Draft zoning law is ready for public review

PINE PLAINS — The Zoning Commission voted to adopt the proposed zoning law and send it forward to two public hearings in June. The vote came after a few changes were made to the draft law during the commission’s most recent meeting, held Wednesday, May 2.

Those changes had to do with grammatical errors, mainly, although there were some substantive changes as well. However, there were no glaring differences from the drafts the commission had been discussing previously that prevented it from voting on the final version of the plan. That vote was unanimous in finalizing the proposed law among commission members. Now the community can peruse the plan prior to two scheduled public hearings.

There are some changes that are highlighted in the proposed zoning law. For one, the law tries to concentrate growth in the hamlets, and allow more high-density and multi-family housing in the hamlets, especially in the main hamlet in Pine Plains. It also encourages developers who design neighborhoods that resemble hamlets when there are a large number of lots in a given subdivision.

“We’re recommending for development to yield a higher number of homes outside hamlets that 75 percent of that development would become a hamlet,†Zoning Commission Chairman Jon DePreter said. “We aren’t setting it up, but if someone has over 30 homes in a subdivision, we would like to see 75 percent of the homes in a hamlet setting and 25 percent would be allowed to be placed outside of that neighborhood setting, more like a conservation subdivision in a way.

“We feel it’s going to concentrate most of the growth, mimicking the existing conditions and avoid sprawl,†he added. “It also presents people the ability to create larger lots for different markets, and gives people a variety of things they can do, but it meets the town vision of trying to prevent sprawl and preserve open space.â€

DePreter clarified that he did not mean a hamlet in the truest sense of the word, but more of a hamlet-like atmosphere, or a “hamlet-looking neighborhood.â€

The other topic that was re-addressed by the Zoning Commission at its last meeting was affordable housing.

“We’re allowing multi-family homes and accessory apartments to buy rights for lots that don’t come up to the ability by our environmental control formula, when all those properties have one buy right split,†DePreter said. “But say you have a parcel that’s 6 acres in an area that’s 5-acre base density. We’re giving all of those parcels a one-time buy right split of that property, though you have to have at least 1 acre. Really there’s no way you can get less than that for county septic.

“The reason I like that is that for our existing homes it would be very advantageous to sell or give to a child, and just by their very nature they would be more affordable homes,†he added. “It gives people with those parcels a chance to get some equity out of those parcels.â€

Aside from those two issues, not much changed in the proposed zoning law, although throughout the process the law did grow and change numerous times. It’s taken the Zoning Commission two years to get to this point. Now it’s ready to bring its plan before the community.

There are two public hearings planned for June: one Saturday, June 16, from 9 to 11 a.m. at the Stissing Mountain High School cafeteria and one Wednesday, June 27, from 7 to 9 p.m., also at the high school cafeteria. Written comments will be accepted until July 2. They should be sent to Town Hall, PO Box 955, Pine Plains, NY 12567. Written comments may also be e-mailed to www.pineplains-ny.gov until July 2.

After the public hearings, the commission will consider the comments made and then reconvene in July.

“If something strikes a nerve, the commission members will come back and make a case to the commission and we will discuss and vote on it,†DePreter said.  

The commission hopes that it will be able to wrap up the review of the document by this summer. The document is available online at www.pineplains-ny.gov. Copies may also be picked up at Town Hall for $40, or they can be viewed at the Pine Plains Free Library.

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