The City of Newburgh Zoning Board of Appeals reviewed an updated project plan for 825-829 Broadway on Tuesday, Oct. 22, but made no determinations on the proposal. The revised plan for the mixed-use development, presented by Kelly Libolt of KARC Planning Consultants, Inc., and John Furst of Catania, Mahon & Rider, PLLC, included modifications to meet prior conditions set by the board.

The site encompasses two properties: 829 Broadway, home to the Hurricane Grill and Wings restaurant owned by Angelo Balbo of Angelo Balbo LLC, and 825 Broadway, currently a residential property. Both properties, owned by Balbo, would be developed together for the new building, although the restaurant will remain standing.

The revised plan scales back the building to a three- and four-story structure, with three stories in the front to align with neighboring buildings and four stories in the back. The proposal now includes 74 residential units and 3,100 square feet of office, retail, and commercial space. Renderings show the new structure on the 825 Broadway parcel, preserving the brick design and adding landscaping and streetscaping.

Libolt explained that the properties are in separate zoning districts—one low-density residential and the other commercial. After a zoning review, it was determined that the project must meet the stricter low-density residential requirements. In March, the project received a use variance with conditions that include meeting minimum lot area requirements, limiting the height to three stories, and providing off-street parking for each dwelling unit.

Addressing these conditions, Libolt noted the city code’s requirement of 1,800 square feet per unit, which limits the project to 57 units. However, the applicant is requesting a variance to allow additional units on the fourth floor. The applicant also seeks permission to build four stories at a maximum height of 45 feet, up from the original condition of three stories at 35 feet. Clarification on parking requirements was also requested.

Assistant Corporation Counsel Jeremy Kaufman thanked the applicants and clarified that no decisions would be made during this session, as additional information is required. He advised that further discussions with the zoning enforcement officer will determine the next steps, and the board will revisit the proposal once updated details are available. The board then moved on to its regular agenda items.