Q1 2025 Update: Marlborough Planning & Town Board Highlights

Founding Farmers is committed to making town news easily accessed and understood by the public. All Board meeting minutes are available on the town website; here is a summary of Q1 of 2025.

Development and land use

• Subdivisions and lot splits discussed/advanced
  • Atkins (Nicholas) 2-lot subdivision: Sketch discussion recorded.
  • Bradley Rosen 2-lot subdivision: Public hearing set and then held; follow-up authorization noted.
  • Jeff Aldrich 6-lot subdivision: Sketch review; clarification that a portion lying in the water district does not require a hook-up if a house is built.
  • Marlboro Property Management: Final subdivision action recorded with affirmative roll call.
• Commercial and mixed projects under review
  • Summit Drive Properties (site plan, public hearing): Board discussion flagged the need for additional parking, noting that parking would affect the number of units considered.
  • Mekeel Marlboro Mini Storage (sketch site plan): Board and consultants requested more information; cannot go to County review until Lead Agency is set and maps are cleaned up. Applicant reminded a building permit is premature at this stage.
  • Office Warehouse (sketch site plan): Proceeding with DOT after a SEQR determination; coordination and template exchange noted.
  • “Some Place Upstate” (sketch site plan): Applicant must provide proof of ownership and show lot consolidation on the map for the public hearing file.

Lodging and agritourism

• Nathanson B&B
  • Public hearing documentation noted.
  • Certified mailing to residents within 500 feet required.
  • Final site plan approved by recorded vote.
• Hill Top Farms B&B
  • Hearing adjourned to March 3; follow-up inspection items directed to the Ulster County Health Department, with the Board asking for info by April 7.

Fees and escrow (application processing)

• The Planning Board announced updated fees and escrow for subdivisions, site plans, and small reviews (e.g., short-term rentals/B&Bs), with the Supervisor’s concurrence noted. Examples from the announcement:
  • Residential subdivision escrow: $2,500 + $150 per lot or unit
  • Commercial site plan escrow: $3,000
  • Short-term rental/home occupation/bed & breakfast (minor site plan) escrow: $1,500
  • Simple two-lot line revision escrow: $2,000
  • Preliminary conceptual review: $500

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Trends and Key Issues to Watch

1. Growth Pressure: The number of subdivision and site plan applications suggests steady development pressure, both residential and commercial.
2. Tourism and Lodging: Multiple B&B applications highlight a shift toward agritourism and short-term rentals, which may have implications for traffic, neighborhood character, and town revenues. Subdivisions and B&Bs can affect traffic, parking, and services; several such items were active this quarter.
3. Energy Projects: The approval of Highland Solar adds to Marlborough’s renewable energy portfolio, but details such as land use impact and visual concerns are worth monitoring.
4. Unordinary Items:
   • The parking issue raised in the Summit Drive project suggests possible strain on local infrastructure.
   • The “Some Place Upstate” project required proof of ownership consolidation before proceeding, which is unusual. On the surface, asking for proof of sole ownership before moving a site plan forward sounds basic, but in most Planning Board reviews it’s already clear who owns the parcels involved.
   • Several projects (e.g., Mini Storage expansion, Office Warehouse) hinge on outside approvals (county health, DOT, environmental review), which could delay timelines.
5. Fee/escrow update — effective date and full schedule
   The Board’s announcement provides figures; residents and applicants should ask for the complete, adopted schedule and the effective date to avoid confusion.