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Save Craryville protests GRJH gas station proposal

COPAKE — Over the past few months, members of the community coalition Save Craryville have continued to voice their opposition of GRJH’s proposal for a gas station in the hamlet of Craryville, attending multiple public hearings and bringing their concerns to the attention of the Copake Planning Board.

The project

Located at the northwest corner of State Route 23 and County Route 7, the company GRJH Inc. (in association with Cobble Pond Farms) proposed developing a vacant lot into a gas station that would include a 3,240-square foot Cobble Farms convenience store, 46 parking spaces and 12 fueling stations with four diesel pumps. The gas station would allow semi-trailer truck access from both Route 23 and Craryville Road.

Concerns

To better understand what the proposal could mean in the long run, Hillsdale resident and data scientist Dan Latinsky conducted a study in October to quantify the proposed gas station’s relative size to all other gas stations in Columbia County. He also posed size specifications that he feels are better aligned with similar stations in the county. Reviewing the 40 gas stations in Columbia County, the analysis was based on location, lot size, convenience store size, the number of pumping stations and the number of marked parking spots. 

The proposed gas station would be the largest personal car gas station in Columbia County in terms of its lot size, the number of parking spaces and the number of pumping stations. The proposal also reached the 66th percentile for its convenience store size.

The issue was raised at a Copake Zoning Board of Appeals (ZBA) meeting in the fall, when the ZBA granted a negative declaration in the State Environmental Quality Review Act (SEQRA) process. That indicates the project will have little to no environmental and scenic impact. But many feel the project could significantly  impact the local economy, environment, scenery and safety. Their opposition  led to the creation of the Save Craryville coalition, which includes residents of the Craryville hamlet as well as the towns of Copake, Hillsdale and Claverack.

The fit

Residents “believe the gas station doesn’t fit the hamlet and mostly they believe there’s a chance of environmental degradation through run-off from the gas station,” said David Gordon, an environmental and land use attorney who added that it would also violate numerous zoning laws.

Latinsky focused on environmental and safety impacts as well as the size of the gas station, particularly since there have been seven traffic accidents in the last two years at the intersection near the proposed project. 

GRJH commissioned a traffic study to determine if a traffic light should be installed, but Latinsky said the study was flawed since it was not done during the busiest times of the year. 

Regarding its size, Latinsky believes it doesn’t fit with “the aesthetic of the Craryville hamlet” and would be a better fit in a larger location.

“At a minimum, the Planning Board should mandate the size of the gas station be halved to be commensurate with the size of the hamlet,” he said. 

The backlash

Back in October, residents involved with Save Craryville assembled at the Copake Planning Board meeting. Before the meeting, coalition members rallied, showing their solidarity against the proposal.

Though there were no new submissions from GRJH at that meeting, numerous residents spoke. Planning Board Chair Bob Haight made note of the fact that GRJH was already granted a Special Use Permit by the Copake ZBA allowing a gas station while the Planning Board would conduct a site plan review. 

Issues raised ranged from the environmental impact from fuel fumes and the increase in traffic to the project’s proposed scale and its impact on the town’s character. 

A few residents spoke in favor of the proposal, saying the gas station might benefit the hamlet by creating jobs and revitalizing the area with new development.

Haight said the board has listened to comments related to the project for almost a year. Discussion was then deferred until the board’s next planned meeting on Thursday, Nov. 1, but that meeting was later postponed so the board could discuss modifications to the plan.

The modifications

The board continued its review of the application at its December meeting and advised the applicant to modify the site plan before the public hearing on Thursday, Jan. 3. Among the plan’s current modifications, the applicant included reducing the number of fueling positions from 12 to six; removing the previous version’s restaurant use while keeping the kitchen and storage room and replacing the dining area with an additional merchandise area; and modifying the building’s roof shape to reflect local architectural style.

Save Craryville members presented their concerns about the current modifications. According to a letter written by Gordon to Haight and Planning Board members, two of the plan’s core issues involved reducing the building scale to fit the site context and addressing the risk of contamination associated with the project. In terms of their concerns with the current modifications, Save Craryville members said the board should limit the building plan to six fueling stations with an explicit condition or specifications attached; remove the kitchen and food storage and ensure the merchandise area is appropriately sized for a convenience store use only for a reduced building size; and reduce the building size to comply with building scale requirements and scale the roof proportions to match.

The comparison

Members also outlined a number of non-compliance issues that were raised at previous public hearings and have not been addressed, many of which involved reducing the size and complying with the zoning code. In addition to concerns about the risk of pollution to groundwater and surface water, Associate Attorney Emily Svenson repeated concerns related to the size of the convenience store building, particularly in context of the hamlet. As an example, while the church across the street from the proposed site is about 1,400 square feet and the post office is about 1,600 square feet, the proposed convenience store is over 3,200 square feet.

Save Craryville has called on the Planning Board to require a revised site plan that conforms to the zoning code. It has also asked that the board require from the applicant a Phase 1 Environmental Site Assessment focused on potential subsurface contamination, a revised Stormwater Pollution Prevention Plan, a groundwater impact analysis and a Visual Impact Report.

The next Planning Board meeting is scheduled to take place on Thursday, Feb. 7, at 7 p.m. The public is welcome to attend.

On Sunday, Jan. 20, there will be an après-ski party to benefit “Save Craryville.” Located at 187 Taconic Creek Road in Hillsdale, the party will be held at 4 p.m. and feature food, drinks, disco and information about Save Craryville and its endeavors. There is a suggested donation of $100. Guests must RSVP to savecraryville@gmail.com.

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