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Changes inspired by Hudson Highlands Reserve
Philipstown has amended its regulations for "conservation subdivisions" that sowed some confusion among Planning Board members last year when they reviewed a proposal for a 24-unit housing development called Hudson Highlands Reserve.
The project was Philipstown's first conservation subdivision, a residential development in which houses are clustered to preserve more land as open space. Philipstown's zoning allows developers to build more units in exchange for maintaining features such as forests, scenic views and wetlands.
The previous regulations required projects to be considered as potential conservation subdivisions but gave the Planning Board discretion to allow a conventional site plan, even if it determined that the plan would adversely affect the town's rural character.
Based on recommendations from a Zoning Update Committee, the Town Board on Thursday (May 7) approved language specifying that the Planning Board "shall require" a conservation subdivision if it has fewer adverse effects on the rural landscape or natural resources than a conventional plan.
In addition, the new regulations remove steep slopes and wetlands from the calculations for how much land must be preserved and eliminate a "density formula" as one of two methods (along with a "yield plan") for calculating the number of permitted units.
(A yield plan requires a preliminary design, with minimum lot sizes ranging from 3 to 20 acres per unit, depending on the district. The density formula allowed 75 percent of slopes, wetlands and other "constrained" land to be subtracted from the buildable area used in determining the number of units.)
In March, the Planning Board approved the revisions by a 6-to-1 vote. In reviewing Hudson Highlands Reserve, the board "tore itself up on yield plan versus density and didn't understand why both were there," said Neal Zuckerman, its chair. "We really struggled on why they were getting so much credit for conserving land that could never be built upon in the first place."
The changes, which included removing convenience stores as an allowed use in a conservation subdivision, "add clarity, simplicity and directness," he said.
Climate Smart
Martha Upton plans to resign as coordinator of Philipstown's Climate Smart program. Upton, who became coordinator in 2022, will step down in September or sooner if the town names a replacement.
"I reluctantly will have to accept this," said Supervisor John Van Tassell, adding that he knew residents who are interested in the position. "She has really provided us with a lot of equipment, a lot of resources," he said. "So, my appreciation to Martha for her years of service."
Tubman Byway
The board approved a resolution expressing its support for the state to designate the Harriet Tubman Underground Railroad New York Scenic Byway, a 550-mile corridor between Manhattan and Niagara Falls. Phase One runs 173 miles between Niagara Falls and Auburn, home of the Harriet Tubman National Historical Park. Philipstown is along the Phase Two route, which covers 376 miles between Manhattan and Auburn.
Public notices
The board tabled a resolution supporting the proposed Local Government Notice Modernization and Transparency Act, which would allow municipalities to post public notices solely on their websites, rather than paying to have them printed in newspapers.
Last month, Nelsonville's board approved a resolution supporting the legislation. But Philipstown's board members said they wanted to continue advertising in print newspapers. "I would add that a healthy community relies on a healthy press, and I think we should support our papers where we can," said Ned Rauch, a member of the Town Board and a former journalist.
For decades, Philipstown, Cold Spring and Nelsonville used The Putnam County News & Recorder as their "official newspaper" for notices. But after the weekly closed last month, all three municipalities switched to The Poughkeepsie Journal, whi...
Philipstown has amended its regulations for "conservation subdivisions" that sowed some confusion among Planning Board members last year when they reviewed a proposal for a 24-unit housing development called Hudson Highlands Reserve.
The project was Philipstown's first conservation subdivision, a residential development in which houses are clustered to preserve more land as open space. Philipstown's zoning allows developers to build more units in exchange for maintaining features such as forests, scenic views and wetlands.
The previous regulations required projects to be considered as potential conservation subdivisions but gave the Planning Board discretion to allow a conventional site plan, even if it determined that the plan would adversely affect the town's rural character.
Based on recommendations from a Zoning Update Committee, the Town Board on Thursday (May 7) approved language specifying that the Planning Board "shall require" a conservation subdivision if it has fewer adverse effects on the rural landscape or natural resources than a conventional plan.
In addition, the new regulations remove steep slopes and wetlands from the calculations for how much land must be preserved and eliminate a "density formula" as one of two methods (along with a "yield plan") for calculating the number of permitted units.
(A yield plan requires a preliminary design, with minimum lot sizes ranging from 3 to 20 acres per unit, depending on the district. The density formula allowed 75 percent of slopes, wetlands and other "constrained" land to be subtracted from the buildable area used in determining the number of units.)
In March, the Planning Board approved the revisions by a 6-to-1 vote. In reviewing Hudson Highlands Reserve, the board "tore itself up on yield plan versus density and didn't understand why both were there," said Neal Zuckerman, its chair. "We really struggled on why they were getting so much credit for conserving land that could never be built upon in the first place."
The changes, which included removing convenience stores as an allowed use in a conservation subdivision, "add clarity, simplicity and directness," he said.
Climate Smart
Martha Upton plans to resign as coordinator of Philipstown's Climate Smart program. Upton, who became coordinator in 2022, will step down in September or sooner if the town names a replacement.
"I reluctantly will have to accept this," said Supervisor John Van Tassell, adding that he knew residents who are interested in the position. "She has really provided us with a lot of equipment, a lot of resources," he said. "So, my appreciation to Martha for her years of service."
Tubman Byway
The board approved a resolution expressing its support for the state to designate the Harriet Tubman Underground Railroad New York Scenic Byway, a 550-mile corridor between Manhattan and Niagara Falls. Phase One runs 173 miles between Niagara Falls and Auburn, home of the Harriet Tubman National Historical Park. Philipstown is along the Phase Two route, which covers 376 miles between Manhattan and Auburn.
Public notices
The board tabled a resolution supporting the proposed Local Government Notice Modernization and Transparency Act, which would allow municipalities to post public notices solely on their websites, rather than paying to have them printed in newspapers.
Last month, Nelsonville's board approved a resolution supporting the legislation. But Philipstown's board members said they wanted to continue advertising in print newspapers. "I would add that a healthy community relies on a healthy press, and I think we should support our papers where we can," said Ned Rauch, a member of the Town Board and a former journalist.
For decades, Philipstown, Cold Spring and Nelsonville used The Putnam County News & Recorder as their "official newspaper" for notices. But after the weekly closed last month, all three municipalities switched to The Poughkeepsie Journal, whi...