Putnam Valley Nixes Mixed-Use Zoning Proposal

By Rob Sample

After listening to several sessions of public comment, the Putnam Valley Town Board unanimously decided to withdraw a series of proposed townwide zoning changes during its Jan. 28 meeting.

“We decided to withdraw the proposed changes based on public input and on the advice of our newly appointed town attorneys, the firm of Daniels, Porco & Lusardi,” said Town Supervisor Alison Jolicoeur.

Dave Daniels, managing partner at Daniels, Porco & Lusardi, noted that the proposed zoning changes could have an environmental impact, suggesting the formation of a steering committee to ensure any changes would be in sync with the town’s 20-year-old comprehensive plan.

“My thought is… to withdraw it from consideration and start again with the process,” he said.

The new zoning proposal – the brainchild of the volunteer Neighborhood Business Committee in Putnam Valley – sought to create a host of commercial/neighborhood zones. The proposal aimed to foster mixed commercial and residential development in Putnam Valley, with an eye toward attracting small mom-and-pop enterprises. It also was championed by former Town Supervisor Jacqueline Annabi as a way to encourage the patronage of local businesses that many in town say they favor, while protecting the local environment.

Nonetheless, the proposals met intense criticism during the Nov. 19 and Jan. 28 public hearings. Critics said the changes would alter the town’s semi-rural character while not guaranteeing successful business development.

Peekskill Hollow Road resident Christie Kroll pointed to deficiencies in how the town had filled out the 13-page environmental assessment form associated with the proposed zoning changes, saying that some of that EAF information was incomplete.

“It leaves the town in an uncomfortable position, legally, so I think the EAF should be revisited,” said Kroll. “What I’m hearing is ‘go slow,’ and I absolutely agree that is the right thing to do.”

Shawnee Road resident Jeff Coren said the town needs to proceed cautiously for a key reason: the local watershed. “This is the county of lakes,” he said. “Everything we do has an effect on the lakes and lake quality.”

People in both sessions pointed to a key sore point: the abundant empty storefronts and commercial properties in some parts of town.

“Everybody keeps talking about how we have all these buildings that are empty,” said Councilwoman Sherry Howard. “They want to see businesses in them, but they also have to realize that we do not own them. Unless they (property owners) are willing to put businesses in them, there’s not a lot we can do.”

Even after the proposal was withdrawn, several on the board said they favor the proposal’s goal and voiced their intention to keep it moving forward.

“I see this as one part of a much bigger picture,” said Jolicoeur. “I’d like to move forward, but in conjunction with other things as well.” She cited a need to update the town’s comprehensive plan, and also said she would study the town’s open-space inventory.

Both Howard and Jolicoeur stressed the need for outreach to the building owners and offering assistance to them in attracting business. Councilman CJ Brooks said it’s also important to attract quality enterprises.

“We don’t want situations where buildings have been rezoned and then sit empty because somebody’s got enough money to buy a building – and they don’t really need to have a business there,” he said.

In Councilman Louie Longo’s view, the zoning code changes mark a return to how things once existed in much of Putnam Valley – with small, family-owned businesses coexisting with residences. He said the Neighborhood Business Committee will need to judiciously solicit public input on any proposed changes in the future, because any change will alter the town’s landscape in some way.

“We need to tread lightly on it, but we also need to move ahead,” he said.

Councilman Christian Russo noted that the public requires good, clear information on any proposals to change zoning regulations. He also said the committee will need to carefully consider the comments made during the two public hearing sessions – and seek even more input from residents.

“The members who volunteered to be on this committee put a lot of time and effort into this over the past couple of years,” said Russo. “I believe we can have some small businesses in these residential-type places throughout Putnam Valley and increase our business here.”