007 comprehensive plan, and the Amenia Hamlet Plan. Board member Topolsky presented photos from a comparable Michigan subdivision to illustrate concerns about visual homogeneity.

Next steps: The board received a draft negative declaration (neg dec) — last revised in September — updated by counsel to reflect new submissions. Rather than act on it immediately, the board agreed to take it home for review and return prepared to discuss and potentially vote at the next meeting. Counsel will update Question 16 to reflect the board's finding of moderate-to-large impact on community plans.

The applicant's attorney noted that subdivision plat conditions can require architectural variety (e.g., no more than three identical houses in a row) and mature landscaping to address visual concerns.

Minutes from the May 13, 2026 meeting were approved.

Watch the full meeting recording on YouTube

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