2017 COMPREHENSIVE PLAN UPDATE REVIEW

Transcription

1 2017 COMPREHENSIVE PLAN UPDATE REVIEW ECONOMIC DEVELOPMENT Prepared for: Town of Blooming Grove Town Board Prepared by: Nelson, Pope & Voorhis LLC April 2017

2 TABLE OF CONTENTS I. OVERVIEW... 1 II COMPREHENSIVE PLAN... 2 Page A. Existing Land Use Inventory... 2 B. Recommendations... 3 C. Camp LaGuardia... 7 III. TOWN OF BLOOMING GROVE TAXABLE ASSESSED VALUE BY LAND USE... 9 IV. EXISTING ZONING A. Town of Blooming Grove Zoning B. Camp LaGuardia Zoning V. ZONING FOR ECONOMIC DEVELOPMENT OPPORTUNITIES A. Additional ORI Zoning Districts B. Camp LaGuardia C. New Nonresidential Zoning District LIST OF FIGURES Land Use Inventory, Town of Blooming Grove Proposed Zoning, 2005 Plan Comparison of OR District Before and After Village Formation Portion of Camp LaGuardia in the Town of Blooming Grove Camp LaGuardia property Straddling Three Municipalities Figure Annual Assessment Roll, Town of Blooming Grove including its Villages Table of Use Requirements, Town of Blooming Grove Town of Chester - Uses Allowed in I Zoning District LIST OF TABLES 1. Town of Blooming Grove (including Villages) Taxable Assessed Value by Land Use Category District Town of Blooming Grove Potential New Nonresidential Area Page i

3 TABLE OF CONTENTS (cont.) LIST OF MAPS Follows Page 1. Proposed Nonnuisance Nonresidential Area - Context Proposed Nonnuisance Nonresidential Area Proposed Nonnuisance Nonresidential Area with Environmental Features Page ii

4 I. OVERVIEW This Report is intended to inform and assist in a comprehensive plan update process commenced by the Town of Blooming Grove Town Board. The information contained in this Report contains a review of the 2005 Town of Blooming Grove Comprehensive Plan ( 2005 Plan ), describes the changes that have occurred since adoption of the 2005 Plan, and sets forth recommendations which, if the Town Board is in agreement, can serve as a supplement and update to those contained in the 2005 Plan. A draft version of this report has been reviewed by a focus group of Town officials, citizens and stakeholders that has been established to oversee the comprehensive plan update process, and this report reflects the results of the group s comments and input. As set forth in New York State Town Law Section 272-a, a comprehensive plan is the materials, written and/or graphic, including but not limited to maps, charts, studies, resolutions, reports and other descriptive material that identify the goals, objectives, principles, guidelines, policies, standards, devices and instruments for the immediate and long-range protection, enhancement, growth and development of the town located outside the limits of any incorporated village or city. A comprehensive plan provides the framework for a municipality s zoning, i.e., land use regulations. In fact, once a Comprehensive Plan is adopted by the Town Board, the land use regulations must be in accordance with the Plan. The Town of Blooming Grove is located in Orange County, New York. The Town consists of the incorporated Villages of South Blooming Grove and Washingtonville, with the remaining land area constituting the unincorporated area. The Town, from a land use regulatory perspective, controls only those areas situated within the unincorporated area. Land use regulations applicable to the incorporated areas are established by the respective village boards. Thus, the 2005 Plan for Blooming Grove addressed those areas outside village boundaries; it was finalized in December The Town s Zoning Law was amended at that time to implement the many land use recommendations contained in the 2005 Plan. The document states: This Comprehensive Plan is a vision for how the Town of Blooming Grove will grow and develop over the next decade or more. This Plan updates the 1994 Comprehensive Plan, and should be revisited and updated within five to ten years. The Comprehensive Plan should be a living document, and every year the Town Board should review the Plan and develop a specific set of goals and actions for the year, noting which goals have been met, and examining those which have not. It is timely for the Town to review and assess the existing 2005 Plan, based on the timeframe established in the Plan itself, i.e., 5-10 years. Significant changes have occurred and the consequences of these changes need to be evaluated at this time. These changes include but are not limited to: The Village of South Blooming Grove was formed in 2006, and land uses within this approximately five (5) square mile municipality are now regulated by village agencies; and Camp LaGuardia, a former homeless shelter serving the City of New York, has been vacated and acquired by Orange County. The County desires to reuse the site, a portion of which is located in the Town of Blooming Grove. Blooming Grove Comprehensive Plan Review Page 1

5 Consistent with Section 272-a of New York State Town Law, the Comprehensive Plan needs to be reviewed to determine what aspects of the Plan are still relevant, and what areas require revision. To that end, the Town of Blooming Grove Town Board has retained Nelson, Pope & Voorhis, LLC, to assist it in this review, and to identify the elements of the Plan that remain relevant, and those that require review and revision. Also, as part of this effort, the Town Board has established a citizen focus group to review the findings and reports prepared in the review and update of the Comprehensive Plan. The Town Board has determined as a first initiative, to review the recommendations related to inter alia economic development embodied in the nonresidential land uses and zoning districts established in the Town, and determine whether any changes since adoption of the 2005 Plan have resulted in the need for revision to those recommendations. For purposes of this Report, the evaluation of economic development and nonresidential uses relate to commercial and industrial uses. It is understood that agriculture is also a beneficial nonresidential use which supports the Town s economy and enhances the Town s ratable base (and adds little demand in the way of community services) and also supports the historical and diverse history of Town land use. This Report focuses on nonresidential uses which further diversify the Town s economy and its ratable base, and promotes employment opportunities. II COMPREHENSIVE PLAN A. Existing Land Use Inventory The 2005 Comprehensive Plan included an extensive inventory of the Town s resources, including its land use pattern. Figure 1 below presents a table identifying the various land uses, by acreage. Commercial uses total less than 2 percent (305 acres) of the Town. The 2005 Plan noted that commercial uses do not require much land area, in so far as the Town s population can be served by relatively few commercial areas. Moreover, the surrounding towns and villages, especially the Village of Washingtonville, serve many of the commercial needs for the Town. Similarly, industrial uses total only 22 acres within the Town. The 2005 Plan stated that given the reasonable access to Route 17 and the large amounts of land zoned for industrial uses, it was surprising that little land had been developed for industrial uses. The 2005 Plan conjectured that this was likely a result of industrial development being lured to other surrounding towns where access to the regional highway system is easier and the physical topography better suits industrial development. According to the 2005 Plan, only 0.11 percent of the Town was being used for industrial purposes. An additional 1.48 percent of the Town was in commercial use (including office). Like many communities in Orange County, single family residential land uses represent the majority of the Town s land uses. Blooming Grove Comprehensive Plan Review Page 2

6 B. Recommendations Figure Land Use Inventory, Town of Blooming Grove. The goals and objectives of the Plan set forth the aspirations of the community and are identified in Chapter 10 of the Comprehensive Plan. The goals associated with economic development and activity are as follows: The Town will actively encourage limited new commercial uses to increase the tax base and provide employment, though such uses should not over burden the existing infrastructure. New commercial uses should conform to the Town s rural image. The Town seeks to encourage limited new regional-destination office, or commercial establishments in appropriate locations along Route 17M that do not harm the quality of life in the Town. The land use concept expressed in the Comprehensive Plan discusses four land use areas: the Rural Residential, Rural Crossroads I, Rural Crossroads II, and ORI districts (which translate into the four primary base zoning districts regulating land use in the Town). The primary purposes of these land use areas are as follows: Rural Residential - To preserve the Town s character and protect the natural, scenic, and culturally significant landscape, the Town should modify the existing zoning code to create a single residential zoning district to be called the Rural Residential District. In the Rural Residential District, the prescribed amount of development should be based on land suitability, infrastructure availability, surrounding neighborhood character, and the Town s Goals and Objectives. This zoning district would be a shift away from conventional zoning and subdivision codes that stress minimum lot sizes to a site- and infrastructure-based zoning, recognizing site-specific environmental constraints and issues related to Town character. Limited non-residential uses, Blooming Grove Comprehensive Plan Review Page 3

7 compatible with rural character, would be permitted as Special Permit uses in the Rural Residential District. Rural Crossroads I - Continuing with the traditional development pattern in which commercial uses were located at the intersections of rural roads, commercial uses should be guided to key intersections where nodes of commercial and residential activities would enhance Town character. The Rural Crossroads I District would allow small-scale commercial development, including professional offices and retail uses, while following strict development design guidelines that preserve the Town s rural character in a manner consistent with the historic feel of the area. Rural Crossroads II District - Similar to the Rural Crossroads I District, the Rural Crossroads II District would allow for mixed-use development in a manner that is in accordance with traditional development patterns. However, the Rural Crossroads II District would allow for a higher intensity of commercial, institutional, and residential uses. The design of the Rural Crossroads District II should create a node of activity and a focal point for the Town. The form of development including the use, bulk, design, and setback requirements should echo the traditional building and development pattern associated with older Town and village centers. The development of the Rural Crossroads II District should occur in a cohesive manner. ORI District - The bulk and setback provisions within the ORI District should be modified with focus placed on preserving rural character. The allowed uses should be modified to encourage uses that reflect the Town s heritage, such as conference centers and tourism-related businesses. With regard to the Comprehensive Plan, it was envisioned that nonresidential land uses would be allowed within any of the four zoning districts described above. However, only one zone, the ORI, allows nonresidential uses exclusively. As per the Comprehensive Plan, the ORI zoning district was recommended along the southerly border of the Town in close proximity to NYS Route 17. See Figure 2. Blooming Grove Comprehensive Plan Review Page 4

8 Figure 2 Proposed Zoning, 2005 Plan. The Comprehensive Plan also envisioned that site-specific development projects may be presented to the Town, which would be deemed consistent with the Comprehensive Plan based on certain findings, even if not specifically anticipated in advance and mapped in the plan. Chapter 11 includes a discussion related to Specific Plans for Development, which outlines this concept: To further the goals and policies of the Town s Comprehensive Plan, the Town Board may evaluate and analyze on a site-specific basis the best use of an identifiable parcel of property regardless of the underlying zoning. If the Town Board determines after careful review, which review shall consist of a land conservation analysis and any other analysis as required by the Town Board, that the property is appropriate for a more flexible land use plan, the Town Board may entertain an application to rezone the property subject to development of a master plan prepared for the property. In its deliberations as to whether to entertain an application, the Town Board shall consider and give weight to all factors including, but not limited to proposed uses; public benefit; natural features such as waterbodies, wetlands, steep topography, or ridgelines; and scenic views. Subsequent to the adoption of the Comprehensive Plan, the Village of South Blooming Grove was formed in The effect of the adoption was that the majority of the land zoned ORI within the unincorporated area became part of the Village. Figure 3 provides a side by side comparison of the area that was intended to be zoned ORI as per the 2005 Plan, and the area which remains after incorporation of South Blooming Grove. The pink area in the top image is the ORI district as per the 2005 Plan. The bottom image is what remains of the ORI within the unincorporated area. It is noted that the Town added area into the ORI Blooming Grove Comprehensive Plan Review Page 5

9 district on the south side of Route 17M to make up for the reduction; those lands are already developed with nonresidential uses. In addition, the Town also lost areas proposed for the RC-1 district, which allows commercial uses, as a result of the Village s formation, in proximity to the intersection of Clove Road with NYS Route 208. Figure 3 Comparison of OR District Before and After Village Formation. Blooming Grove Comprehensive Plan Review Page 6

10 C. Camp LaGuardia The 2005 Plan does not identify or include any recommendations related to Camp LaGuardia, a former 1,000 bed institutional facility that housed New York City s homeless men. The land on which it is located was bequeathed to the City in 1918 by the Marvin family. It was first placed under the Department of Corrections, and served as a Women s Farm Colony. Some men were also housed there to do heavy work around the facility. In 1934, the facility became Camp Greycourt, where 600 unemployed men were housed and farmed; in 1935, it was renamed Camp LaGuardia. This was due to the fact that Camp LaGuardia, at the time the plan was being prepared, was in the City of New York s ownership and its transfer into Orange County s ownership had not been anticipated. 1 In November 2006, the Times Herald Record (November 16, 2006) disclosed that the City was divesting itself of the property. Specifically, the news article states: The Camp La Guardia men s homeless shelter will close by June 2007, ending what has been a years-long contentious relationship between the 1,000-bed facility and its neighbors. Orange County Executive Ed Diana is poised to announce this afternoon that the county will buy the 300- acre campus that straddles Blooming Grove and Chester for $8 million, according to Chester town supervisor Bill Tully. Legislator Noel Spencer though expressed doubt that the deal will go through. He said a purchase like that would have to be approved by the Legislature, which had not been informed of the deal before today. As its closure was announced in 2006, the potential reuse of this specific site was not considered in the 2005 Plan. This Report considers Camp LaGuardia and its potential reuse, as it is a major land holding within the Town with pre-existing buildings that could potentially be reused, depending on condition and cost. Within the Town of Blooming Grove, the parcel is identified as Section-Block-Lot Its boundaries are identified on Figure 4. Its total acreage is 59.6 acres, based on Orange County Real Property tax records, and is owned by Orange County. The parcel is shown in two segments, as there is an intervening tax parcel that is a former rail right-of-way in separate ownership. The overall parcel is also separated by one road Greycourt Road. Although it appears that it is also separated by another road, Whitetail Run Road terminates at the property boundary. 1 Times Herald Record, November 19, Blooming Grove Comprehensive Plan Review Page 7

11 Figure 4 Portion of Camp LaGuardia in the Town of Blooming Grove. The majority of the facility, acres, is situated in the unincorporated area of the Town of Chester. Approximately 4.4 acres of the property is situated along Greycourt Road within the Village of Chester. In total, Camp LaGuardia is approximately acres as per Orange County Real Property data. The boundaries of the entire site are shown in Figure 5 below. The yellow area is within the Village of Chester, the green area is within the Town of Chester, and the blue area is within the Town of Blooming Grove. Access into the site is from Greycourt Road. Note that there is a weight restriction on the portion of Greycourt Road within Blooming Grove which does not permit heavy trucks to utilize this road for local access. In addition, the entry into Whitetail Run Road is for secondary emergency purposes only, and the access point is gated. A discussion of this site s zoning is described later in this report. The land on the northwest side of the former rail right-of-way is cropland within black dirt soils. This area is also constrained by the 100-year floodplain. The developable portions of Camp LaGuardia are the upland areas where the existing buildings are situated, on the southeasterly portion of the site. The town boundary between Chester and Blooming Grove bisects the developable portion of the property. While the vast majority of the site is north of Greycourt Road, a small portion of the site is located on the south side of the road and also bisected by the town boundary. Blooming Grove Comprehensive Plan Review Page 8

12 Figure 5 Camp LaGuardia property straddling three municipalities. III. TOWN OF BLOOMING GROVE TAXABLE ASSESSED VALUE BY LAND USE The New York State Office of Real Property Taxes publishes a categorization of land uses by assessment for the Town (including the Villages) on an annual basis. The most recent published information is for the 2015 tax roll. Figure 6 shows the broad breakdown of parcels within the Town of Blooming Grove, including its villages. Blooming Grove Comprehensive Plan Review Page 9

13 Figure Annual Assessment Roll, Town of Blooming Grove including its Villages Table 1 provides the assessed value of land by land use category. Table 1 Town of Blooming Grove (including Villages) Taxable Assessed Value by Land Use Category Total Municipal Taxable Percent of Total Land Use Category Assessed Value 100-Agriculture $2,135, % 200-Residential $235,139, % 300-Vacant Land $7,107, % 400-Commercial $20,590, % 500-Recreation and Entertainment $114, % 600-Community Services $76, % 700-Industrial $718, % 800-Public Service $11,864, % 900-Public Parks, Wild, Forested, and Conservation $0 0.00% Total $277,747, % Source: NYS Office of Real Property Services, The vast majority of the Town s taxable value is from residential uses, which constitutes percent of the total taxable assessment roll, i.e., the burden of the governmental costs falls on the Town s residents. Commercial uses is the second highest category, representing 7.41 percent of the roll. However, the commercial land use category includes residential uses such as apartments and other living accommodations. If these residential type land uses are excluded, the percent of the nonresidential commercial taxable base is reduced to 4.98 percent of the total taxable base. Public services, Public service uses, e.g., electric and gas distribution and transmission lines, account for approximately 4.27 percent of the taxable assessment roll. Industrial nonresidential uses account for only 0.26 percent of the ratable Blooming Grove Comprehensive Plan Review Page 10

14 base. Only 0.77 percent of the Town s total taxable assessed value consists of nonresidential agricultural uses. If the Town seeks to diversify its ratable base to allow additional areas for nonresidential uses, it could do so by expanding those areas zoned for nonresidential purposes. IV. EXISTING ZONING A. Town of Blooming Grove Zoning With the adoption of the 2005 Comprehensive Plan, the zoning regulations were updated to make them consistent with it, as required by New York State Town Law. The following table presents the nonresidential uses allowed within each zoning district, as per Section 235 Attachment I, Table of General Use Requirements (see Figure 7 below). Nonresidential uses are allowed within all zoning districts in the Town of Blooming Grove, subject to differing approval standards: Town Board or Planning Board as the approving authority; and, site plan, conditional use, or special permit approvals are required depending on the specific use and zone. Residential uses are allowed in all zoning districts except the ORI, Office/Research Industrial district, which excludes these uses. Blooming Grove Comprehensive Plan Review Page 11

15 Figure 7 Table of Use Requirements, Town of Blooming Grove. B. Camp LaGuardia Zoning Within the Town, Camp LaGuardia is presently zoned Rural Residential which allows single familydetached dwellings. In addition, retail, office, personal service, animal kennels and hospitals, bed and breakfasts, restaurants, entertainment complexes, golf courses and country clubs, hotel/conference center/corporate training center, membership clubs, and trade and vocational schools are allowed in this zoning district subject to various approvals. Uses such as motor vehicle service stations, non-nuisance industry, research institute or laboratory, and warehouses/distribution are not allowed in the district. Overlay districts also regulated portions of the property that are intended to protect scenic and natural resources. These are the Scenic Viewshed Overlay and the Surface Water Overlay. Within the Town of Chester, the Camp LaGuardia property had been zoned OP, Office Park. The zone included a large swath of land that included the Camp LaGuardia site, extending south to NYS Route 17 and the Town s boundary with the Village of Chester. Local Law 3 of 2016 rezoned this area from OP to I, Industrial. Governmental buildings and uses, such as fire stations, offices, and other uses, are permitted Blooming Grove Comprehensive Plan Review Page 12

16 uses in thei district. All other principal uses are allowed, but subject to site plan approval. The uses allowed by site plan approval are shown in Figure 8. The allowable uses in the I zoning district are consistent with uses allowed in the Town of Blooming Grove s ORI zoning district. Along Greycourt Road in the Town of Chester, all properties are included in the I zoning district. The zoning district is readily accessible, and vehicles can make use of the exit from NYS Route 17 onto Lehigh Avenue which connects to Greycourt Road. The approximately 4.4 acre property in the Village of Chester is zoned M-2, Manufacturing. Principal permitted uses in the M-2 zoning district include the following: Wholesale storage and warehouse facilities. Gasoline fuel storage tanks located entirely underground. Lumber, wood, feed, and other similar storage yards not salvage or junk yards. Manufacturing, processing, producing and fabricating operations which do not produce any noises, fumes, odors or vibrations. Trucking terminals with repair and servicing facilities, provided that all repairs and servicing, except for refueling, shall be conducted within a fully enclosed structure. The zoning district also allows certain uses subject to special use permit approval by the Planning Board. Figure 8 Town of Chester - Uses Allowed in I zoning district. These include the outdoor storage of building supplies, raw materials, fuels, finished products, machinery and equipment, so long as they are properly screened, and adult entertainment uses. V. Zoning for Economic Development Opportunities As part of this Comprehensive Plan Update review process, the Town Board has established a working or focus group to consider the extent to which the Comprehensive Plan should be amended or revised. This Report has been reviewed by the focus group, and their comments have been integrated into this report. The following discussion provides a focus for these discussions. Note that in considering the need for rezoning portions of the Town for economic development opportunities, the Town Board and focus group specifically evaluated existing nonresidential zoning throughout the Town, and also considered the appropriate zoning for Camp LaGuardia, given its change of ownership and use, which was not considered in the 2005 Plan. Blooming Grove Comprehensive Plan Review Page 13

17 A. Additional ORI Zoning Districts Very little of the Town s land area is devoted exclusively to future nonresidential uses. While the Rural Residential zoning district permits nonresidential uses, it becomes more difficult to introduce nonresidential uses within an area once it is developed with residential uses because of the potential land use conflicts. The Mediacom building, constructed on a parcel with frontage on Old Mansion Road, was able to be constructed within the Rural Residential zoning district as it was allowed by special permit approval of the Town Board, and is situated on a large tract of land in close proximity to NYS Route 17, with few residential uses immediately adjoining it. Thus, the ability to approve it was made easier since it would impact few residential properties. There may be other properties in Town which are similarly situated and which could be set aside for nonresidential development. To that end, the focus group, in discussions with the Town, should consider whether it would be appropriate to rezone additional areas of the Town to the ORI zoning district. To accomplish this objective, an up-to-date land use map should be prepared which shows areas that are vacant, well-buffered from existing residential neighborhoods, easily accessible to major county and state arterials, and potentially served by central sewer and water service. This can be accomplished by a series of overlays prepared using geographic information system software. The primary limitation in siting additional ORI zoning districts is that certain uses may not be compatible when in close proximity to existing residential neighborhoods, such as motor vehicle service stations or passive adult uses. B. Camp LaGuardia Camp LaGuardia is a special and unique property unlike others in the Town of Blooming Grove. The property is large, straddles municipal boundaries, and contains a significant number of extant, potentially reusable buildings, including buildings that may be deemed architecturally significant. Given the amount of work and cost that would be involved in redeveloping the site, it is uncertain if it would be developed for single family detached uses as allowed by the existing Rural Residential zoning district. The allowable nonresidential uses within the Rural Residential zoning district may also be too limiting when considering the redevelopment opportunities for this site. The property could be rezoned from the existing zone to the ORI zoning district. However, certain uses, including those mentioned previously, such as motor vehicle service stations and passive adult uses, would be problematic given Camp LaGuardia s adjacency to a large residential neighborhood to the west, which includes the Sherrydale Manor subdivision, Oxford Park subdivision, and various single family dwellings along Whitetail Run Road. As described in Section II.B above, the 2005 Plan anticipated that there may be site-specific instances where rezoning a property would be consistent with the 2005 Plan Update after due consideration and analysis. Camp LaGuardia is one such property which should be considered for rezoning at this time. Blooming Grove Comprehensive Plan Review Page 14

18 C. New Nonnuisance Nonresidential Area An overall Land Use Map was prepared for the focus group s review, to identify any additional areas of the Town that could be rezoned for economic development and nonresidential uses. The Land Use Map was used to develop recommendations for a potential new nonresidential zoning district within the southern area of the Town. This area, and its relationship to the entire Town, is shown on Map 1, Context Map. 2 This area adjoins existing ORI zoning districts, and most of the land is either vacant, used for utilities, or is active or abandoned farmland. This potential area is also separated to some extent from residential neighborhoods by the Heritage Trail. Proximity and easy access to major transportation corridors (Route 17 and Route 208), and areas with little to no residential uses were considered in recommending this area for potential economic development. The new zoning district would encompass the Camp LaGuardia property in the southwest corner of the Town and extend to Route 208 and Route 17, to also include Mediacom building and additional parcels in the same ownership. Map 2 provides an enlarged view of the area proposed for non-nuisance nonresidential uses. The parcels are numbered, and the ownership and basic data for each parcel are provided in Table 2. The area shown as 20 is a collection of dwellings and vacant land with access from two private roads Celtic Place and Romeo Drive. This area is presently located in the ORI zoning district, and uses are existing nonconforming uses. If integrated into a new Nonresidential Nonnuisance zoning district, these uses would remain nonconforming. Note that it is understood that a parcel which shows up in the Orange County Real Property database as Parcel , in the ownership of Rieger Enterprises LLC, has been annexed into the Village of South Blooming Grove, although tax data still shows it within the Town. For purposes of this Report, the parcel is not included in the Town. Map 3 illustrates environmentally sensitive features within this new Nonnuisance Nonresidential Area. Swaths of this area are constrained by the presence of the 100-year floodplain, NYSDEC and ACOEregulated wetlands those areas have been largely in agricultural use given these constraints. As recommended below, potential uses within this new zone should continue to allow agricultural uses. A field survey of the agricultural properties in this area indicate several appear to be fallow and up for sale. 2 This map varies from the official zoning map of the Town of Blooming Grove available from the Orange County Planning Department website, in that an existing SH zone shown on the county s map expired as per the Town zoning regulations applicable to this district. Thus, it is not shown on the maps included in this report, and it is presumed to have reverted back to the zoning district. Blooming Grove Comprehensive Plan Review Page 15

19 Table 2 Town of Blooming Grove Potential Nonnuisance Nonresidential Area No. Section Block Lot Owner Land Use (As per OC Real Property) Orange and Rockland Utilities Utility Mediacomm Realty LLC Vacant Industrial Mediacomm Realty LLC Office Building Old Museum Village Vacant Commercial Orange and Rockland Utilities Improved Beach Crasa Family Trust Rural Residential/Agriculture Orange and Rockland Utilities Utility Line Orange and Rockland Utilities Utility Line Mediacomm Realty LLC Rural Vacant Arlette Johnson Dairy Farm Kent and Maria Hoffmann Dairy Farm Arlette Johnson Field Crops HIS Blooming Grove LLC Field Crops Javelin Realty Field Crops Vista Woods LLC Rural Vacant Orange County Rural Vacant Orange County Land Trust Rural Vacant County of Orange Government Buildings Consolidated Edison Utilities Erie Property Corp Rural Vacant (former rail ,21.1,21,2, Source: Orange County Real Property, right-of-way) Miscellaneous Property Owners within an Area Presently Zoned ORI Single Family Detached Dwellings or Vacant Land The Town should consider creating and adopting a new zoning district, which could also be applied to properties throughout the Town. This new zone would allow nonresidential uses only. In considering the creation of a new zoning district, the following attributes should be considered: Blooming Grove Comprehensive Plan Review Page 16

20 It is likely that the larger agricultural properties in Town could be considered for this zone. Agricultural parcels tend to be large, and given their size, could be developed in the future in a manner that allows adequate buffering between nonresidential and adjoining residential uses. Agricultural uses should be allowed to continue within any new nonresidential zone. Uses that are incompatible with adjoining residential areas, such as motor vehicle uses or large, outdoor recreation facilities, should not be allowed in any new nonresidential zoning district. Allowable uses should be considered that generate employment opportunities and property tax revenues. To that end, uses that may potentially not generate such uses, e.g., not-for-profit schools or governmental facilities, should be discouraged. To limit potential incompatibility between uses, residential uses should not be allowed. The location of buildings on any lot should be flexible, to allow buildings to be located in such a manner that minimize impacts on adjoining properties, such as noise or lighting levels. Any board reviewing an application should have the ability to require adequate vegetative buffers between a nonresidential and residential use. The zone, if it includes Camp LaGuardia, should provide the flexibility to allow for the adaptive reuse of existing buildings, and consideration should be made to preserving buildings that may be architecturally significant. The zone may include existing buildings or properties that will straddle municipal boundaries with the Town of Chester. The zone should recognize that ancillary facilities, e.g., parking, may be located on another tax parcel within an adjoining municipality. Given the expansion of medical-related uses and facilities in the region, any new zoning district should incorporate such uses to allow them a place for expansion. Impervious surface areas should be limited so as to promote and provide adequate greenscape for purposes of buffering a nonresidential use from a residential use, and integrating landscaping into the overall design to encourage an attractive layout. To encourage economic development, the approval process should be streamlined and uses could be allowed as permitted uses subject to site plan approval only. These uses would still be subject to review in accordance with the regulations implementing the NY State Environmental Quality Review Act. The area would still be subject to applicable existing overlay zoning districts. Blooming Grove Comprehensive Plan Review Page 17

21 RC-1 Washingtonville RC-1 RC-2 RC-1 n tow lse Hu South Blooming Grove Rd ORI 20 Vacant Multifamily/Tourist Homes Commercial Recreational Uses Community Services Industrial Uses Wild, Forested, Conservation Lands ille Rd Craig v oa d M 17 ute 17 Ro 4 ORI 11 Heritage Trail RC-1 Rural Crossroads I RC-2 Rural Crossroads II Rural Residential ORI Office Research/Light Industrial B u ll Two & Three Family; Multipurpose Residential 12 d M Single Family Detached Agriculture Utilities Gr R on ill Rd Land Use c ou rt R 17 Zoning Areas ey Heritage Trail si 9 G ar ne tt H rt R Gre yco u un R R Wh i t e ta i l Proposed Nonnuisance Nonresidential Area 15 6 Old Man ill oad ig vil le Road ute ine Cr a 1 Bu ll M Craigville Roa d d Ro ute 208 Ro Rd 7 and 8 18 Sources: Esri, HERE, DeLorme, USGS, Intermap, increment P Corp., NRCAN, Esri Japan, METI, Esri China (Hong Kong), Esri (Thailand), TomTom, MapmyIndia, OpenStreetMap contributors, and the GIS User Community MAP 1 - TOWN OF BLOOMING GROVE PROPOSED NONNUISANCE NONRESIDENTIAL AREA - CONTEXT Source: NYS Orthophotography, 2013; Town of Blooming Grove parcels & zoning layers Scale: 1 inch = 3,500 feet Town of Blooming Grove New York

22 South Blooming Grove 7 and 8 ORI 20 Route 2 Rd 1 Bu ll M ine y re c d ville R 7M te 1 Ro u 11 1 ute o R Heritage Trail 7 y wa ick Qu 18 Rd G 12 4 Bull Mill ou r tr oad ORI Craig Whi We st 10 Ro ute ill 9 G ar ne tt H Eq ue st ria n Dr iv e oad rt R Gre yco u Rd Old M ansio n R d t et a i l R u n Ro ut e Crai gvill e Ro ad 08 Proposed Nonnuisance Nonresidential Area Heritage Trail Zoning Areas Land Use Agriculture Single Family Detached Two & Three Family; Multipurpose Residential Vacant Multifamily/Tourist Homes Commercial Recreational Uses Community Services Industrial Uses Utilities Wild, Forested, Conservation Lands RC-1 Rural Crossroads I RC-2 Rural Crossroads II Rural Residential ORI Office Research/Light Industrial Sources: Esri, HERE, DeLorme, USGS, Intermap, increment P Corp., NRCAN, Esri Japan, METI, Esri China (Hong Kong), Esri (Thailand), TomTom, MapmyIndia, OpenStreetMap contributors, and the GIS User Community MAP 2 - TOWN OF BLOOMING GROVE PROPOSED NONNUISANCE NONRESIDENTIAL AREA Source: NYS Orthophotography, 2013; Town of Blooming Grove parcels & zoning layers Scale: 1 inch = 2,000 feet Town of Blooming Grove New York

23 South Blooming Grove 7 and 8 ORI 20 Route rt R oa d yc 12 Village 17 M te Ro u We st ORI Ro ute Eq u es t G ar ne tt Hi ll us M Old Mansion Rd ou re G 6 Craig ville R d t e t a il R u Whi ria n our t Gre yc Rd n 2 3 Ro ut e 5 e um Bu ll M ille R o ad Dr iv e Ro ad Crai gv Rd ine Rd Heritage Trail 16 u Ro ic Qu ay kw 1 te 7 18 Bull Mill d R 19 Proposed Nonnuisance Nonresidential Area Heritage Trail DEC Wetlands NWI Inventory Flood Hazard Zone A AE AE, FLOODWAY X, 0.2 PCT ANNUAL CHANCE FLOOD HAZARD X, AREA OF MINIMAL FLOOD HAZARD Zoning Areas Land Use Agriculture Single Family Detached Two & Three Family; Multipurpose Residential Vacant Multifamily/Tourist Homes Commercial Recreational Uses Community Services Industrial Uses Utilities Wild, Forested, Conservation Lands RC-1 Rural Crossroads I RC-2 Rural Crossroads II Rural Residential ORI Office Research/Light Industrial Sources: Esri, HERE, DeLorme, USGS, Intermap, increment P Corp., NRCAN, Esri Japan, METI, Esri China (Hong Kong), Esri (Thailand), MapmyIndia, OpenStreetMap contributors, and the GIS User Community MAP 3 - TOWN OF BLOOMING GROVE PROPOSED NONNUISANCE NONRESIDENTIAL AREA WITH ENVIRONMENTAL FEATURES Source: NYS Orthophotography, 2013; Town of Blooming Grove parcels & zoning layers Scale: 1 inch = 2,000 feet Town of Blooming Grove New York