The developers proposing to demolish the dilapidated Indian Valley Inn in Kerhonkson and replace it with an apartment building returned to the Town of Wawarsing Planning Board on October 20. James Bacon, an attorney from New Paltz, represented the applicants at the meeting.

The Indian Valley Inn has long loomed over the center of Kerhonkson, a derelict building dating back roughly a century. The town foreclosed on the property, which was subsequently sold at auction for $59,000. Everyone recognizes that it will be very expensive to take down and remove.

The developers propose replacing the inn with an 18-unit apartment building, with all units containing one bedroom. Because of the narrow lot, the building would be situated along the eastern side of the property, with parking to the west and an entrance and exit onto Clay Hill Road. The new building would carry an address of 3 Clay Hill Road.

The plan provides for 27 parking spaces, fewer than the 42 required under town zoning regulations. The applicants argue that the property cannot accommodate the full number of required spaces.

The developers face the challenges of a constrained site and opposition from neighbors on Clay Hill Road, who have voiced strong objections to the proposal.

Earlier this year, the developers sought a variance from the Zoning Board of Appeals (ZBA) to increase the number of permitted apartments from 11 to 18. The ZBA granted that variance.

At this week's meeting, the Planning Board considered five additional waiver requests.

The first sought permission to reduce the size of the proposed apartments. Town code requires one-bedroom apartments to have at least 700 square feet, but the developers requested a reduction to 667 square feet to accommodate all 18 units within the long, narrow building. After brief discussion, the board approved the waiver.

The second request concerned setbacks from the roads. Town regulations require 50-foot setbacks from Route 209 and Clay Hill Road, but the lot is too small to accommodate those distances while allowing the proposed building. Board members noted that the existing structure is even less compliant, with a setback of barely 12 feet on the Clay Hill Road side.

The developers proposed setbacks of 37 feet from Route 209 and 43 feet from Clay Hill Road.

Board member Suzanne Sahler, who has previously expressed concerns about the proposed building's appearance, questioned whether placing it along the western edge of the property, near Route 209, would expose future tenants to excessive traffic noise.

Discussion established that this was the only feasible location for the building while allowing a safe entrance and exit onto Clay Hill Road, with sufficient distance from the traffic light at the intersection with Route 209. Board Chair Don Schmalzle also explained that the dimensions of the lot would not permit construction at the southern end.

Bacon said soundproofing would be incorporated into the building's design. The board approved the setback waiver, with Sahler voting against it.

Landscaping was also discussed in connection with the setback request. One of the developers mentioned a combination of arborvitae and a fast-growing willow species to provide screening. Schmalzle said a complete landscaping plan would be required as part of the site plan application. The landscaping was incorporated into the board's consideration of the setback waiver and approved.

Parking was the next issue. Project engineer Khattar Elmassalemah of Praetorius and Conrad, a surveying firm based in Saugerties, said he had studied the parking needs and believed 27 spaces would be sufficient.

The board appeared receptive to the proposal but stipulated that 12 apartments could have one parking space each, while six apartments would have two spaces each, leaving three spaces for visitors.

The board approved the parking waiver, again with Sahler voting against it.

The final waiver request concerned setbacks from public rights-of-way. Board members acknowledged that the property could not accommodate the required 100-foot setbacks, particularly at the southern end, where there is barely room for a 10-foot setback.

That portion of the property overlooks the dental office of William Redding. However, a steep slope and mature trees separate the two properties. The board agreed to waive the 100-foot buffer requirement.

With the additional waivers approved and the earlier variance allowing 18 apartments in place, the project can proceed through the remaining stages of Planning Board review.

The application is expected to return to the board for review under the State Environmental Quality Review Act (SEQR) and for a public hearing.