A proposal for a self-storage facility by 8G Storage Management, LLC, at the intersection of NYS Rte 17B and Pine Grove Road in Bethel was the topic of a public hearing held at the Bethel Planning Board meeting Monday, April 7. The 3.08 acre, three-lot site will consist of six 3,600 square foot structures accessible by a paved entrance onto Pine Grove Road, if approved.
The Planning board took no action last Monday, but will resume the public hearing on July 7, allowing the Planning Board time to review all public comments and for the applicant to respond to questions. The deadline for submission of public comments was set for June 16.
It will have no on-site office or sanitary facilities, and rentals will be made via the company’s website.
The property is located in the H-17B District, intended for high density, commercial mixed use, 2-3 story buildings with shops beneath and residences and offices above.
As explained by Timothy Gottlieb of Joseph Gottlieb PE, PC of Monticello, the applicant’s engineer, it will be built in three phases, two units at a time. He claims water drainage will have no impact on nearby Mountain Lake and stormwater flow will not impact the CEA (Critical Environmental Area), since overflow will discharge to the roadside system.
Because the site is flat, grading and filling will be minimal, engineers said. There will be no sidewalks or parking areas and there will be wall-mounted LED motion activated lights with no anticipated spillover. Mr. Gottlieb also noted no nuisance impacts from noise, odors, vibrations, or glare.
Landscaping includes a vegetative buffer and anticipated traffic is three to four vehicles a day according to the plan.
However, there was some pushback to the proposal. Monticello attorney Steve Mogel, representing the 900 member SWCA (Smallwood Civic Association), stated that the location is on an important tourism gateway and the project will be an eyesore.
“These structures will stick out like a sore thumb,” the attorney said. “I understand a lot of effort has been made [to promote] the long-term health of the community and although approval would yield minor short-term benefits, it would be far more detrimental long-term.”
He referred to a detailed review provided by Carolyn Worstell, PP, AICP, Senior Planner at Dresdner Robin of Jersey City, NJ. She states, “The Town recognizes that Rte 17B is an important gateway and the Town has established guidelines to develop in a visually attractive manner, with enhanced traffic and pedestrian safety.
“Buildings shall avoid long, monotonous uninterrupted walls or roof planes,” she explained, as landscaping standards require submittal of visual depictions, and these were omitted. Worstell argued the plans do not meet the requirements of “at least one deciduous tree every 35 feet of perimeter” and lack a stockade fence adjacent to residences to the west. She suggests an amendment to provide sidewalks on Rte 17B and Pine Grove Road frontages.
“The creation of sidewalks at this corner will set the standard for future development.”
The project has no designated parking or loading spaces, and lacks a plan indicating vehicle circulation and fire safety access. “The proposed 10’ x 4’ sign would be “out of scale and completely dwarf the existing Hamlet of Smallwood sign.”
Another point made by the proposal’s opposition is that there is no lack of self-storage options nearby: 1.3 miles west in Bethel; two, eleven miles and 6.5 miles east, in Monticello; and ones in Ferndale, Cochecton and Liberty.
Community’s notes on the project
A letter from the SWCA by President John Caracci mentioned negative impacts on traffic “on a vital access road for community services “endangering vehicles and pedestrians at an already dangerous intersection.”
Jonathan Hyman of Smallwood discussed several additional issues in a letter, including items from the long Environmental Asset Form. Section E.3.e asks about archeological and historic resources.
“As many know, Smallwood has a long and well-known history as a planned vacation community of cabins and cottages dating back to the late 1920’s. The Hamlet is eligible for designation on the National Registry of Historic Places. The SWCA has been in meaningful discussion with NYS Historic Preservation Office and has begun the process of making a formal application at the encouragement of SHPO.” He stated, “Overall, the proposal is not compatible with the intent and purpose of the H-17B zoning district. This is the wrong project for the wrong parcel.”
Barbara Lerner, of Swan Lake, also reviewed the Environmental Asset Form. In the section “Project Details”, “Phase one will include two buildings. Subsequent construction will depend on market demographics… This indicates the applicant isn’t even sure the project will be viable. If they aren’t sure about it, why should you approve it?”
The project was also met by other town residents with worries of high crime rates associated with storage units, lack of employment opportunities, a difficult and dangerous intersection and possible environmental complications.
