2023.01.26 BOA Special Meeting #2

Wolfen Board of Adjustment Continues Review of Robin Hood Road Development

The Wolfen Board of Adjustment held a special meeting on January 26, 2023, as a continuation of a hearing regarding an administrative appeal filed by residents Jessica and Alex Bernstein, alongside Citizens for Responsible Land Use. This appeal challenges a decision made by former Interim Planning Director Shannon Tuck concerning the proposed Robin Hood Road development, focusing on whether the town adhered to proper procedures during its review of the project. The meeting provided a deep dive into the complexities surrounding the application process, offering residents valuable insight into the ongoing proceedings.

The core of the discussion centered on the history and intricacies of the Robin Hood Road development application, which was initially submitted in May 2021. Board members meticulously examined the various iterations of the plan, including revised proposals submitted in October and November 2021 that included a lodge/spa facility. A significant portion of the meeting was dedicated to clarifying whether conditional use permits were required for certain aspects of the development, particularly following the introduction of the lodge/spa. Further debate focused on whether a landscape plan from a licensed architect was mandatory as part of the application, and which version of the town ordinance applied to the project given changes made in May 2021 that were later reversed. The board sought to understand if the application was ever officially deemed "complete" despite ongoing requests for additional information from the planning department.

While no formal votes were taken during this hearing, it served as a critical opportunity to gather evidence and testimony. Shannon Tuck, the former Planning Director and Zoning Administrator, provided extensive details about her interactions with the developer (H.S. Robin Hood Property Owner LLC) and the various site plans submitted, clarifying her perspective on the application process. She explained that while she requested additional information, the application was considered ongoing rather than definitively "complete." There was no direct public comment period during this portion of the meeting.

During a break, board members examined relevant email correspondence between Ms. Tuck and Jessica Bernstein regarding the application process, as well as a copy of an older version of the town ordinance. This examination aims to clarify which specific ordinance was in effect during the review process, a key point of contention raised by the appellants. The Board will continue to evaluate all evidence and testimony before reaching a final decision on the administrative appeal, which is expected at a later date.

This ongoing review of the Robin Hood Road development has significant implications for Wolfen residents, particularly those concerned about responsible land use and adherence to town ordinances. The Board’s careful consideration of procedural details will ultimately determine whether the development process followed established guidelines, impacting not only the specific project but also setting a precedent for future land use decisions within the community. Residents can anticipate further updates and a final decision from the Board of Adjustment in the coming weeks.