Town board rejects Coldenham overlay district

Posted 4/5/22

A proposed zoning change that would have allowed higher density development in the East Coldenham area has been rejected by the Newburgh Town Board.

Residents brought their concerns to the town …

This item is available in full to subscribers.

Please log in to continue

Log in

Town board rejects Coldenham overlay district

Posted

A proposed zoning change that would have allowed higher density development in the East Coldenham area has been rejected by the Newburgh Town Board.

Residents brought their concerns to the town board in February, regarding the proposed East Coldenham Overlay District. Most of the comments during the hybrid public hearing came from residents of Colden Park who expressed concern about the traffic impact, construction of structures and types of business that could come in if the zoning change were approved.

“After listening to public comments, the Town Board members feel there is not enough local support for this zoning overlay to move forward,” said Town Supervisor Gil Piaquadio in a statement released last week. “Therefore, at this time the zoning remains the same as it has been since 2009.”

In 2009, the Town Board rezoned more than 2,300 acres in the western area of the Town from R-3 Residential (up to 6 to 9 dwelling units per acre) and R-2 Residential (small lot) to R-1 Residential (one home per “builder’s acre”).

The reasons for the change included preserving the character of the existing residential areas, the absence of a north-south highway corridor in the western area, reducing the growth impacts on the Valley Central School District, reducing traffic impacts on Route 17K and reducing friction between residential and commercial development.

Piaqudio said the change was adopted successfully despite court challenges. Another area to the south of Route 17K between I-84 and Windwood Drive was rezoned from IB Interchange Business to B Business due to the area’s close proximity to residential neighborhoods and the desire to promote residential services.

Owners of vacant commercial properties on Route 17K, including the former home of a strip club, and potential commercial developers have informally approached the Town Board to inquire about rezoning their properties to allow for higher residential densities like that allowed under the prior R-3 zoning and also to allow warehouse development in the area now zoned B.

“The Town Board has not looked favorably upon those requests,” Piaquadio said.

In reviewing one of those requests and in accordance with the Town’s Comprehensive Plan, the Town Board decided to consider allowing a mixed use on sites at least 10 acres in size along Route 17K. The mixed use would consist of some retail stores, offices and personal services and some residences at a lower density than would be possible under the R-3 Zoning. More residential units could be obtained if actual dry, usable acreage was offered and accepted as a park, but the number of residences that could be obtained would not be nearly the same as what could be built under R-3. This mixed use would be authorized as a zoning district overlay which would not change the underlying zoning.

The Town’s Planning Board would have to review and approve the proposed site development plan.