ERB raises water, slope and scenic‑overlay questions on 'Big Sky Farm' development

At the Jan. 14 meeting the Goshen ERB examined a first‑course subdivision called Big Sky Farm that would place senior residential units and a sizeable hotel between Route 17M and the Heritage Trail. Speaker 1 summarized proposals of roughly 96 senior units and a 186‑room hotel with a 26,000‑square‑foot footprint and asked board members for key points of concern.

Board members focused first on water. Speaker 1 and others noted the EAF contains inconsistent answers about existing public water lines and potential line extensions; members recommended the applicant confirm water sources and perform testing before advancing significant design work. Options discussed included on‑site wells and forming a transportation (sewer/water) corporation, or extending service from nearby Arcadia Hills or Heritage systems.

Speakers also raised code constraints: the highway commercial frontage allows substantial building footprints and heights (the hotel proposed a 26,000‑square‑foot footprint and asked for three stories up to 45 feet), while PACS/age‑restricted community rules prohibit building on existing slopes of 15° or greater. Speaker 3 noted plans do not clearly show slope compliance and the board asked for topographic analysis and explanation of where buildings will be sited.

Visual compatibility drew attention because the parcel falls within an 800‑foot scenic road corridor overlay. Members said the hotel’s design should minimize visibility from public vantage points and suggested materials, landscaping and massing be shown at site‑plan review to demonstrate compliance with the overlay or identify needed variances.

Next steps: the ERB requested the applicant supply verified water‑availability testing, a clear package‑plant vs. district plan for wastewater, site topography analysis demonstrating compliance with slope rules, and architectural/site‑plan drawings showing how the hotel will meet scenic‑overlay requirements. No vote or approvals were recorded.