The Leeway, a Mount Tremper boutique motel at the flashpoint of a debate of a battle between homeowners and venues seeking to profit from the Catskills wedding boom, took a step closer toward hosting events that critics say could disrupt the delicate balance between commercial entities operating in residential neighborhoods.
Shandaken’s planning board voted 4-3 last week to allow the motel to erect a temporary tent to host up to 13 weddings a year, following a meeting that devolved into shouting matches between residents, board members and the attorney representing the motel. Accusations grew so heated that board Chair Cliff Rubuffo threatened to remove audience members unless their outbursts ceased.
At issue are worries that day- or night-long events featuring amplified music and dozens of guests will disrupt a quiet community between Route 28 and Esopus Creek. Weddings weren’t
held during the nine-room motel’s previous incarnation, when it was owned by Kate Pierson of the B-52s and known as Kate’s Lazy Meadow,
Leeway lawyer Charles Gottlieb, who has said the drawn-out approval process is hurting the motel’s business, accused Planning Board member Vivian Welton of trying to “persuade other members to vote a certain way” and asked her to recuse herself from the vote.
“You have a member of the planning board who is trying to hijack this meeting,” Gottlieb said in response to Welton as she cited zoning code noise restrictions, floodway provisions and previous rulings about wedding venues.
Welton refused to recuse herself and chided Gottlieb for referring to residents challenging the motel’s bid as “the opposition.”
“I highly resent being called the opposition,” Welton said, adding that approval of the proposal could limit the town’s ability to reject future projects it deems problematic. “We are setting a precedent for every venue that is unsuitable for a site like this.”
Yet any further delay in a case that’s lasted the better part of a year could be grounds for litigation, the lawyer said.
“We have addressed everything,” Gottlieb said. “The record is wildly complete. To prolong any more will only cause damage.”
Fellow board members took exception to Welton’s comments. Sam Spata accused Welton of “filibustering.”
“There is nothing left to discuss,” Spata said, a statement that led to shouting from several residents who accused Spata and fellow board member Joanne Kalb of trying to muzzle Welton.
Rubuffo and Alan Shiner eventually joined Welton in voting no. Spata, Kalb, Juan Rosales and Chandra Valianti voted to approve.
The proposal now faces a zoning board of appeals challenge filed by Jeanne Maloney, whose home is adjacent to the motel. Maloney’s challenge centers on Zoning Officer Grace Grant’s interpretation that weddings are considered an acceptable “accessory use” for a motel or lodge. Maloney cites town code that limits expansion of use to “the same or more restricted nature” of the existing business.
“How is a wedding event venue with a 40-by-60 tent, catering facilities, a live band or DJ with amplified music, 40 cars and 75-plus guests cheering, applauding and celebrating for many consecutive hours a less restricted use than a previously sleepy motel of nine or so rooms?” Maloney said. “I cannot help but be affected by this.”
Maloney and other residents have framed their opposition to The Leeway request as “common sense.”
The zoning board set a public hearing on the issue for Nov. 19. Board member Allen Vella asked residents to consider the complexity of the issue.
“Law trumps common sense,” Vella said. “And that’s what we have to follow.”
Jim Rich is a senior reporter for The Overlook. You can reach him at jim@theoverlooknews.com.