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Carvel NND Criteria

PINE PLAINS — The Durst Corporation believes the Carvel Property development meets the New Neighborhood Development (NND) provision of the town’s zoning law.

Alexander Durst, co-vice president of the Durst Organization, outlined why he feels the proposed plan fits all 18 NND criteria at a joint meeting of the town and planning boards on Wednesday, March 14 (click here for story).

According to the zoning law, “The NND is intended to allow creation of new residential neighborhoods on properties that adjoin a Pine Plains hamlet zoning district.”

1. Project layout

Durst said more than 50 percent of the of the project’s 645 units will be located at the core around Lake Carvel. “This core — and peripheral neighborhoods surrounding the core — create neighborhood settlements,” he said.

2. Open space

According to Durst, 71 percent (1,697 acres) of the development is conserved as open space, while 72 percent of the NND area (1,394 acres) is conserved. He said changes were made to make more of the project’s borders contiguous with adjacent open space properties.

3. Path system

The Ham Brook trail system will be open to the public, allowing residents to walk around the property on foot. “The easement will be 15 feet wide, so at some point in the future it may be accessible to bicycles,” he said.

4. Local architecture

Architecture firm Looney Ricks Kiss wrote architectural guidelines for the project based on a survey of local homes. Different styles will appear throughout the property.

5. Green building guidelines

Durst said the plan’s design guidelines address topics such as home siting, stormwater management, energy efficency and smart construction practices.

6. Lot types and affordable housing

“There will be a diversity of dwellings,” Durst said, which will range from 0.2 to 12 acres and vary for taste and income. As for affordable housing options, Durst proposed paying a fee to a Pine Plains Housing Trust Fund to give the town flexibility in how it uses the money.

“If we’re recommended to build affordable housing to enable us to sell units, we will do it in a way to make the project a success,” he said. “If you have a fund, you can deploy the fund at a time it is most suitable for the town of Pine Plains.”

7. Development patterns

Durst said it was difficult to create a grid-like pattern of streets since the property is hilly and has wetlands, but they’ve done the best they can with the NND limitations.

8. Neighborhood greens

Durst wants the greens and landscapes streets to be of “high quality” to promote social activity.

9. Community service demands

Most of the roads will be privately maintained, as will the water and sewer infrastructure. Durst said the units will predominantly be second homes, and the market is “fairly strong” in Dutchess County.

10. Project layout

Durst again mentioned the central core surrounded by peripheral neighborhoods and the plan’s consistency with design standards. He also outlined the economic development area, which will feature the golf course and other amenities.

11. Ecological protection

Durst said the project protects wetlands and breeding pools, clusters lots and has large areas of open space. Golf course maintenance will include the use of treated wastewater for irrigation.

12. Archaeological avoidance plan

Some historic buildings and sites will be maintained. Durst said the project has gone on longer than anticipated, and it would cost too much to maintain them all.

13. Viewshed protection

There are buffers around the watersheds, and some homes that are close to Route 199 will be hidden by steep areas with evergreens.

14. Wetland buffers

Durst provided a map that shows the imposed buffers around the wetland areas.

15. Stormwater management

The project’s design guidelines address issues such as erosion and sedimentation controls, minimizing impervious surfaces and the use of native plant species.

16. Open space protection and trails

Durst again mentioned the amount of open space in the project, as well as the public Ham Brook trail system. He also discussed the Spruce Farm Chautauqua, which will house artists in residence to host workshops and sell wares.

17. Infrastructure

There will be a safer intersection at Woodward Hill Road and Route 199, as well Taconic State Parkway exit improvements. Some existing power lines will be placed underground.

18. Adaptive reuse of historic structures

Durst again discussed the Spruce Farm Chautauqua at 2600 Route 199 in Pine Plains, as well as the Carvel Property Development sales office at 210 Ferris Lane in Milan.

He said the project will create jobs, increase the customer base for local business and enhance the tax base for towns, schools and the county.

The full list of NND requirements can be found on page 42 of the Pine Plains zoning law, which can be accessed online at www.pineplains-ny.gov.


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