Since July 2021, Inness has operated as a luxury retreat, wellness resort and membership club at 10 Bank Street in Accord. At the Sept. 28 Rochester Planning Board meeting, owner Taavo Somer, Peak Engineering representative Nadine Carney and attorney Michael Morillo presented plans to expand the property with 20 new cabin units, an additional pool, a seasonal restaurant, a sauna, reconfigured parking and a relocated storage area.

The proposed changes are intended to accommodate an increasing number of guests, Carney said. Inness also plans to move its main entrance to Whitfield Road to reduce traffic confusion. The existing entrance would be reserved for utilities and emergency services.

“With the new cabins and the new access, a little bit reconfiguration of the overflow parking that's there now plus adding parking for what they feel their need is currently,” Carney said.

She said the proposal also includes expanded kitchen operations, new saunas and additional storage for housekeeping staff.

The applicants have refiled with the zoning board, which determined that the project requires a special-use permit and an amended site plan. They have also submitted a noise study, traffic analysis, threatened- and endangered-species report and project narratives. Final archaeological review and wetland validation remain pending.

The planning board, however, is seeking a broader assessment of the cumulative impact of the proposed expansion and Inness’ existing operations.

“Traffic, for example. The traffic analysis should be not just the impact of the new traffic in addition to the old traffic,” Planning Board Chair Rick Jones said. “It's not just what's the new traffic doing, what's the total traffic impact on the surrounding area.”

Jones also requested a hydrogeological study to assess the potential impact of the property’s use of 24,000 gallons of water per day on neighboring wells. The board is also seeking an updated sound study, projected expansion numbers and additional details about the operation of the proposed amenities.

Jones asked that the information be submitted in chart form, including the property’s “as-is” numbers, to allow the board to compare existing conditions with the proposed expansion.

The applicants must also provide a $20,000 escrow to cover the cost of upcoming studies and reviews.

The Rochester Planning Board is scheduled to meet again Oct. 13.