Public packs hearing in opposition of Carleton Island development plan

Dec. 4—CAPE VINCENT — The town's Recreation Park was packed with more than 60 people Tuesday night for a public hearing on the proposed development of the Carleton Villa property.

Members of the public addressed the Cape Vincent Zoning Board of Appeals with concerns about the planning process, safety and the Carleton Island environment.

Ronald Clapp, of Palm Beach County, Florida, purchased the property in July 2022. His proposal includes renovating the villa into a bed-and-breakfast on the upper floors and a restaurant on the first floor, according to the developer's application.

The campground and glampground would include cabins and pre-built safari tents on the back part of the 6.9 acres between the north and south bays. They will be furnished, and camp-goers will need only camp supplies.

No one who spoke at the hearing expressed support for the campground proposal.

To be approved, Clapp will have to comply with all zoning laws for a special-use permit. Carleton Island is within the Cape Vincent Island District, which is entirely residential with only special exceptions for commercial properties, according to the zoning ordinance.

The area of the proposed campground is just downhill of the remains of Fort Haldimand, where there was once a robust shipbuilding operation.

"The area traditionally has historic qualities," said Jana McDonald, an attorney representing Carleton Island summer resident Philip Argersinger, who opposes the project. "The fact that up to almost 100 years ago, there might have been some limited commercial activity, is besides the point because now this island is developed into something different."

McDonald said she believes this application should be denied, or at least postponed.

David Kernan said his family has three properties on the island including areas around the villa and the campground.

When he first heard about the bed-and-breakfast, he said he was excited because he and his family want to see the villa restored. But he is not in favor of the campground.

"The campground (that owner Ron Clapp) is proposing really is a totally separate thing," he said.

Anne Kernan, David's sister and a Carleton Island resident since 1956, said her major concern is seeing a residential area turning commercial. She said she wants the town to prosper, but doesn't think developing the island is the place to start.

The Kernans had questions, as did many of the residents, about how people would get onto the campground and how emergency services would get to the island.

Vincent Williams, a 25-year property owner, said he had lost a finger on Carleton Island and it took two hours to get emergency help.

"There's some very serious safety concerns from this proposal," said Amora Kernan, who spends summers on the island and spoke on behalf of her cousins who also spend spring and summer there. She said she wants to continue to enjoy the island with family, but thinks the campground may impede that.

John M. Peach, executive director of Save the River, said the conservation organization is concerned about the environmental impact of untreated sewage. He argues that the application should not be considered until the sewage issue is resolved.

"Save the River urges the planning, zoning Boards to place a moratorium for commercial construction on Carleton Island until all questions and concerns raised by the community on this project are satisfactorily met," he said.

Spencer Busler, assistant director of the Thousand Islands Land Trust, which owns the Fort Haldimand Preserve, is requesting a 60-day adjournment on the hearing due to shoreline easements.

He said that the proposed use violates the provisions of the shoreline buffer easements. Busler said that the adjournment will allow TILT to resolve the issues and to review the restrictions that would be impacting the project.

Brody D. Smith, an attorney with Bond, Schoeneck & King in Syracuse, represents a Carleton Island resident. He said they should look at the town code and setbacks.

Smith said the board should consider if the proposal is consistent with the characteristics of the island. A visual simulation, landscape plan and photometric plan should be included in the proposal, Smith said.

"Everybody behind me is thrilled that they're going to fix the old villa building, but it's also worth knowing how they're going to do this," he said.

This is the first step in the application process. The hearing was left open for another meeting on Jan. 8, the next meeting of the zoning board of appeals.