Overlook plan sparks neighbors’ concerns

By Alberto Gilman
Posted 7/20/22

Increase in traffic, residential safety, and site drainage were brought forward during discussions on the proposed development project known as Overlook Farms along 9W.

The proposed development …

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Overlook plan sparks neighbors’ concerns

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Increase in traffic, residential safety, and site drainage were brought forward during discussions on the proposed development project known as Overlook Farms along 9W.

The proposed development project seeks to develop on the current farmland, which was owned by the McNamara family and the former Overlook Farm Market, a local staple in the Newburgh community, owned by James and Nina Penney Lyons. The farm store closed last year after 50 years of operation.

On Thursday, July 7, the Town of Newburgh Planning Board held a public hearing for the residents to speak and comment on the proposed project. The project features 203 new multi-family apartments within 20 newly constructed structures. According to planning board reports, the development would be built on 32.71 acres of land. A 25,000 square foot retail space with 182 parking spaces and loading docks for delivery trucks are to be constructed. Amenities for this development include a communal clubhouse, pool, tennis court and dog park. An on-site sewage treatment plant would also be included. Directly across the street from the entrance to Morris Drive is the Parr Valley Condominium complex that also has several structures under construction.

Anthony Guccione, Jr., Associate Principal of JMC Planning Engineering Landscape Architecture & Land Surveying, PLLC added additional layout information. “15 buildings with 203 apartment units and there are 23 units that are designated for seniors. They’re also walking paths throughout the site ,” Guccione, Jr. said. “We also incorporated a designated school bus drop off loop. That was coordinated with the Marlboro School District.”

According to Guccione, Jr, project construction would begin at the bottom of the hill from 9W and make its way up the hill with the retail component constructed first. Patrick Hines of MHE Engineering commented about the current occupancy of the space, which can determine its future interior layout. “The retail component that will be constructed in the initial phases, the concern is that there’s not a tenant,” Hines said.

The Overlook Farms development would be under the management of Farrell Communities. Similar to the Gardnertown Commons located along Gardnertown Road, also under Farrell Communities, the Overlook Farms community will have similar interior design and living space features. The apartment building designs themselves will mimic the style and color scheme of Upstate New York red barns.

Presented rents for the Overlook Farms were 1 bedroom at $2,300 a month, 1 bedroom with a den at $2,400 a month, a 2 bedroom apartment at $2,800 a month, a 2 bedroom apartment with a den at $3,000 a month and a 3 bedroom apartment at $3,200 a month.

Christopher Calderon, who lives in one of the first initial houses on Morris Drive, was not in favor of the proposed secondary entrance that is proposed along the road. The proposed retail entrance would be directly across from his property and would lead into the proposed retail parking lot.

As a father with children that do spend time outside on the corner and pet owner, he is concerned about the traffic impact from the site and along the roads. Calderon would rather see the entrance be proposed for where it was originally at the current Overlook Farm Market location, which is on the corner of Morris Drive just before the light or change the location of the entrance entirely.

“I’m the first house on the block. There was an entrance on the corner. I don’t know why can’t you just keep it on the corner,” Calderon said. “As soon as they [drivers] find out there’s an entrance in the back, that’s going to be the entrance that they’ll use. Nobody wants that traffic.”

Katherine Butcher, also of Morris Drive, addressed the traffic consultants from JMC and the town because of her concerns about the dangerous drivers along that section of road. “Right now there’s a traffic light at Morris Drive and 9W which people are running left and right,” Butcher said.

Robin Nowak of Parr Circle, brought forward the concern that the shared traffic lights at the intersection of 9W and Morris Drive do not work properly and cause delays for residents. One of Nowak’s friends was in an accident at that intersection due to impatient drivers. Ken Wersted, who represents Creighton Manning Engineering, LLP, made Nowak and the public aware of a proposed exclusive right turn lane for Morris Drive from the applicant to help with traffic concerns. Michelle Nowak, also of Parr Circle, also addressed JMC about the traffic conditions and asked if the speed limit could be reduced up to Old Post Road. “I actually watched two people run the red in front of me at the same time, it was really spectacular,” Nowak said.

Other commentators brought up concerns about the possible noise pollution from the construction, the protection of the historic farmland, the protection of the bodies of water that run through the area, and the protection of wildlife such as bat and bird species.

Hines of MHE Engineering made the applicant aware that New York State Department of Transportation and Department of Environmental Conservation permits are still required, additional paperwork and bonds and a review of the senior density bonus by the town board are to be reviewed.