On October 29, the Town of Gardiner’s Zoning Board of Appeals (ZBA) made a significant ruling regarding the Awosting Club‘s use of its property, allowing the club to operate a seasonal camping facility. The decision was approved by a narrow 3-2 vote, permitting the use of eight geo-dome platforms as tent houses and four cottages as camp cottages under a pre-existing, non-conforming status dating back to a 1964 zoning ordinance. While the club can continue seasonal operations, the board restricted the platforms to seasonal use, disallowing year-round camping.
In a report by the Hudson Valley Times, the property, which has been a camping site since the 1950s, was originally operated as Ridge-Ho Campground by the Girl Scouts before any zoning regulations were enacted. The ZBA concluded that the Awosting Club’s activities were in line with zoning laws when the 1964 ordinance was introduced.
However, since there was no record of the platforms being used year-round, the ZBA ruled that they could only be used on a seasonal basis. The club is also required to obtain a camping license and submit a site plan to the town’s planning board before using the platforms for camping. The four cottages, however, were granted permission for year-round operation.
During the meeting, ZBA Chair Rich Cerruto clarified that while the public hearing was open, only representatives from the Awosting Club, ZBA members, and their legal counsel were allowed to speak.
In evaluating the appeal, the ZBA reviewed the Awosting Club’s financial records. ZBA member Lisa Lindsley, who voted against the decision, raised concerns over whether the financial documents showed clear revenue from the camping platforms. Cerruto addressed this, explaining that the geo-domes—though covered—served the same function as uncovered campsites, meaning they met the requirements of a campground.
Club owner Camilla Bradley confirmed that not every platform was used each year, but provided financial records that showed consistent income from the site. Cerruto noted that it is typical for campgrounds to rotate which sites are open for maintenance, adding, “As long as somebody was camping every year, the continuous hurdle has been met.”
The ZBA also discussed a letter from the law firm Rupp Pfalzgraf, sent by the town board, which questioned aspects of the club’s operation. Cerruto explained that since the public hearing was closed, the board was not obliged to include the letter, which could have delayed the process or allowed the appellant further time to respond. Ultimately, the ZBA decided not to introduce the letter into the record, stating it would not offer new evidence.
The town board’s concerns were outlined in a resolution dated October 21, which highlighted restrictions on campgrounds within the Shawangunk Ridge Protection Zones and previous legal challenges to the club’s evidence. The town also raised questions about the potential for year-round use of the geo-domes, which could conflict with the campgrounds’ zoning requirements. Furthermore, the town board voiced concerns about the club’s compliance with local laws.
In response, the Awosting Club’s representative criticized the town board for hiring separate legal counsel, suggesting that the town’s actions were driven by private interests rather than the public good. While the ZBA ultimately decided not to include the town board’s letter, the resolution offers insight into the town’s concerns, including potential legal challenges.
