[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6485871,"mediaKeyId","5549237-15a8d78a9da0e12159b5bb913c65cbd5","parentId",5549237,"title","Planning board recommends ZBA approve area variance to allow conversion of roadside garage to primary dwelling","audioSeconds",605,"startMs",7415000,"endMs",8020000,"viewUrl","/Search/View?dp=1&key=5549237-15a8d78a9da0e12159b5bb913c65cbd5&start=7415&end=8020","thumbnailUrl","https://assets.pipeline.soar.com/5549237-15a8d78a9da0e12159b5bb913c65cbd5/thumbnail_7415000.jpg","articleUrl","/articles/6485871/Clinton/Oneida-County/New-York/Planning-board-recommends-ZBA-approve-area-variance-to-allow-conversion-of-roadside-garage-to-primary-dwelling","mediaUrl","https://secure.pipeline.soar.com/6485871-f55b7be75a440850b2111dabe9b281bf/orig.mp4?Expires=1771152639&Signature=kNW958EkgTrQvSU3nZVJWP7LKV1g-dYKSyjs~EqF1VJt~gNU2iFw0YibZFP4-5e13xoI5cXNs9-AP6lsYJVggw20Ga7QN-aetGLh6RoJSiefx3EobBVZAStaW2OOOzkUXdbeKEreWvoGNgLWgYK6OxZU4vbFT-RFW-zxiEL7ptq~2o3fNtIZcWQeixRkaKVF33u-9E~tQQqcdXWUrhxJMYexTWuwNio95pynw1HvBGuKs7yGzRiVDbVA7URohp-2yNL5ZEn-nWZV4JG~F~hkIaeId6Scst~hPQd53Ad0MNpU-4No762BNwE~2JGP1YIB~6HKDQgrY62Wx~KuAKCswQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Clinton, NY","date","2025-08-06T02:33:35.647Z","article","Owners of 4 Old Bulls Head LLC sought an area-variance recommendation so an existing accessory building at 160 Old Bulls Head Road can be converted to a principal dwelling with a reduced front-yard setback.

Applicant John Paul Avital told the board the structure had historically been used as a garage; county assessor records showed residential code entries but the building was not previously recorded as a principal dwelling. The structure sits roughly 11 feet from the road where the AR-5 bulk regulations require a 100-foot front-yard setback for a principal dwelling. Converting the structure to a primary residence therefore requires an area variance.

Planning staff reviewed the parcel and recommended the board provide a positive recommendation to the Zoning Board of Appeals, subject to the usual building- and health-department approvals (notably a Health Department Form #34 or equivalent confirmation of an adequate septic solution). On the record the planning board voted to forward a positive recommendation to the ZBA, and discussed that any future substantial expansion beyond the existing building footprint could trigger separate permitting or variance needs. The board also recommended that, if the ZBA approves the variance, the approval be recorded in the county clerk's office with language limiting the variance to the existing structure so future enlargement would require review.

Why this matters: The recommendation clears a local procedural step toward placing an existing, legally ambiguous structure into residential use while ensuring public-health and septic approvals are finalized by the county health department.

Vote: Planning board voted in favor of the positive recommendation to the ZBA on the area-variance request.","mediaType","Video","parentTitle","8 5 2025 Planning Board Meeting, Town of Clinton, NY","oneSentenceSummary","The Town of Clinton Planning Board on Aug. 4 recommended that the Zoning Board of Appeals grant an area variance allowing an existing accessory building along Old Bulls Head Road to be used as a primary residence with an 11-foot front-yard setback.","taxTitle","Clinton, Oneida County, New York","taxId",54267,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6485876,"Planning board approves Lemania lot-line adjustment to reduce nonconformity for a 2-acre roadside lot",196,6416000,6612000,"/Search/View?dp=1&key=5549237-15a8d78a9da0e12159b5bb913c65cbd5&start=6416&end=6612","https://assets.pipeline.soar.com/5549237-15a8d78a9da0e12159b5bb913c65cbd5/thumbnail_6416000.jpg","/articles/6485876/Clinton/Oneida-County/New-York/Planning-board-approves-Lemania-lot-line-adjustment-to-reduce-nonconformity-for-a-2-acre-roadside-lot","https://secure.pipeline.soar.com/6485876-0dbe7021ba8e36685ea7acee7bb01dd4/orig.mp4?Expires=1771152639&Signature=gJ565qRkOSOskP2H-Dnj2PuK3-H5HkILj4qYfl3A6zZ~FMGQRbDg8UMxZ-7CNpJmZNZAFNOJG4KhvQsnY0CmnLVcaNSn2RtmQoaRMNY765vFYKs2lOwunpJ2-itqPOzZEitqjXb1LM2cokEXnzGYRdrvSHp5uEZHbR4ohUq9kaFC6AKbvsE~cqhJZHbEB8Mf~kv7Lp9jAXGY2taL2gAMqi1CUhliyPiQSg8mNc4bCZJAHWNbXGrYBXs3Y8b7Tttf1PbNE27BW3dDOa57ubWdRDUUqNsXuagAgKQpGFXoFrhv7UWKNmTCfRXJhJKVhvunPvDPlSv6EiOYmaOEK7AJmQ__&Key-Pair-Id=KUT5TJCACFTXG","The Town of Clinton Planning Board voted Aug. 4 to approve a lot-line adjustment involving two adjacent parcels on Schulz Hill Road. The application, submitted by Dalamania LLC, enlarges a 2.03-acre roadside parcel (Lot A) by approximately 1.52 acres taken from an adjoining larger parcel (Lot B), increasing Lot A's size to about 3.55 acres and reducing but not eliminating its nonconforming status in the AR-5 zoning district.

Applicant Michael Dalbo, the project surveyor, said the small roadside lot was created in the 1950s and is functionally undersized under current AR-5 rules. He explained the proposed boundary shift would allow the buyer to site a new home at a more suitable setback and avoid placing a future house uncomfortably close to the road. The applicant provided a survey map and requested waivers of certain subdivision-plat submission elements that the planning board determined were appropriate for a lot-line adjustment.

The board found the proposed lot-line adjustment to be a SEQRA Type II action, requiring no further environmental-review documentation. By resolution the planning board granted the requested preliminary/final plat waivers, determined the proposal complied with town code for lot-line adjustments (Town Code §206-13) and concluded that Lot B would remain conforming while Lot A would be rendered less nonconforming. The board's approval is conditioned on payment of applicable fees and complying with any recording requirements.

Why this matters: The lot-line change is a common planning remedy to make a preexisting nonconforming lot more workable for housing while preserving the larger parcel's uses. The board's action does not create a new nonconforming lot; instead, it reduced the degree of nonconformity for the roadside parcel.

Vote: The board voted to approve the lot-line adjustment and to grant the waiver requests on the record.

","The planning board approved a lot-line adjustment that adds approximately 1.52 acres to a preexisting substandard 2.03-acre roadside lot, reducing its nonconformity. The board granted required procedural waivers and found the action Type II for SEQRA.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6485881,"Planning board refers disputed Clinton/Hyde Park access question to zoning board as applicant updates site plan",783,2601000,3384000,"/Search/View?dp=1&key=5549237-15a8d78a9da0e12159b5bb913c65cbd5&start=2601&end=3384","https://assets.pipeline.soar.com/5549237-15a8d78a9da0e12159b5bb913c65cbd5/thumbnail_2601000.jpg","/articles/6485881/Clinton/Oneida-County/New-York/Planning-board-refers-disputed-ClintonHyde-Park-access-question-to-zoning-board-as-applicant-updates-site-plan","https://secure.pipeline.soar.com/6485881-2cfc11a6b6c35159194ebb32a8a4c2f0/orig.mp4?Expires=1771152639&Signature=gNJo8hQi1NF7Oth0gkMxuOOySE9ug28tF6xIV1W4iWqshIYyR8yALkof2dx8zWwYFaoglH37z-SHip9-CW-mhKidaX81m~s59ettQvTbs8BZdhBYFNe9G9x4jaMhtn5CFcYsTEIJ9yE89coc0U3JDS80nY31l~h-MoQTM5xXd47--wW1rh8kKlI-WSGnRDBJ3dB~PAQyOpkfSs2i5A3hU32W8JHsgISd6LW91S-uS4YL6hlin-XIXH8g9A0Puh-HXCsoPrP9gUZTWxmN8SrSZGGEVnhO1Uo9oJGtEE9QBy-VDYatJ7RfBlJcC-9HJEWaj3CYZHdNl4nprYpntQVpJw__&Key-Pair-Id=KUT5TJCACFTXG","The Town of Clinton Planning Board voted Aug. 4 to ask its Zoning Board of Appeals (ZBA) to interpret whether a June 4, 2024 ZBA determination that had effectively stayed review of the CECNY/6 Senses conference-center application has been satisfied. The board's referral follows a complex procedural history involving a Hyde Park local law, a court settlement and ongoing Article 78 litigation.

Chair Paul and other board members summarized the background: the applicant controls a large Clinton parcel that lacks direct Route 9G frontage and relies on a driveway across a smaller Hyde Park lot for access. The Hyde Park zoning administrator and ZBA had previously denied access for the proposed expanded use, and the Clinton ZBA's June 2024 determination stated the planning board could not proceed until \"legal access to the project site has been restored by the Town of Hyde Park pursuant to either the Town of Hyde Park's ZBA reversing the Hyde Park denials, or the Town of Hyde Park zoning administrator rescinding the Hyde Park denials\" (transcript references provided to the ZBA by planning staff).

The procedural record became more complex when Hyde Park adopted a local law (Local Law No. 1 of 2025) that created a new local permitting path and stated preexisting denials inconsistent with the new law \"shall be deemed null and void.\" The parties later entered a settlement (a \"so-ordered stipulation of settlement,\" index no. 2024-53500, dated March 13, 2025) that described access as permitted \"as of right\" subject to the new Hyde Park local law and stated the stipulation would be a final, nonappealable decision for purposes of the Clinton ZBA's prior condition. Opposing counsel representing a group of residents (identified in the planning-board packet as Mr. Replansky) has since contended the condition from the Clinton ZBA has not been met because the Hyde Park actions remain subject to challenge in court.

Given the conflicting legal views, the planning board decided it lacked the authority to unilaterally interpret the Clinton ZBA's June 2024 decision. The board voted to refer a written question to the ZBA requesting an interpretation on whether the planning-board review is stayed by the ZBA's June 4, 2024 determination in light of the Hyde Park local law and the March 2025 stipulation. The referral packet will include attorneys' letters from both sides and the settlement documents. The board asked the ZBA to act as expeditiously as possible.

The planning board also voted to add the Town Board of Hyde Park to the list of involved or interested agencies for SEQRA circulation so Hyde Park receives the project materials and can consider the local-law petition process described in the Hyde Park code.

Applicant presentation: After the referral vote the applicant team (Kelly Leiboldt of KRC Planning Consultants, site and design consultants and legal counsel) briefly summarized the current site-plan updates in the board's packet: relocation of a cottage (Cottage 15) to a lower site location, DEC wetland revalidation (DEC issued a reaffirmation on June 24, 2025 per the applicant's materials), an incidental-take permit application for presumed Blanding's turtle habitat and DOT coordination for a left-turn lane on Route 9G. The board allowed the informational presentation but took no substantive action on the updated site plan pending the ZBA interpretation and any court actions.

Board guidance to the applicant: the board said consultants may continue technical reviews at the applicant's expense and \"at the applicant's risk\" while the ZBA interprets its condition. The board also asked planning staff to circulate the SEQRA materials to Hyde Park and to seek to expedite the ZBA review.

Actions and votes recorded at the meeting included a motion to refer the interpretation question to the ZBA and a separate motion to add Hyde Park Town Board to the circulation list; both motions passed by recorded voice votes with the board indicating unanimous support on the record.

Why this matters: The access dispute is dispositive for whether the planning board may resume formal review of the conference-center application in Clinton. The interplay of municipal zoning determinations, a subsequent local law and a judicial settlement has produced conflicting legal positions that the ZBA is now being asked to clarify before the planning board proceeds with substantive site-plan review.","Facing conflicting legal opinions and a recent local law and settlement, the planning board voted to ask the Zoning Board of Appeals to interpret a June 2024 ZBA condition about legal access for the CECNY/\"6 Senses\" conference center project. The board also added Hyde Park Town Board to the list of involved agencies for SEQR circulation.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6485886,"Developers present 12-unit Shore Farm townhome plan; board raises zoning and open-space questions",2301,102000,2403000,"/Search/View?dp=1&key=5549237-15a8d78a9da0e12159b5bb913c65cbd5&start=102&end=2403","https://assets.pipeline.soar.com/5549237-15a8d78a9da0e12159b5bb913c65cbd5/thumbnail_102000.jpg","/articles/6485886/Clinton/Oneida-County/New-York/Developers-present-12-unit-Shore-Farm-townhome-plan-board-raises-zoning-and-open-space-questions","https://secure.pipeline.soar.com/6485886-2b95a6af3ec57358287df14e20e37e7a/orig.mp4?Expires=1771152639&Signature=fQ-FRKwIwdq1JZtxFAXNqs4pIQ-DZ2ArReZzHwPZo0BzuqBUfesUPQ4y6yo5JArk4q0-XNOHr5pIv44C3ueM6K1C1KYmfjqI1~2FAo6~gLNMlqFAFwir0c3xhycQfl8OvXEUke3mm18JYueJP-0WjZO-QxnM4ZWZTSPzWuUPqFttU9pfl3Soa308-vyQsMnIuW-WKrZVKXQwWkVrNImvydQFC-kBRo6j-QEkwh6rsNdOeOi8cIHxJIVggf6qdPCGwQdrvIM9h~Seb-R6yxAMpa69WkcViOeHoL4tkCpn0xMntODAbNWXdtCKhmnn-d3oabBKtabRoML8IBplw2ZBxg__&Key-Pair-Id=KUT5TJCACFTXG","Natalie Quinn, a planner with KARC Planning Consultants, presented a sketch plan on Aug. 4 for a clustered multifamily project the Shore family is proposing on a 70-acre parcel off the Taconic and Clinton Corners Road. Quinn said the plan would add 12 townhouse-style units in three buildings on one lot, with four units per building, and would preserve the farm's agricultural operations while providing a modest rental option.

Quinn described the site as \"just off of the Taconic, off of Clinton Corners Road,\" and said the eastern property boundary abuts the municipal line with the Town of Washington. She told the planning board the parcel is in the town's CR-1 zoning district and that \"one of the intents of the district is to provide diverse housing while also preserving agriculture,\" which she said motivated the concept.

The planning board's discussion centered on how the town's multifamily supplemental regulations would apply. Town staff flagged provisions in the zoning code that require an open area equal to 40% of the gross lot area for tenant use (noted in reviewers' comments as \"250-62.B.10\" in the application materials) and a minimum lot size for multifamily development (the board referenced a 12-acre minimum). Staff said those sections are written so that on a 70-acre parcel a strict reading would require roughly 28 acres of tenant open space. Board members and applicants discussed interpretations including whether the open-space obligation could be applied to a subdivided 12-acre parcel, handled as a note on plans, or secured through a deed restriction.

Town staff and the applicant also discussed whether the multifamily supplemental regulations apply to a non-subdivided development on a single large parcel. Quinn said the team had not previously expected those subregulations to apply and asked for the town's zoning guidance. Planning staff asked the applicant to coordinate with town planners and legal staff to request zoning determinations and to consider whether the developer might create a separate 12-acre parcel for the development to reduce ambiguity about the open-space calculation.

On environmental and site-constraint items, Quinn said a small southern portion of the property falls within the floodplain overlay and the site contains DEC informational and delineated wetlands. The team reported they plan to use an existing farm access and an existing wetland crossing for tractors rather than build a second crossing. She said the proposed limits of disturbance for the project's footprint are about 3.58 acres (including the access road), and the team had prepared a short-form EAF initially but was advised by staff that because the parcel is in an agricultural district and the proposal converts agricultural use to nonagricultural use in part, the project qualifies as a SEQR Type I action and requires a full EAF and circulation.

Board direction and next steps: the planning board did not vote on the sketch plan. Staff asked the applicants to obtain formal written zoning determinations (the applicant agreed to work with town staff, including Pete and Adriana, and to provide additional requested materials). The board recommended the applicant consider a subdivision or deed-based approach that would isolate a 12-acre development parcel to reduce ambiguity on the 40% open-space requirement. The board also recommended starting DEC wetland jurisdictional-determination (JD) steps and confirmed that a full EAF will be required. The applicant and staff agreed to schedule a site visit after some of the zoning clarifications and additional submittals are completed.

The applicants on the record at the meeting were Natalie Quinn (KARC Planning Consultants); Jocelyn (presentation assistant); and Ashley Borza (MJ Engineering). Town staff and board participants who spoke on regulatory and site questions included Adriana (town planning staff), Jeff (board member), Jim (board member) and Brandon (staff/technical support). No formal approvals were taken.

Why this matters: The Shore family described the proposal as a means to generate modest income to keep their agricultural land in the family while maintaining active haying and beekeeping operations. The outcome of the town's zoning interpretation could determine whether the development needs to be subdivided, whether the 40% open-space requirement is applied to the full 70 acres or to a smaller parcel, and whether variances or a different plan will be necessary for the project to move forward.

Planning staff requested the applicant return with the written zoning memos and any additional wetlands/JD documentation. The board and applicants agreed to coordinate with consultants before a formal submission.

","KARC Planning Consultants presented a sketch plan for a 12-unit clustered multifamily proposal on a 70-acre Shore family farm off Clinton Corners Road. The planning board focused on whether multifamily supplemental rules apply, the town's 40% tenant open-space requirement, minimum-lot rules and wetlands/DEC review.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6485867,"Board sets Sept. 2 public hearing for Mountain View ADU and site-plan application",125,8470000,8595000,"/Search/View?dp=1&key=5549237-15a8d78a9da0e12159b5bb913c65cbd5&start=8470&end=8595","https://assets.pipeline.soar.com/5549237-15a8d78a9da0e12159b5bb913c65cbd5/thumbnail_8470000.jpg","/articles/6485867/Clinton/Oneida-County/New-York/Board-sets-Sept-2-public-hearing-for-Mountain-View-ADU-and-site-plan-application","https://secure.pipeline.soar.com/6485867-c7d397235dd9c83c4586bc9347e95011/orig.mp4?Expires=1771152639&Signature=ddY2b3iMcqEE9eaW2c6aSuT-sFkcDllS8zlUWEHzx3Goxe9hH8o9PRqc~pyJCp-va6XPhXtfes8X5Vnfo8f~2bRlNwSSQAN3KT6wGtkw~FnqXcUJCuWkjNoB1Io1s551-PpKNx~jvJtDpJfz~lfkCyDfRq7FIMY0DkkD~Pi1S5D4OhFGfl1dvglep2uZxmM9KFhEI3WiKYUSg5Z21l6xB334uFweljmb1Da4GZVe4kr~sKqkZN~Rl3fgEXGomd1hH1yFQXhMP3-GiCT9cYGW1cN2BvMcFFDY2eXHxjX~8ON7Iqda1HlEPPAMk~wbYgZ7~xkha7H24I93~Gd4xm~MZw__&Key-Pair-Id=KUT5TJCACFTXG","The planning board set a public hearing for Sept. 2 on a site-plan and special-use permit application for an accessory dwelling unit (ADU) at 331 Mountain View Road. Applicants and their representative said an apartment above a garage was constructed and they are seeking to regularize the use and secure the necessary site-plan and special-use approvals.

The board advised applicants to supply outstanding documents requested by staff, including full application materials, all site-plan details and any health or building-department paperwork the board had flagged in prior review. Staff confirmed the matter is a SEQRA Type II action and no long-form environmental review is required at this stage.

The board set the hearing and asked staff to circulate the application materials and to confirm which room the Sept. 2 meeting will use. The board noted neighbors will be notified per the usual public-notice procedures and indicated the matter will be scheduled early in the September meeting agenda.","The planning board set a public hearing for Sept. 2 on a site-plan and special-use permit application for an Accessory Dwelling Unit at 331 Mountain View Road and advised the applicants to supply requested documentation before the hearing.","actionData","errors"]

Article not found

Planning board recommends ZBA approve area variance to allow conversion of roadside garage to primary dwelling

Planning board approves Lemania lot-line adjustment to reduce nonconformity for a 2-acre roadside lot

Planning board refers disputed Clinton/Hyde Park access question to zoning board as applicant updates site plan

Developers present 12-unit Shore Farm townhome plan; board raises zoning and open-space questions

Board sets Sept. 2 public hearing for Mountain View ADU and site-plan application