The Dominican Sisters of Sparkill and their "non-profit" developer NDC (National Development Council) propose tearing down existing structures to build two clusters of 3-story buildings with 122 assorted apartments and 113 parking spots for senior independent living. Some apartments will be set aside as "affordable". The Dominican Sisters' property, currently used as a vacation home, chapel, and retreat for Dominican Sisters and their families, at present coexist peacefully with the surrounding neighborhoods. However, a 122 unit apartment complex more than doubles the number of people and cars currently on the quiet, single-family residential lane. This project is wrong for an area surrounded by moderate income residents, seniors, families with children who chose homes in this area because of its quiet qualities away from busy road traffic.
Other concerns include:
PROJECT TOO LARGEThe apartment building complex will significantly alter the character of the neighborhood; a quiet dead-end street with one way in and out. The lane has just 47 single-family, single-story homes with limited vehicle traffic, noise or commercial lighting - there are no street lights or sidewalks. The apartment complex, and an influx of more than 113 vehicles, would be detrimental to resident safety, welfare and property values. NOT A PERMITED USEMulti-family homes and apartment buildings are not a permitted use by the Town Zoning Ordinance on properties zoned Low-Density, an area meant for single-family residences. DISRUPTION TO LASHER HOUSE RESIDENTS The project proposes to remove 163 mature trees to build one of two substantial parking lots up against the property line of the Lasher House. The Lasher House is a group home of 15 full time residents who spend much of their time on an outdoor deck overlooking the woods and wildlife at the end of Spaulding Lane. The group home is run by United Cerebral Palsy of Ulster County. TRAFFIC & NOISEThere is only one way in and out and the number of vehicles on Spaulding Lane, and exiting onto Route 9W, is already a serious problem for residents leaving and returning to their homes. Adding more than 113 additional vehicles (possibly 183) will unreasonably worsen our traffic problem to the detriment of the neighborhood residents. Consider additional, daily influx of more busses, taxis, deliveries, garbage trucks, etc. DISREGARD FOR HISTORIC BUILDINGSThe proposal calls for the demolition of existing buildings, including an 18th-century stone house built in 1735, a Saugerties historic landmark under the Town’s Historical Resource Survey of 2005. View letter from Saugerties Historic Commission. IMPACT TO WETLANDSPer the Planning Board Application, the Project Site contains approximately 2.47 acres of delineated wetlands and watercourses which are categorized as Waters of the United States and fall under the jurisdiction of the U.S. Army Corps of Engineers (USACE). The project includes crossing (building a road/bridge), impacting Federally protected wetlands. TAX BURDEN ON RESIDENTSEconomic impacts - infrastructure costs and cost of town services will be passed to the town’s already burdened taxpayers. This non-profit owner/developer does not pay local or school taxes. LACK OF INFRASTRUCTUREThe proposal exceeds the capacity of existing infrastructure - the end of Spaulding Lane and property entrance are too narrow to accommodate emergency vehicles and town snow plowing. Water and sewer upgrades (a sewer lift station) may be needed. Per the Glasco Fire Department, they have no ladder truck to rescue tenants from the third floors. UNSAFEThere are no sidewalks on Spaulding Lane to allow safe passage to 9W corridor stores and amenities for new apartment residents. EMERGENCY ACCESS Apartment complex site offers only one way in or out. Typically a project of this size would require another way out for emergency access. Glasco Fire Department has no ladder truck to reach third floor residents in the event of a fire or other emergency. Fire departments, ambulance, police all expressed concerns around their ability to service a facility of this size. DOMINO EFFECTThe zoning change approval would set a dangerous precedent for additional intense developments of neighboring/connected parcels, along the Hudson River, which are currently zoned to protect open space and the quiet residential neighborhood character. WATER USAGE Project will consume an estimated 14,000 gallons on water daily, from our already taxed reservior. HABITAT LOSS The plan outlines removing over 163 mature trees. It takes decades for a sapling to grow large enough to produce the acorns, fruits, pine cones, etc that feed our wildlife. The endangered Indiana bat sleeps under the bark of mature trees during the day and hunts for insects in the darkness. Artificial lighting is planned along the new roads and around the building clusters - the bats rely on natural darkness, as well as creatures like spring peepers that live in the wetlands. PROXIMITY TO PRESERVE TRAILS At the south end, several 3-story apartment buildings are proposed and will loom high over the Falling Waters Preserve trails owned by Scenic Hudson. HISTORIC SENSITIVITY It was reported, in a Phase 1A Archaeological Study completed in 2022, that the project is within just 600 feet of a Native American settlement found in 1920 with others possible in the low slope areas of the project property (where the new buildings will be built). The study also oulined possible slave burials that could exist between the existing structures and the cemetery. The 52-page report recommended a Phase 1B Archaeological investigation involving field testing in any areas of archaeological sensitivity that would be impacted by the Proposed Project. It is unknown if this investigation was completed. "The Phase 1A Study also concluded that given the documented historical occupation of the Project Site beginning in the 17th century, undisturbed areas within the Project Site are therefore determined to have moderateto high sensitivity for archaeological resources associated with the historic period occupation of the Project Site."
Other concerns include:
PROJECT TOO LARGEThe apartment building complex will significantly alter the character of the neighborhood; a quiet dead-end street with one way in and out. The lane has just 47 single-family, single-story homes with limited vehicle traffic, noise or commercial lighting - there are no street lights or sidewalks. The apartment complex, and an influx of more than 113 vehicles, would be detrimental to resident safety, welfare and property values. NOT A PERMITED USEMulti-family homes and apartment buildings are not a permitted use by the Town Zoning Ordinance on properties zoned Low-Density, an area meant for single-family residences. DISRUPTION TO LASHER HOUSE RESIDENTS The project proposes to remove 163 mature trees to build one of two substantial parking lots up against the property line of the Lasher House. The Lasher House is a group home of 15 full time residents who spend much of their time on an outdoor deck overlooking the woods and wildlife at the end of Spaulding Lane. The group home is run by United Cerebral Palsy of Ulster County. TRAFFIC & NOISEThere is only one way in and out and the number of vehicles on Spaulding Lane, and exiting onto Route 9W, is already a serious problem for residents leaving and returning to their homes. Adding more than 113 additional vehicles (possibly 183) will unreasonably worsen our traffic problem to the detriment of the neighborhood residents. Consider additional, daily influx of more busses, taxis, deliveries, garbage trucks, etc. DISREGARD FOR HISTORIC BUILDINGSThe proposal calls for the demolition of existing buildings, including an 18th-century stone house built in 1735, a Saugerties historic landmark under the Town’s Historical Resource Survey of 2005. View letter from Saugerties Historic Commission. IMPACT TO WETLANDSPer the Planning Board Application, the Project Site contains approximately 2.47 acres of delineated wetlands and watercourses which are categorized as Waters of the United States and fall under the jurisdiction of the U.S. Army Corps of Engineers (USACE). The project includes crossing (building a road/bridge), impacting Federally protected wetlands. TAX BURDEN ON RESIDENTSEconomic impacts - infrastructure costs and cost of town services will be passed to the town’s already burdened taxpayers. This non-profit owner/developer does not pay local or school taxes. LACK OF INFRASTRUCTUREThe proposal exceeds the capacity of existing infrastructure - the end of Spaulding Lane and property entrance are too narrow to accommodate emergency vehicles and town snow plowing. Water and sewer upgrades (a sewer lift station) may be needed. Per the Glasco Fire Department, they have no ladder truck to rescue tenants from the third floors. UNSAFEThere are no sidewalks on Spaulding Lane to allow safe passage to 9W corridor stores and amenities for new apartment residents. EMERGENCY ACCESS Apartment complex site offers only one way in or out. Typically a project of this size would require another way out for emergency access. Glasco Fire Department has no ladder truck to reach third floor residents in the event of a fire or other emergency. Fire departments, ambulance, police all expressed concerns around their ability to service a facility of this size. DOMINO EFFECTThe zoning change approval would set a dangerous precedent for additional intense developments of neighboring/connected parcels, along the Hudson River, which are currently zoned to protect open space and the quiet residential neighborhood character. WATER USAGE Project will consume an estimated 14,000 gallons on water daily, from our already taxed reservior. HABITAT LOSS The plan outlines removing over 163 mature trees. It takes decades for a sapling to grow large enough to produce the acorns, fruits, pine cones, etc that feed our wildlife. The endangered Indiana bat sleeps under the bark of mature trees during the day and hunts for insects in the darkness. Artificial lighting is planned along the new roads and around the building clusters - the bats rely on natural darkness, as well as creatures like spring peepers that live in the wetlands. PROXIMITY TO PRESERVE TRAILS At the south end, several 3-story apartment buildings are proposed and will loom high over the Falling Waters Preserve trails owned by Scenic Hudson. HISTORIC SENSITIVITY It was reported, in a Phase 1A Archaeological Study completed in 2022, that the project is within just 600 feet of a Native American settlement found in 1920 with others possible in the low slope areas of the project property (where the new buildings will be built). The study also oulined possible slave burials that could exist between the existing structures and the cemetery. The 52-page report recommended a Phase 1B Archaeological investigation involving field testing in any areas of archaeological sensitivity that would be impacted by the Proposed Project. It is unknown if this investigation was completed. "The Phase 1A Study also concluded that given the documented historical occupation of the Project Site beginning in the 17th century, undisturbed areas within the Project Site are therefore determined to have moderateto high sensitivity for archaeological resources associated with the historic period occupation of the Project Site."
View for Residents in Single Family Homes - End of Spaulding Lane
Trying to exit Spaulding Lane on the morning of 9/6/23
Map of proposed project buildings and their proximity to single family, single story homes
One of several exisiting structures to be entirely demolished per proposal. Part of this structure (below) contains an 18th-century stone house built in 1735, a Saugerties historic landmark under the Town’s Historical Resource Survey of 2005.
Over 100 Street Lights proposed (Spaulding Lane has no street lights)