• It divides the town into various zoning districts with differing lot sizes or densities, varying from 20,000 square feet (15,000 if central sewer is installed) in the central hamlet districts to 5 acres in the rural district, including the agricultural overlay and the wellhead protection district.
• Although a number of commercial uses are allowed throughout the town (i.e. home businesses and other smaller impact commercial uses) major commercial development is concentrated in the hamlet center and hamlet main street districts. The latest zoning map now includes the flat land behind Stewarts on the Village Green property in the hamlet main street district.
• The agricultural overlay zone covering about ¾ of the rural district includes properties currently or previously used in agriculture (raising crops or pasturing livestock), properties with prime soils or soils of statewide importance and properties included in the County Agricultural District. However, none of the Carvel property is included in the Agricultural Overlay even kthough it meets the first two criteria. The zone
  does not differ from the underlying rural district in allowed density but it restricts placement of houses on agricultural fields to the extent practicable.
• The subdivision regulations require that environmentally constrained acreage (steep slopes, wetlands, flood plains, etc.) be subtracted from the total acreage prior to calculating the net buildable acreage.
• Major subdivisions outside of the hamlet districts are in most cases to be designed as conservation subdivisions, with most of the units
  clustered on small lots and at least 50% of the land preserved as open space. In the agricultural overlay (A-O) district this requirement applies to any development of 5 or more housing units. In the rural and well head protection districts not included in the A-O overlay developments of between 5 and 14 units may be of a more conventional layout with Planning Board
  approval; although the preferred layout is still the conservation subdivision layout. Additionally, in all conservation subdivisions after deducting the environmentally constrained land an additional 15% of the
  remaining acreage is deducted from the total prior to determining the net buildable acreage.
• The zoning draft includes a New Neighborhood Development (NND) overlay that can be applied to a development in single ownership of at least 750 acres. The base density in an NND is one unit to 3 net buildable acres rather than one unit to 5 acres. The open space requirement is increased to 60% of the entire parcel from 50%. Prior to approving an NND rezoning
  application the developer will be required by the Town Board to commit to providing a number of community benefits and infrastructure improvements to the town beyond those obtainable through SEQRA review.
• The regulations also include generous bonus density awards for various community benefits-up to 40% additional units in a regular conservation subdivision and 50% in an NND.
• Affordable housing provisions apply to all developments of 10 or more units.

Jane Waters
November 9, 2009

• It divides the town into various zoning districts with differing lot sizes or densities, varying from 20,000 square feet (15,000 if central sewer is installed) in the central hamlet districts to 5 acres in the rural district, including the agricultural overlay and the wellhead protection district.
• Although a number of commercial uses are allowed throughout the town (i.e. home businesses and other smaller impact commercial uses) major commercial development is concentrated in the hamlet center and hamlet main street districts. The latest zoning map now includes the flat land behind Stewarts on the Village Green property in the hamlet main street district.
• The agricultural overlay zone covering about ¾ of the rural district includes properties currently or previously used in agriculture (raising crops or pasturing livestock) and properties with prime soils or soils of statewide importance. The zone does not differ from the underlying rural district in allowed density but it restricts placement of houses on
  agricultural fields to the extent practicable.
• The subdivision regulations require that environmentally constrained acreage (steep slopes, wetlands, flood plains, etc.) be subtracted from the total acreage prior to calculating the net buildable acreage.
• Major subdivisions outside of the hamlet districts are in most cases to be designed as conservation subdivisions, with most of the units clustered on small lots and at least 50% of the land preserved as open space. In the agricultural overlay (A-O) district this requirement applies to any development of 5 or more housing units. In the rural and well head protection districts not included in the A-O overlay developments of between 5 and 14 units may be of a more conventional layout with Planning Board approval; although the preferred layout is still the conservation subdivision layout. Additionally, in all conservation subdivisions after
  deducting the environmentally constrained land an additional 15% of the remaining acreage is deducted from the total prior to determining the net buildable acreage.
• The zoning draft includes a New Neighborhood Development (NND) overlay that can be applied to a development of at least 750 acres. The base density in an NND is one unit to 3 net buildable acres rather than one unit to 5 acres. The open space requirement is increased to 60% of the entire parcel from 50%. Prior to approving an NND rezoning application the
  developer will be required by the Town Board to commit to providing a number of community benefits and infrastructure improvements to the town beyond those obtainable through SEQRA review.
• The regulations also include generous bonus density awards for various community benefits-up to 40% additional units in a regular conservation subdivision and 50% in an NND.
• Affordable housing provisions apply to all developments of 10 or more units.

Jane Waters
September 21, 2009

PINE PLAINS – Planning consultant Bonnie Franson appeared before the Town Board Jan. 31 to discuss her progress in the review of the proposed zoning law.

Franson, of Tim Miller Associates, was retained last year to work with the Town Board on that review, which she began in November. To start the process, Franson took a look at the town’s objectives, especially in ensuring they kept in line with the comprehensive plan.

The next step was to meet with Town Planner Nan Stolzenburg, which she did in December.

“We discussed the history of the comprehensive plan and the thoughts behind the zoning law, and particularly the concept of the density being proposed, Franson said.

To some extent they also talked about the changes that have occurred since the beginning of the plan’s drafting.

“Since December I’ve spent some time up here and I’ve really gotten a sense of your environment,” Franson said, adding that that includes the agricultural environment, the amount of vacant land and the development pattern in the hamlet.

She also told the board that Stolzenburg provided her with some history and insight to the Carvel Property Development. Her priority remains, however, the town’s zoning needs.

“This month my focus is on getting fully familiar with the zoning code,” Franson said.

That code is what was proposed by the now disbanded Zoning Commission, which was formed specifically to draft zoning regulations for Pine Plains, the only town in Dutchess County without any zoning laws.

Franson said she wants to learn about the procedures and the organization, as well as the substance, of the code.

“Are there definitions in place and are they consistent?” was one question she asked of the board.

To help guide the town through her queries Franson said she will produce one report on the zoning law itself and two reports to address the review of the density formula that has been proposed. She said there’s one basic question that needs an answer.

“Does the zoning as crafted achieve what the town wanted?” she asked.

The three reports will be submitted to Attorney to the Town Warren Replansky sometime this week. He will review them and if he finds them satisfactory the board will then hold its first real meeting with Franson.

“This is not a meeting,” she said last Thursday. “This is just a report.”

In January, Stolzenburg provided Franson with digital files to help her put a Generic Environmental Impact Statement (GEIS) together.

“We’re moving forward and going full steam ahead as far as the process goes,” Franson said.

“There is a lot to do,” said Councilwoman Dorean Gardner.

“At some point in February we’re probably going to look at scheduling another meeting to talk about our findings and the law,” town Supervisor Gregg Pulver said, as he brought the town up to date on the projected schedule for the zoning review.