Zoning board continues discussion on hamlet

By: Darryl Gangloff Register Herald   February 9, 2006

With its last meeting considering the idea of dividing the hamlet into business, main street, center residential, and non-center residential districts, the zoning commission is now beginning the process of designating the size and density of these areas.


The board first considered the issue of density of the hamlet if a sewer system were to be built. Town planning consultant Nan Stoltzenburg had recommended a density of four dwellings per acre in the center residential district, which would span a one-half mile radius from the traffic light, if a sewer system was added.
"This does not mean that we're requesting the town to build a sewer," zoning commission chairman Jon DePreter said. Rather, it would be in the case of a developer bringing in a sewer for their own project.
"Before we get into the size of the district, do we want, philosophically, anywhere in town to be more dense for a sewer? If we do, where?" DePreter asked the board members.
Board member Helene McQuade said she was thinking in terms of three different district rings spanning from the corner of Church and Main streets. "If four dwellings per acre is compatible with the existing character of the hamlet, I'm all right with it," McQuade said. "But I'd like to see the density decline as the rings go out."
Referring to a density of four dwellings per acre, board member Margo Jackson said, "My initial reaction is that is way more dense than what I hoped for, but what we're hoping to do is create density in town to keep space wider in other areas."
Board member Vikki Soracco said that she didn't care for a four dwellings per acre density anywhere in town, while board member Scott Chase said he had no qualms with it.
"I think it's important to look at a pedestrian community. We need more density, but I'm not comfortable with one out of four," DePreter said.
DePreter proposed a density, with sewer, of three dwellings per acre within a one-half mile radius of the traffic light, which the members unanimously accepted.
"My vote is conditional," said Chase. "I agree with three, but I think it should be four."

Center Residential Defined
Moving on to the issue of defining the size of sub-districts, DePreter proposed saying the center residential district was a one-half mile radius, in keeping with the radius of density with sewer just accepted.
Chase questioned why the cut-off should be at the one-half-mile mark.
DePreter explained that beyond that range, pedestrian traffic dropped off. "In one-half mile, we can have good sidewalks, trees, and lighting," DePreter said, re-emphasizing the focus on a pedestrian community.
The board agreed, unanimously accepting that the center residential district fall in a one-half-mile radius from the corner of Church Street and Main Street. The non-center residential area will be the remaining acreage outside this ring.

With or Without?
The board shifted its focus to density in the center residential area without sewer, and density in the non-center residential area with sewer.
DePreter said that he did not want to encourage sewers outside of the residential area by offering incentives.
The board unanimously agreed that there will be no density bonus for a sewer system in the non-center residential area.
The members also unanimously agreed that the density of the center residential area without sewer will be one dwelling per 20,000 square feet, which is approximately one dwelling per one-half acre.
Another unanimous vote decided that the density, with or without sewer, in the non-center residential district will be one dwelling per three-fourths acre.

Main Street
The board unanimously agreed once again on the size of the main street district, which, DePreter said, will be mostly mixed use. According to the board's decision, the district will run west on Route 199 to Stissing Mountain Road; east to Factory Lane; south on Main Street to Route 83; and north to Silvernails Road and Patchin's Mill.
The density of the main street district within the one-half mile radius will take on the one dwelling per 20,000 square feet of the center residential district. Outside of the one-half mile radius, these stretches of road will continue the density of one dwelling per 20,000 square feet, even though the non-center residential district will maintain its density of one dwelling per three-fourths acre.

©The Register Herald 2006

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