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Angel Brook Acres Corporation Rezoning PetitionAIN MWN Dip 09APPIWOW111, The folloAng OtMa( ce i'I+,4"? a� opptil BE 11 RESMAM10 KNO )MAMM) by t1a TOWN 1RV of the TUNN HAPPINGUR, Dutchass County. Now York, in pursuance A the author- ity conferred by the Town Law of the State of ism; vcns, that tha" MaNG WMUNCE of the Town of Wappinger mKOM January 29, M3, 1,Q<]5 i". nrn - Article M entitled "Establishnewt N' Districts" toe fulAM154; Musificatjon, Section TT - MUM TV entitled "Owwral nayoAtAmy" M,,r by addLngtheretc� . . .. ), i S i ("', �f �, S � Suction 421 . . ..... . .. Tho intent A Ma district t'o F',,acilitate the orderly dove I ope 01 f a pripas in a setting cmiducive to jnzhU,,c,,, and growth; protectio" from blight, &Mer%ratlan, aM on=34Ihalp, mont A nam-compatihie twos, and effiMnt traHic qmvemnt, Section MAI In an 041 Offico Xesearah Diatri= rm building or knul sht,F)', be used, end zw NAIding shall be aracted or altariand , aMish is arranged, intended, or designed tc be used, ni sAvQe ca, in part, for HUY uuez except the VOILUWing�, H. Uses allowmi the 410MMI Roan",", 1, dWen - Rzv:*3 Were f>PnMA!, Usummuce, "nal oetate, data process i"ng "'Like accounting, or like services are '�'fa't 8 tc"�k. d R<w d „1 (m apl, d4')'Vr ' la", wh'icl"" performed, or buildings or—zooms MUM W the wOrk 0 adminintration, 2, an 74,0Z, w/or IMMamt axies ,, licatiion for site plan approval We Building inmpector for a Certificate Of &a&a. No wokc qaV, duwc W.M, Worn or athafr d vibration, Owl, ZMAKWAn',' Wan,-' building in b) .,'ah wi""")Irl' services nha,F_'l. p(,,,rnwnant structure, ot the grounds,, Section 425,01 - SIM"Uotures No buiLAmg, structure O'hall be erectod to a haiqtt in excass of VQW-41ve 13A fewt. A,, watm: tmmr, kwwwmr. Pay ne OrMted tO SM, WOO as P0r"t0'fI '("'rr r"', t section 425, 02 I AMU 1 wn The procedures set 440 IM11 W tollowe& uses suhleM to MM ling pravisianw.,, No wokc qaV, duwc W.M, Worn or athafr d vibration, Owl, ZMAKWAn',' Wan,-' building in b) .,'ah wi""")Irl' services nha,F_'l. p(,,,rnwnant structure, ot the grounds,, Section 425,01 - SIM"Uotures No buiLAmg, structure O'hall be erectod to a haiqtt in excass of VQW-41ve 13A fewt. A,, watm: tmmr, kwwwmr. Pay ne OrMted tO SM, WOO as P0r"t0'fI '("'rr r"', t Nection 42,13.04 anc',,antq,� For rtVwwv Each lot in separate f,,r..,c�nt ,,,�,)o stroat at Lo oE 5,) feet, All buildings an any IOL, buildings, shall occupy no morm than a, lat"O""i C'"I" 1""Wsrv"Lyfiv� Paz centrx""", IDV outside Parking area av'ky vnx"'�'t exca,,eci Und,rty-five per cent any area, must bu maintained at WOL to the axtent of 40% o.h.ail be main a,uu in Section 425AM - Yardr,,� Yards shall be Mul"Ject'-, to buildings an any lot ohmil be erected nearer to mnr Weet AQW, of -way line than 125 feet, or nearer than 200 feet 9) any Reeidm:'.',, Zone Boundary, 900tion C'15,07 C Sufficient badges, fencea or Wls, og a design an,�,'I watarial subject to approval by the Planning Board, shall be pro. '%a' I Al I rai ,1,%,kired screening am"I 'Ianc")Sca"'pin' i„,r.. thrvaughout the life of any nue for a B Occupant,(, is granted,, section 425.06 For each Oa; Wre nn.I` drJ,'Ve2WdY,',I,,'!, P,Q'itik a ni"!xi” 26 ft. pavwwwt W&M -4- Saction No parking area shall be clo""'A'eek" to "is'idenc';'e hall fifty (50) feet, There QUA be provided MA MOO than quare faet of parking area AnWWW,. bikt, c"""',Qss ckv roads) for every gre"')SS M not lass Ilmn the fuliowinirj, q"'�aces ` A, 6auks, 11'a space for every 200 Gqpaxe Ast (")f 91-o's's P11'a"'I y D, Business Sarvice on,,, °,a:3 00 Squars feet of gross WOX'a cbllra 'spa'.�O C, 02fices of architec"'to" and Othm: PrW' OfIAMS, InSUMMUO offAMS, �essjanaj officen W which the ratio of visitors U; taqW00s is Numay iow - Onu space for avery 500 9,n'9Ss SPI'w"""e for, t"WfD Profemsional offices erf", '�erts and WWWW"r,, (JLO) Sp""icess bo,,, pzcap titioner; might (o) spaces each for the MennKI practitioners, and six M WcOa (.`",- eich Research and/or, for WIUWI the Miming !A lwaipm& 'm'T't tlhta),!,',d one MPMOO for every M�MMM seatlan 42%10 . . .. . . . . all loading and unloading tbe lot, aither on the side or in" not nearer than IOD feat from 1,11ty sectionorr auWMIlgog, goods, debrin on; work prnducto,-, used for refuse disposal or storage o17. apparatus shall be enclosed by suitable screenb,; ar—Uncing aal� required by Plannin,,,, Plzi.n, �4k,) trai.Ler, te,,,,ipravery struct.u.'re, tt""ai'Lar: ftxuC1"" arab''; . C,: .ria wiiich has not been appmmm(")" lolls 1 J se' in tho site p2am"pproval Wall be used 1wr 1W"md an the premizes for storage or any purposes except dur,,!,rigic)d of of—any permanerit', '1"A'Ae Section III - Thia ordinance Well WO MHUM AMOdAtelY upon adoptimi and fmatiW? as PaOVA&M 4V law, Seconded Q Councilman,, MAILING A009CBM ALL AN13EI-9 HILL RDAC) WAPPIN13ER13 FALLS, N, Y. 1259U PHUNE:9 297,3935 RUDOLPH E. LAPAR 11'"A'd :Ptqt*slonaL EnginAlet Novembor V, 1969 Mr. CIvarlsom E. Mnsor Aoslt. Tand & 01nins Adjuster Taconin State Pnrk Corminsion Mataburg, New.York 12580 De�'Ir f4r. yla�on; MARINE MI0I,.ANo BANK . MAIN STREET WAPPINGERS FALLS, N. Y. 297-936S aw Re: FRrT & Recreation lend Acquisition, Town of Wnppinger� Vnrio"s Rapoluttons of the IT= Board As per our aonversRtion nn Nrive",ber 12* 19690 1 am enclosirr herewith four (4) ropieg of the following: 1. Relolution of the Toxv PoirA. gutbori7ing 3upervisor th, RTenute contract; nN 2. A RrsoTutlon outborizInp the lls"nncQ of capital notes W scrinI bnnli for the purnbamn of the Land for the ParK mity., -if nny fqrth9r AnformRtion in requiredl or irregulRritiev that mrpt by corrected, plelso contact re, ana I will do e7erything MOW to get additionel infooratior to You post-haste. Tbank you agRin for your onoper9tion and qssiptnnoo in these r0tera. Very truly yours R i id o I p b E # La pn'or P.. cc Town Rnard Ulan Y. Rapplpyov, httorney-it-TAw 1: T 0 We the undersigned, Residents of Angel Brook Estates, realizing the benefits of creating tax ratables in the Townof,Wappinger; hereby endorse the foTlowing zoning changes: 1. A parcel of land owned by Angel Brook Acres Corp. on All Angels Road, consisting of approximately five acres of land to be changed from R-40 to LD. (Local Business) 2. A parcel of land owned by Angel Brook Acres Corp. on All Angels Road, COnSisting of approximately ten acres of and. to be changed from R-40 to B. 3. A parcel of land owned by Angel Brook Acres Gorp. on All Angels Road, consisting of approximately 83 acres of land to be changed from R-40 to PI. (ORIanned Industry) a On 11 ADDIW,,"'O VV f . ........ 11J 'us fr L11'. I Z-1 Ink, 151,401110 U)4A V-- Lis Ant KKK-, A! ex:P 9 2f ILZ lop, ._3 4/- 7, /Y let .- Z' M I lid W 7 or , K loop rv�v on)-riv Poo Po' 1 a -!a C h 1 n 1 " 1�v -00 !or-. on .31 W�wjn 100, cunwWtln� A Pywo �Yvs of 1 to bn 04 n -ed pool A-V WOO Anion. I "1" 11 o 1AN wn& by W Q 7vool kc -s Corn, on 11 A n K, 1 i A on A , n on o 1 m t i nj of q rvro7 1 mn ten wrew of 1"M to Sc Onn V vrov A -W to 19 1 r� rcel n 0 " nd n a nod K j A se 1 7rook � n rQ - 0 n P 1. Qn 01 Annals Ao,j, conswig- cf ir row: te, 4 -ren K "�& to to chinned from A-10 to PI., Knnwd Wd"WUN JL' cK. 4V ..... . ..... SO I It ryryyy , , ,112e w' .4,4101" K ^ 77> ............ . .. .. ...... ...... Ljj 0i cL 716 1 All V 1561-19 SJ 5Y WA We the undersigned, residents of Angel Brook Botat es, realizing the benefits of creating tax r7tables in the Town of Wappinger, hereby endorse the following zoning changes: 1. A parcel of land owned by Angel Brook Acres Corp. on All Angels Road, Consisting of approximately five acres of land to be changed from R-40 to LB. (Local Business) 2.A parcel of land owned by Angel Brook Acres Corp. on 411 Angels Road, consisting of approximately ten acres of land to be changed from R-40 to LB. 3. A�parcel of land owned by Angel Brook Acres Corp. on All Angels Road, Consisting of approximately, 83 acres of land to be changed from R-40 to PI. (Planned Industry) / 611"A" Al'� a 0 a L, or v! r. rip A nf onr Wq in Q Kwn 1 by r --cl rook )Crva Orr. 1, 7ansjl2tV,)q of p .0 't."d to to Q n al ov i�nd ownwi vy a el ' rook xreo Cnrp. to le w �wcd 1-40 W of inn! none! �7 - in! '?no? cres lor7., or 7e QcMatlle cc v-r0xlMAQ:/ Orwn" W, qel tc qnsd andpYry) 0 a 20 EAST MA/fid STREET WAdoPINGE RS FALLS, WY. • w N Beatrice Osten ...........................................ofthe Town of Wappinger, Dutchess County, New York beim duly sworn, says that she is, and *1 the several times hereinafter was, the...of W. &. S.D. NEWS, a newspaper printed and published every Thursday in the year in the Town of Wappinger, Dutchess County, New York, and that the annexed NOTICE was duly published in the said newspaper for ...Tle « , week successively.... °Ace.in each week, commencing on the.... ..... day of..Au�usta ........ 19.gq and on the following dates thereafter, namely on ....« ........................................... and ending on the ... 214t .... day of... ugusf...... 1969, both days inclusive . .. Subscribed and sworn to before, me J ...... day °:rte. a ....... Xal � Notary public y My commission expires.. .. « « . « ...�:«�« .�... .`� Aug. 21, 1969 Mr. Charles Alpert Tor. Rd, Wappingers Falls, N.Y. Dear Mr. Alpert: This is to inform you that your application for rezoning to PI was approved by the Town Board at their Regular Meeting of .Aug. 11, 1969. The LO rezoning that was requested by you was denied by the Tbwn Board at the same meeting. Yours truly, Elaine H. Snowden Town fterk MW: +fir cc: Joseph Worona Aug. 21, 1959 Mr. Henry Heiisenbuttel., Diredor Dutchess County Planning Board 47 Cannon Street Poughkeepsie, H.X. Hear Mr. Heissenbuttela At the Town Board Regular Meeting of Aug. 11., 1969, the Board denied the rezoning request from Angel. Brook Estates for LB District. 'yours truly, Zlaine H. Snowden Town Clerk EHS.gr r a .4 A ..g• 21, 1963 r t, Mr. Henry Heissenbuttel, Director. Dutchess County Planning Hoard 47 Cannon St,""."` Poughkeepsie „•. N. Y. Hear Mr. Heissenbuttels At the Town Hoard Regular Meeting of Aug. ll, 1969, the Board approved the rezoning request from Angel, Brook Estates for PX District. Yours truly, Elaine H. Snowden. Town Clerk EH6:gr I 1 4 AN ORDINANCE AMENDING THE ZONING KAP OF THE TOWN OF WA P-D7N . �Lj GER Supervisor ow'ng Ordinance was introduced by &=xxikxxx Diehl who moved its adoption. BE IT RESOLVED and ordained by the Town Boa o -f e Tc -v -, T 4appinger, Dutchess County, New York, in pursuance c- ity conferred by the laws of the State of New York, LS Section 1. The Town of Wappinger Zoning and "07) adopted January 29, 1963, as amended from time to is 11rcbY further amended by rezoning the following des'cri'bed land from "R-40 and (Residential Zones) to LB (Loco Bus-nass), said tract of land being on the west side of All A -n -els, "ill Road and more particularly described as follows.: Parcel 1�—. �'& L: ;. , All that piece or parcel of land lying, being "ad sitiia'zed on the northwesterly side of All Angels Hill Road Tovrn Of Wappinger, County of Dutchess, and State of New Yo::1c fnore cularly bounded and described as follows: Beginning at a point in the northwesterly bounds of All Angels Hill Road, said point of beginning being distant 0 0 - - k S c most southeasterly corner of the lands conveyocl Lo N L w Baptist Convention by Angel Brook Acres Carr— 'by daed l tem Lth day of January, 1967 and recorded in the Off -ice o of Dutchess County in Liber 1216 of deeds at 'ps,0C 356, C."'Lor.- Lh,,-, northwesterly bounds of All Angels Hill Road and S-01-1e,Mll SDi I 17�-04'-10" East 113.54 feet to the most r-orthcast<'.---I-y corner o --- herein described parcel, and running thence along Said westerly bounds of said All Angels Hill Road and a �--,t-c,--ricwall 1-11-10 following,two courses: 1.) South 17'-04'-10" East 49.44 feet to a point, 2.) South 190-21'-40" East 450.56 feet to a poinz-, S,`' -0 being the most southeasterly corne-r of tio --d described thence through the lands of the e Angel Brook Acres Corp. the following thrcc- distances; 3.) South 63'-07'-50" West 977.83 feel to a point, 4.) North 260-47'-10" West: 495.42 feet to a point and 5.) North 630-07'-50" East 1,044.40 feet to the point and place of beginning. Containing 11.489 Acres of land, be the sLaa '"'Ore or less. Bearings refer to magnetic north per Pocking-na-,ri FLI:11:1s. Being a portion of the premises conveyed t-0 -3---ook ACrcs Corp. by Jennie Locurto by deed dated the 31st day of r ;Ust, and recorded in the Office of the Clerk of -Dutches C'Ounry in Liber 1187 of Deeds at page 553. 24 May 1968 Parcel 11 All that piece or parcel of land situate cn the side of All Angels Hill Road in the ToTn of Viappinccxcr, Co°o-- autci ess, and State of New York more part.9.cularly described as follows: Beginning at a point in the northwesterly bourds of All An gots Hill Road, said point of beginning bein�,,, Lhr', easterly corner of the herein described parcel, nn d runn.Ln',, CiC alo-ag the said northwesterly bounds of All P,,-agels "'i 11 7,oad L a stonewall in part, the following two courses: 1.) South 19'-21'-40" East 180.04 feet to the c; 6 D-- afo=--en- tioned stonewall, 2.) South 19'-23'-40" East 44.57 to a point, sa-1.6- the most southeasterly corner of the herein Lei;c::-.bed pl=c��,-L thence the following five courses through the ]Lan,:IS of del Brook Acxes Corp. 3.) South 690-48'-29" West 397.11 feet to a point, 4.) South 200-11'-31" East 11.09 feet to a Poirlt-, 5.) South 660-48'-29" West 479.70 feet to a point, 6.) South 62'-52'-56" West 74.97 feet to a point-, saic' point being the most southwesterly corner of the hE,--cin (,J'Ir:'scribcd parcel and, 7.) North 260-47'-10" West 157.14 feet to the m3sc corner of the herein described parcel, thence -2- PLEASE TAKE NOTICE that the Town Board of the Town of Wappinger will conduct a public hearing at the .a• Jr. High •• Remsen Ave. Wappingers Falls, New York, on July 29, 1969 at 8:00 o'clock P.M. EDT to hear all persons concerning the application of Angelbrook Estates for rezoning of certain premises from "R-40" (Residential Zones) to "PI" (Planned Industry) situated in the Town of Wappinger, Dutchess, County, State of New York. I AN ORDINANCE AMENDING THE ZONING MAP OF THE TOWN OF WAPPI.NGER The following Ordinance was introduced by Councilman MILLS who moved its adoption: BE IT RESOLVED and ordained by the Town Board of the Town of Wappinger, Dutc - Iiess County, New York, in pursuance of the authority conferred by the laws of the State of New York, as follows: Section 1. The Town of Wappinger Zoning Ordinance and Map adopted January 29, as amended from time to time is hereby further amended by rezoning the following described parcel of land from "R-40" (Residential Zones) to "PV' (Planned Industry) said track or parcel of land being situated in the Town of Wappinger, County of Dutchess and State of New York, more particularly bounded and described in the attached Schedule A. a Schedule A All that piece or parcel of land lying, being and situated in t-tIle- Town of Wappinger, County of Dutchess, F"nd State of New 'for_.=re- particularly bounded and described as follows: Beginning at a point, said point be -'ng distant- from the mcs-_ southwesterly corner of the lands conveyed to \e°�4 Yoik Sta-_-L a -p -L I s Convention by Angel Brook Acres Cor -p. by deed dated the 4-z--. aa.,; 0 -- January, 1967 and recorded in the office Of the Cle:o]c of Jute yes County in Liber 1216 of deeds at Dace 335; South 021-201-15z' 'est 861.20 feet, and running thence t:rlrouc`- the lands of Angel Brook Acres Corp. the following eleven courses: 1) South 431-051-10" West 1,143.32 feet to a point 2) South 621-011-5011 West 985.06 feet to a point 3) South 771-331-3011 West 427.03 feet to a point 4) North 730-121-4011 West 671.63 fee-, to a .00int 5) North 234-341-40" East 1,132.54 feet to a point 6) North 361-091-30" East 708.46 feet to a point 7) North 500-241-5011 East 532.00 feet to a point 8) North 720-591-10" East 420.40 feet to a point 9) Sauth 381-391-2011 East 426.12 feet to a point 10) South 581-431-0011 East 277.32 feet to a point and 11) South 261-471-1011 East a total distance _-ance of 809.91 feet pass'nc- throuh the most northwesterly corner of a proposed shopp4n- center, at 314.49 feet to the point of beginning. Containing 83.822 Acres be the same more or less. Section 2. This amendment shall become effective upon adoption, posting and publication, as prescribed by Town Law. Seconded by:,�IICOUNCILMAN BEADY Roll Call Vote: 'Supervisor Diehl Councilman Clausen ,Councilman Finnan Councilman Heady Councilman Mills Da4d: z 04� '0 (D _0 < 0 10 G, 4- L L 0) F- lo _0 to(a (o 4- L L v In in a ro 0 — D -N� IL L 0 4- -1- r Lave a) C: 2f L 0 (1) 3 (D 0 U) E n -0 Q) 0 0 = c,- >, Ct LL- C: U) cr) U) 0 (CLo Ln :z-�: — L- . 4- L- (0 (D U) C) +- ,4_ � ZY C,:)j r m 7-1 q p m i��°n* u�"', w"u'mw„”.._ � r ��"w �r fir' '��w� �.. m" ^" ��' �,.:�M .�;�� ,✓ W � w ° �,«�! °�." � µ � ,p , ,,�^" �"° � wP w* � ,„°* A a P 'dh. . . ..... Ocl lop" ZO , , Le,, , 11 41 A VP "I I 11P .. ...... . . .. h t4o E'ni Orn "Ok 11P _,_4t Vol AO, I. 'e"AL 107 41 ..... . .. ... 17, aI' R..w �� A�i,�mra"� �um"u+nN.... „.n" p w,�,r vMi°"."'.��,w,.nw ., Mu m�safs.. �mm' .W.n �°''I �+,,._ny,�4� �� ,�,µ.w""�,wm�"�m�,"N ..'�m+w'0��w,.r d I�„�,. �,wry"'°IN n+�"'P "W� "'ww 4'N.�w ,pMd,G6 _,_4t Vol AO, I. 'e"AL 107 41 ..... . .. ... Oe Q,�s 1c, ol le, 4Lel 47 10, .. . ... .... 01, .. ... .. .. ILI....... ... f lU I", July 25, 1969 Mr. Norman Decker, Fishkill# N.Y. Dear Mr. Decker: The Town Board has expressed the desire that you gentlemen attend the pyblic hearing on Angelbrook rezoning to Pi which is scheduled at 'Wappinger Junior High Auditorium, July 29, 1969, e:oo p,m. They feel that your moral support might be needed on .this particular rezoning petition. If you need any additional information on this, please, call this office and we'll be glad to " jfill you in► EHSsgr R I Yours truly, Elaine fit« Snowden Town Clerk . J � A I Page 2 Zoning Referral 68-91-a [3] The district Is, or capable of being, served by all neces- sary utilities. [4] Traffic going to and from the district will not use resi- dential streets. [5] Access routes and exits will be far enough away from houses so that truck noises and vibration are not per- ceived by neighboring residents. [6] 'The area Is protected by zoning from residential encroach" ment and incompatible industrial neighbors with distances separating all district uses and buildings from surround - Ings that in fact constitute a buffer. [73 Zoning should prevent any harmful or unpleasant effects from nci 5sr -,dors, fumes, glare, vibration, smoke, vapors, electrical emissions and irdustrial wastes. E83 The district should be large enough to constitute a full sized zone (80 to 500 acre mlrrlrums are used In various areas for this purpose) and parcels should be large enough to subdivide for mo'ern hors.'°ental plants with parking facilities, loads r., area z4nd i a and soaping, Evaluation The following evaluates subject application from the point of view of each of the above criteria. Re Topography: The Angel Brook Acres proposed site for a PI Planned Industry District is located on a hillside site with topography ranging in height from 275 feet to 420 feet above sea level. Almost the entire western slope and por- tions of all the other slopes have grades of 10 percent or greater. This factor Initially makes development of the proposed site difficult and more expensive than development of level areas of the community. Buildings, parking and loading facilities are difficult to site. Re Accessibility: The park, as proposed, would have direct access to a local road from which traffic would have to travel over one or more secondary roads to reach a major thoroughfare. Of the secondary roads, the alignment of All Angels Road (County Route 94) is particularly poor. The major highway affecting this area In the future will be the West Dutchess Turnpike which will Intersect to the north and south of the site with major thoroughfare Routes 376 and 82, respectively. Industrial areas exist along this right-of-way that should be more attractive for potential development. r Re Affect of Traffic on Residences: The proposed industrial site would have direct access to a local road which undoubtedly would be used for residential traffic and will provide access to residential lots opposite the industrial site. This would present very definite conflicts between uses as far as traffic, noise and truck vibration are;;concerned. Normally, in an Industrial park, a r I Page 3 Zoning Referral 68-91-a single collector route providing access to the industrial sites Is provided to prevent the conflicts caused by periodically heavy employee traffic and service and transport vehicles. Re Surrounding Uses: The Angel Brook site also presents problems with regard to its overall relationship to the surrounding neighborhoods. To the south and west there are residences presently being constructed, and to the north roads are being constructed for a new subdivision. Any industrial park Is visually hird to deal with; however, the location of this proposed park in the center df a residential area and on a hilltop emphasizes this difficulty. Industrial struc- tures, including those proposed for Angel Brook, by their very nature are low, flat buildings dotted over the landscape, dominated by cars. The buildings often, look alike and are surrounded by asphalt and fencing. The hillside location of the industrial site in question would tend to emphasize these characteristics when viewed from the residential area. Re utilities: The proposed site has no drainage problems and could be served by the necessary utiIItics. Re Residential Encroachment: The PIEnneci In"ILIstry District in the Wappinger Zoning Ordinance does not provIde for control of ais industrial park. It permits, with.site plan approval only, a mixture of residential, commercial and industrial uses with very few restrictions. Adjacent areas are not rdequately protected or buffered from permitted uses. Re Zoning Protection: If an industrial park is to locate in a residential section of town, It and adjacent uses should be protected by the use of a district with specific standards regarding noise, smoke, odor, dust and dirt, noxious gases, glare and heat, fire hazards, industrial wastes and transportation and traffic. CONCLUSION The Dutchess County Department of Planning finds that the Angel Brook Acres office research proposal is In basic conflict with the criteria for evaluation of such sites with regard to both the suitability of the land for industrial development and the compatibility of such a proposal with surrounding land uses. As previously noted, the site Includes large areas of steep slope, Is not located on a major thoroughfare, Is served by residential streets which would provoke conflicts between the two uses, Is not buffered from residential uses and con- flicts aesthetically with surrounding developments. It would appear that the proposed office -research center was an afterthought rather than a part of the overall comprehensive plan for the Angel Brook Acres development as originally conceived. RECOMMENDATION The Dutchess County Department of Planning recommends the Town of Wappinger deny the rezoning of the proposed Angel Brook Acres Planned Industry District. 'I . '6 4 Page 4 Zoning Referral 68-91-a The Dutchess County Department of Planning does not presume to base its recom- mendation upon the legality or Megalfty of the facts or procedures enumerated In said zoning action. Dated: July 28, 1969 �Latl� Henry issenbuttel, Commissioner Dutchess County Dept. of Planning I -��r_':� .—.-..... r.• r.a �.i• Ir rrr��..�i• V.i(�L 7I ■YII I� ■iVV■ ^r air .. v..r January 6, 1969 Dr. Robert Heisler, Chairman Wappinger Town Planning Board VanVoorhis Terrace Wappingers Falls, New York 12590 Dear Dr. Heisler: As per your request, I am enclosing a written evaluation of. the Angel Brook Acres Office -Research proposal. similar to that which was pre- sented orally at your December meeting. Also a written record of the analysis of local business district needs for the easterly part of Wappinger. It is the considered opinion of County Planning Department staff that (1) the Town of Wappinger should not establish.a planned industry or office -research type district as requested by Angel -Brook Estates, and (2) that the Hopewell Road -All Angels Road area should be favored for establishment of any new local busines;10NER 'rict. Ve- tru. s, NRY BUTTEL COM l S OF PLANNING HH:en r FPMIV�a JAN 6 1969 TOWN OFA WAPPINGER PLA7G BORD ov EVALUATION OF ANGEL BROOK ACRES Office -Research Proposal An Industrial park has been defined as a planned oe organized industrial dis- trict with a comprehensive plan which is designed to insure compatibility be- tween the industrial operations therein and the existing activities and character of the 'community in which the park is located. The plan must pro=,> vide for Areets designed to faciI•itate truck and other traffic,•proper set- - backs, lot size minimums, architectural provisions, landscaping requirements, and specific use requirements, all for the purpose of promoting the degrees of openness and park -like character which are appropriate to harmonious irate a Al gration into the neighborhood. CRITERIA. FOR,EVALUATION The above definition is•applicabie to all -industrial parks whether oriented. toward offi�ce�research industry or manufacturing industry. S.ultabi.lity of the land for industrial development and compatibility of -the uses with sur- rounding areas is particularly important in either -situation.. A planned industrial district is suitable for industry and compatible with surrounding . a residential areas if it meets the following criteria: -'l 1. The Iand area should be reasonably level, flood free, well- ii 11 drained and capable of bearing heavy loads. 2. It shoo e id b located on a major thoroughfare and accessible, where necessary,` to air, rail and water transportation facilities. l i 3. It should be, or capable of being, served by all necessary utilities. 4. Traffic going to and from the district should not be permitted on residential -streets. Traffic routes and exits should be -far enough away frmm houses so that truck noises and vibration are not per- ' celved by the residents. t p 5. The district should be protected by zoning from residential- encroach f i ment and incompatible industrial neighbors. Distances separating all. district 'uses and buildings from surroundings should In fact consti- tute a buffer.. 6. zoning should prevent any harmful or unpleasant effects from noise, odors, fumes,g 1 are, •.v i brat i ori, smoke, vapors., e I ectr i'ca l em i ss i ons',r f F and industrial wastes. j i 7.% The district should be large enough to constitute a full sized zone is 80.to 500 acre minimums are used in various areas for this purpose.. ' Parcels should be large enough to subdivide for•modern horizontal plants with parking facilities, loading area and landscapi.:ng. .._. EVALUATION - r The Angel Brook Acres proposed site for an office -research industrial park Is located on a hillside site of rugged topography varying in height from 275 , feet to 420 feet'above sea.ievel. Almost the'entire western slope and por- • tions of, all the other slopes are ata grade of 10 percent or greater. This factor initially makes development of the proposed site difficult and more expensive than development of level areas of the community. Buildings are difficult to site and parking and loading facilities, in particular, are more difficult to provide adequately on excessive slope. The second requirement listed above suggests an industrial district should be located on a major thoroughfare. This park, as proposed, would have direct access to a local road from which traffic would have to travel over one or more secondary roads to reach a major thoroughfare. Of the secondary roads, the:al,ignment of All Angels Road Is particularly poor.. z The major highway affecting this areaJin the future will be the West Dutchess { f thoroughfare Routes.376 and 82 respectively.. It would be expected thatfi de- E mand for 'industrial sites would be nearer these key intersections in the €' future or along the already designated industrial sites along Routes 9, 9G, J. 376 and the New York -New Haven Railroad. As previously noted, the proposed industrial plants would have direct ac- cess c cess to a local road which would undoubtedly be used for residential traffic E. and in all probability will provide access to residential lots opposite thei ':industrial site. This -would present very definite conflicts between the uses as far as traffic, noise and truck v.i.bration'ar concerned. Normally, in an industrial park, a single collector route providing access to the,_..____ -industrial sites is provided to prevent the conflicts caused by periodically I; heavy employee traffic and service and transport vehicles. The Angel Brook site also presents -problems with regard to its overall rhe- , ' is lationship to the surrounding neighborhoods: To the south and west there # are residences presently being constructed, and to the north roads are being constructed for anew subdivision. Any industrial park is -visually 1 hard to deal with; however, the location of this proposed park in the center of a residential area along a hilltop emphasizes this difficulty., Industrial structures, including those proposed for Angel Brook, by their very nature are low, flat buildings dotted over the landscape, dominated i. by cars. The buildings often look alike (not always attractive) and are surrounded by asphalt and fencing. The hillside location of the industrial site in question would tend to emphasize these characteristics when viewed from the residential, area. . i Although the proposed. site has no drainage problems and could.pe served by the necessary utilities, the disadvantages of the topography, lack of adequate .. I transportation facilities and conflicts in land uses appear to be overriding i E factors against the location of industry on this site. As previously noted, these factors are all significant in varying degrees in the development of every type of industry, whether light, heavy or office -research. A. As has been noted the Planned Industry District in,the Wappinger Zoning Ordinance noes not provide for proper controls of an industrial park. It, permits, with site plan approval only, residential, commercial and industrial uses with very few restrictions. Adjacent areas are not adequately protected or buffered from permitted uses. If an industrial, park is to locate anywhere in the Town, it and adjacent uses- should.be protected,by the use of a district -with specific standards regarding noise, smoke, odor,,dust,and dirt, noxious gases, glare and heat, fire hazards, industrial wastes and transportation and traffic. The use of such a. district .should be guided'by specif.ic criteria which would assure its location on land areas well suited for industrial purposes; An example of an Office -Research District in the Town of'Poughkeepsie zoning Ordinance is attached for your :In-� formation. A similar district.could be developed tailored to serve the needs of .the Town of Wappinger. CONCLUSIONS AND RECOMMENDATION The'Dutchess County Department of Planning finds that the Angel Brook Acres office research proposal is in basic conflict with the criteria for evalua- tion of such sites with.regard to both the suitability of the land'for,in - dustrial development and the compatibility of such a proposal with surround- , i MIC _O_a Section 3.50 OFF IC"RESEARM. nOW WrRICT l NT W T 21. T��e Intent of this districtis to encoup,-,E32e and facfVII'fir to the orderby of 0,,f3ce. avid MUCH& resoarch C"terprises io a seliing con- d"CIVC' tO PUblIC S3afCty, j.,ey &rjfj growth; protection frcm and Of nov'icempatibi(. utes % a CS ricicn Zraffic movement including Cwploy6es Zind �.'ruck traffic. The area he?qhtel b. and pjInce,,,,,�jjt regulations, as Wasi as use raguletions, refliect the iotent of this district. 3.50.2 In 0A Office Research District, no bait inn 0s' premise shall by used W no building Swt 'be orea. ed or altered which 16 arrynn-d. intended or desigi- ad to �e usa4v in of in Pas t. for ally useG, PCX- Cept 00 fo'�'�'C"mingu A� UISES A,LL(.Y4RD 24V �Zone.- SIU11�1MECT TO S�711:. Pir"11.11"I By T.1 -11"E' 17 re p a r t C L; b-lds Of tranUCted 0�' bV�i�Ma�,G ore SIPPIWd or PerOrmad jnJudivy but AW limited to bVidingi to j.0vois it; olych work ' T, JS Wfor", Or 01! diV�jS C, - for th-, work of Over the co;�ntev S 5, repa!rn' m�2'lntn_noncc or j7sp�ey Of Sudh Peer'lucts. 2,. P.esaarch laboratories or 56heals. AUSPUMS, MC&CIT CHOW, for tlh'a ased" Wans&i.;ei o•r anceszCry buildings an'd Son nyujact to SAC P�10'n u k r 3.50.2 USE C. i OWE -0-11 ae Ivo smoke case dust f umsordcr;,orr any ori-hor atmosphericE:o�Vzq�cE?�p�frtlCi7c�$idiili�iCiS�'y��r�fC or vibration shai3 be Jisscr�dneted beycdnd the building in Which Such use is ccnducted ho Such use s a -Tl aot constinte a' firegeasIos- ion or other physical i,azaard4 C. 1.1%10 water Po M on 61 othor health „azzGrd ahs j `i resWt ; rcii the operation ion of such usop USES ALLOWED S'OWECT TO THE 6?,UTMOr a ZA T 6 QM OF A SPECIAL MMIT SY TWE BOARD OF APPEALS Wornai; l ancessory byi i d i rigs and ac- cessory y usas o The aspects of 4,,n4 use, whicl-i need to he cons r dlerea before the granting o u special permit are �k"/4t c e"19 L C :io d.A W Cdr' W'r'4",CJlvsti6Ci„ isui ll`rliri' b1^U:y specific uses involved, the W'e'.i:ns;ty Ga use,,, and 'mss':e presence of itiM➢isance creatiiii, Me objectives es of .'+`,hase cons i der" t i oris are the cootro�! i:.f ti.;.' sizov 10caa.'ionn nature, end int€rs'ity of use and zi'e tragi"w ic to those �u. ve, s %whic'n "sit"L not adversely affect the overa[ I character of the area. All u5es allowed subject to the wi": riizastton of a diris� 3u'� Perri -it by ?i.a gezird' Q ""pPeC S "10t a"%C' he subject to site pian V,,vi' nova l L -y he Board. No building shell be c.'b•eL.te to ca k -e7.j5ht; ui"? C".c'ess, Gi three stories totaling 35 feet, ence p t that such hT-e i ght m.'ay be i nc r eos'ed 'Qy a<<�C i a L "' r m'i Kf '�'1t34" i Si by the .zoo neo, Board "'"f 1 .DCtza`I s, to h", ins �3a:,, or s t'., n stories, provided no p4}rtion or any bi.il iir'7) sn cncesS Of 35 "9Fv i in i'4%iCh�: jhai�l be 1f0c',':ted 'o'iishoiri ct r3t�� rifi:l LArUC3ii tO f'iV (5) i6tid12s SLrLh.hq,.'iq',V +i-'Z�i �W iG-�i1 District i.l oi,nsdC�l` r y andVice03 ,: iir...a «'i u.r,i i:� l�ti1L � i Seg amy pi cipart y. or street right-of-way 4 as C3t`.i" er then n 0Residence District Mundary. - t 90 V 3.50.4 L07, AREA AM FRONTAGE Nlo lcz slha- ',j havc,-, 'm area of less th2n three 13) acres where ndiqin;.n� a 0-R Or de- Noped W" zooe. All other WR t1ots shall hcv,,.- a Pain- imm area of six (6) acreso w, lot °.;7'o IE have frontog� of let than 300 on awl y stre,�:t cb"ttinq Such lot and frcmi which street accuss is p�-ovjcled, thei-ato oj- a depth of less than 400 feet at any point. COVERAGE - M11 bui�dinqs on any lot, incru. ding mair, L -rd accessory buHdings, shat ;I occupy not more then 25 r cent of the area of such lot. WAR DSo m a. FROMT YARD - Ho buildings or pal t thereof shall be erected nearer to aa y street right -of -wzy 'Hne t-han 100 feet. b. SME YARD - A side yard Or va"-C�s tc'zaMI�3 '-:11t least l0r) feet sh�fl , i b;: roq1A rer.',P, amc'.'pt Coat no buildings -shall bo emand naarer t�.am feet to bny Residence District qoundavy. c. REAR YARD - There shalt he a mm�yard QvIng is depth of not ICras tho�'n 310 fee"t" zxce�"'t no building shall be neav-er than feet to any Residence District '&Oundary-- �n CkD��e Cf aw; irr'�gutar th�-" to,what comitums a SM Or rear yerd KIM Jt'. aIU4'e by ihe BuiTidi-ng, (;nsp'zctar- SCREEN% an4 LANDSCAPE% .- A fencQ r,5- of and material subject to npprvvall by th,,, �ess Six C)) ew.' with a h'Z�0�'�hz of n vi the case of planting scream, not thas 01ght (8), feet adequate ze screen at all s��at-iainis of mhe yea--,- f operations conducted on the lot f� ii '4.i1 vic,.,;,! a"i butting Residence District hiohaH be Residence Boundary. The entire street frontaga of tl.,(e for `,Zad drivemys as specified in paragraph 3''50.8 shaTv 0 yl a 'd :eco ped to a depth of SO feet an -�A-iat kit,simL;h -ova'� of t4;e and or scriewing suJ bject to the roppi BoarS 91 ZONE -0116, IS9 E-. I R.S han 21d 'Ncl, P f �I r"3 ID n C 11 U. S i Vf ', of a i Ti �� S b U Z Us 1 ve of CL f N"')Ilch a Le of 91 1101 thztl Z"IIQ rivmber of spaces for 41-,e. mi it g 'ex C 0 ons - 0&g -iks, businff ess oices wrim Othcr"a"Se, e&ch lot zilaU be at �e@st ona fe�z Of fDcor area plus 9VC55 Ona eL vir <.,k, s s dr i v v.va i/ w a SFi -n I m tupz vi C; t 2. Lia f E.11 s(wa.rc fee't. Of g;-055 Hwr 6ras plus space for each For one-i'�ay -:4,r i veway S f enlglne,-rs, real of - �CCS, I iISUrW)i' i.1 e 01"fice5, and 0 t t I in .vI16*61 -4 he, rat to 20 r feet. The ti be two ff", such drive"'6, I a r, rst four Or thoreof of 1,014 "mgc pi-�-;S for every four SmGidrcd fcat of I'C""t froalrag,* NI C"Cess Of the first four kor-dred fem-tv 3a;3 -0a 1") PAII)IKANG, - No p,zr'kinq, area shalT be coos-cr to R.S han 21d 'Ncl, P f �I r"3 ID n C 11 U. S i Vf ', of a i Ti �� S b U Z Us 1 ve of CL Q� roedsl for evcry rqe:as-e foot,of gross ficor -s 0;wea 1101 thztl Z"IIQ rivmber of spaces for 41-,e. mi it g 'ex C 0 ons - 0&g -iks, businff ess oices wrim Othcr"a"Se, S •:Ct:. One sp-,,a for every 206 fe�z Of fDcor area plus one parMng 5pace pev eve.l• y three e;n- 2. Lia f E.11 s(wa.rc fee't. Of g;-055 Hwr 6ras plus space for each Office,.; of Gttornevs 4P f enlglne,-rs, real of - �CCS, I iISUrW)i' i.1 e 01"fice5, and 0 t t I in .vI16*61 -4 he, rat to Of ViFilt0ru to is similarly iGw - 00e space for 500 square ie ti of qro.ss floor area, A)ILIS One parking sp8ce. Ifor each t,jo i-jjjpjcyees, 1 f; Oro SSjG5,6'j'j Orf.�jCCS n,." PI tition_ err of Hvallino Arts ewd Scieoces -I spaceS II. be p i d c- kj f o Q t.i e f f rs. , P r.1 C t on s r elgib- sp-aces cach for the -i $ 0-,r, C', n d is 1 rd 3 rL llr c 1 0 1 r3 in, n d n, t ZONE -0-R GIFF-STREZ PARKING REQUIRES-VI:jy'S e Xo'sp i t L y, fic,, z4 s for ha e �. gei CC)n two a beds u cna space f t) + two r C;��ployo s, PDUs bnga 5pa:,- for each doctor. ==� ti10 VOC4Et i 0n;.r 0 7rZ;Q`i 3Cj'1 .313' 5 - Cine space and t administrators, ever'/ i 7 va Y w -C3,a l I s; "} U i:i X On yspzc,Fy for p: ,18ce for evadry our °�{,a'zs;03 3C grr� ill the, ¢^iC.'hcz)l L Research and moi~ di'.�h`.`AQR` 0 ' ,,,�. t laboratories -� • o i�;�ja T1��i� �l �1 k,.�Gi�:"�'i'L�J� IV l':a pp p �g for one VIA the ba:;;llding II& out not iie;5 'GrI ail ORO Sii'uice fG3 every 600 t ;quzzrc feat tjlG� i ryoor area. Gpa ce for eeitt h llv�r"ee CA eYis'every - larger Q. the shift �.,�ir �r� one S�a��ce for 'ev r y l� j E00 - !50PPre 'feet gross floor area, wh;6io► e4— is larger. EMMET LOAU0 Xa] All fl .iS n j ?mv cti4ir $":bl taksPima entirely On w1al IN 0;I the the S;&3 or in the k'C3c,3 of inj4y u71� 'c. 44AHt;i�l cV. if.. dri°i �; niece D!gtricl: Yui t'�a§'�ti«�'i e�d't`.f'r .�. J E'�1'L'3 � iS`i'6 �t f�i �i''u�4. iii..'(:: ;E. �; 6.i ��4w � 4'41f �':tr1y{Mr i r�i, F• i �.k � �. `5 1`o.."1dinl,,-i [.1ni'.,f '4�t' p d'u V.G i�L r .?h E beprovided""�i i�llte ideLi - fk'¶�:" b 1 or I l:'��> of k^5-css Y;,'�_?;¢","4: zrei%i, ai':�i 9�'.r �:v i;iit:;;il c�'�n c - 're rC'ke aa1��iI - o '77 C,,,ir 4 � C %'s L 5C { �.: 4,� �j' 1 4f� r'' i1 ."� :. 7 � IV .,? f o S. i ' y l"r oo 'i-izc � bili th VI ss l ��/4��:4�.�1� iI `�', u': it «�Vcrr o ' less 'i. i i il` ip "} , feet, ocfl essn `PIS i7,.^..i'�1ii, or riilw, pwM6;nylMV?:7 i+l 'ti�fv J• '� 4'i � a cz.,) , o ;': m Y.'r uy 1..''.R k�.Yw 1eV 1 �w CI ! � �. Y �� ' 1" 6 ?e9S f i r i?r74 °9tt3!" 4�;�t 4`i fir' �;i, G"re; "isli's ' ,. 1': alp c 4 a7 '1 i 4i a �,SC; �p:",n c' 1 3,3+ '! c"- � � '{. ,r 1Li 6�7 i Yil a ri, Y„c'o t• with Y Y i YG.I rvR i31'.. �s� y�''• •fM irl.i�Iti C",/�.��rl... .,r v' VE�. a street or uif fa as wall i r A local business center is a shopping complex that fulfills neighborhood needs for dai-ly type commodities. These are generally designed about a super- market; serve 7,5.00 to 20,000 people; average 40,000 square feet in floor space; and utilize 4-10 acres of Iand areas. - CRITERIA FOR EVALUATION Determination of how many 'local business centers will -be needed in the fore- seeable future and where these should be located invoives'consideration of (1) market-demand,,(2) neighborhood development, and (3) site selection factors -»- al three' being inter -related. Consideration must also be given to community:design goals (specifically'the relation between I.ocal business centers and neighborhood developments), and deveiopmen,tai objectives set forth in the master plan on pages 21 and 22. Study of these factors indicates that one local business district will be needed for each 20,000 population. And, that this design population should be distributed in four geographical areas, each of which constitutes a neighborhood unit. Or, to put it another way, there should be one local E: business district for every four neighborhoods'. EVALUATION I Exhibit A presents a schematic diagram of how the Town of Wappinger can be expected to divide, through a natural. growth process, into a system of neighborhoods. Each neighborhood being a local community, of around 5000 . _ people, centered around an elementary.school complex.with wail defined boundaries. These units are generally bounded by main arteries with local shopping at one ed a at an arterial hi' hwa unction and/or at the uncture i pP� 9 9 9 Y J J of four 'neighborhoods. • E -2- Exhibit B relates the neighborhood units shown in " AI to existing business districts and generally suggests where additional centers will be needed as ` the Town grows. Specifically, the evaluation centers attention on the area E J. surrounding the intersection of County Routes 28 and 94, i.e., Hopewell and i LANE Iw �, r r yon Rfb OA A° i �14 � � � I '� ifs r •� � �� r � }} ! Vii. � + � c °\ S 1 E ill �r� a `pHt hAMPtO c Q _l PSD 'i ` �j CAMELOT `A Rp i� I J ?R DELL O 33 HILL LAI - I.lip f��ff P fI ...�, ' ■ • ! 1� `1 L(LSA - � is SII\I L Pj( YJ Vie �U Ci � w�91 s°4(� ,J r' �R `. i i.. �\ , ryor �tyy'r 1 I HUGH o A f QP :' `HO• �L a tr k�p0 1 r _ +�1�.tC�D�PC21�rac� (4 LAnTFO 01 ati� 1� p� �.y ( l PARA RENT !i / TERM ■ vp 1 VV nR VORo i I OPEE / ; •y T EV ' COVAT 1�w[ ° C o� ' .ate GREEN 1�a �� w� �,•.. aIc 'VALLCYVICW O rY TT]F� Rv C3TAT 74 _ ° S1� J$ r a° a� Nc� + liS Int t I rt 21 ' 1MA '/ �' �r � Lar RED OA qo F 14 � Q•y# M° � t 4, � 77 � - _ doh � f �+ ?e ►w[ rtA 1 j� DR= f� i l er d �kAT° �OUTn� SM� O r,F i + i a I / QT enaC h4MpF c e r< To C LL OCAMELOT cc DELL fJe HI LAI RpOLIN P LRL AMC'R W P , ! N LS-RHC LLJ. QXlD R 1 - J kGC 4� ( E HUGHS K ! J t X Dp V D [ w p0 pD j (l Q j i+' A Lr rcRR �(1 f r� o44 L Gas �!a S I R�wx � � � f U 52 POTENTIAL� nn" yn*`t♦ d"/ 1S pLp sTA' c' i Z.d4. SVS u� RG Zo ' 1 1 EE - I Al _... _.�_._..... _.._ _....__..._._ ._..r_.� -.,. _._.. _.......m ._ __..__.. Page 2 Zoning Referral 68-91-b Study of these factors indicates that one local business district will be needed for each 20,000 population. And, that this design population should be d#s- tributed.#n four geographical areas, each of which constitutes a neighborhood unit, and houses around 5,000 people. Or, to put it another way, there should be one local business district for every four neighborhoods. s., FvAinatinn Exhibit A presents a schematic diagram of how the Town of Wappinger can be ex- pected to divide,,through a natural growth process, Into a system of neighbor- hoods-,. d nalF§hborhood being a local community, of around 5,000 people, cen- tered around an elementary school complex and having well defined boundaries. Neighborhood units are generally bounded by main highways where local shopping Is available at a location convenient to a complex of 4-5 neighborhoods. In Wappinger, County and State roadways, and to a limited extent Town roads, forth natural boundaries for neighborhood environments. East of Route 9, ten neighbor- hoods can be defined. Exhibit B relates the neighborhood units shown in "A"'.to existing business zones, and generally suggests where additional centers will be needed as the Town grows. Specifically, the evaluation centers attention on the area along County Route 28, i.e., Hopewell Road. The northerly half of the Town should be served well by zones at Maloney Road, Wappingers Fails, Myers Corners Road and FI shklll Plains. The southerly half has access to Wappingers Fails, Hopewell Junction, Fishkill Village and Brincker- hoff, but an additional zone appears warranted for the neighborhoods situated along the north and south sides of County Route 28 (Hopewell Road). A facility along this road would be the most convenient for potential users and, because of the orientation of local roads, minimize use of the arterial road network for accessibility, CONCLUSION The Dutchess County Department of Planning concludes that ultimately the Town could support another local business district and that such a district would be situated best along Hopewell Road. Such a location should be favored and requests for local business development in other areas be denied. RECOMMENDATION The Dutchess County Department of Planning recommends the Angel Brook Acres Corp. request for rezoning property situated along County Route 94 (Ali Angels Road) be disapproved, r I Y Page 3 Zoning referral 68-91-b The Dutchess County Department of Planning does not presume to base its recom- mendation upon the legality or illegality of -the facts or procedures enumerated in said zoning action. Dated: July 28, 1969 Henry issenbuttel, Commissioner Dutchess County Dept. of Planning c1:.nFl [°V15t '1/q0 n[[cM AYt 4 '�� % ��~ GiiEEN r 1 ° M�� e ".DOW\\ F 1 4 M AYi !4 • . On514 NILL+II.� YACoLCIV YI[,Y LL [y T 74 4pt1 + ` is iF tYl J - i ;� rn LYf RED OA • i i �,S �'�� ! t MILLS d4 ""kv Y 1 ■ �C v by , I' ttu U oAru •� � � .9' , � r 4 � �' j ♦Y~ �1 0U i Y J I r C L a A` MKMDI � � N � , r7 'meq �, ♦° t•a[ R I 1 •A 1 UTM S_ + C L/ y I e � s . I CAMELOT A ` "O �' � � • H T +Y , V 0 Ile, L,*� a S+W� DELL r I Y �s, �� '�,� 376 •- _ , E v cY g H I L.L "n / + LAI .f Ao uu 1 otw nk �e ISHKI L P[ • h MIS o ido o I H D ell- T�* c 82 Sc�oo� E n C>GAS Scwocc. Q Ilk F r y J ' J / NU i Nw,- A 'r PARK MARS a I < Au. .`..� I. • c R[ fT `T ttM KL LA 4 AL STAR W 52 * P •O� r 4L e. ov Eqmoa iT. f- a • •, � I `J5� TTII�� j � � I � �O� � I ; fi�EC7Clr✓ y. ^ PP n[ecxr eta Gfi��N �� j�� r w.r�=,"=•`,",,,,.Mp r MC? faDOVWY 11 tr r r w " Mw;I VIIY+ N*y nD 7A 17 . Y q 'd•' /' rot,1'tL. f, " W.M IMIf.LCM a 4 + "h¢ go Li if n CIAO IW "+ +„QP ACED CVA. I °�y � % � �. yrs a`4{,,tr �•r"r". � DFI\I� v � r � 4 •� 'M T ♦ gra" k 4._,.—.,... "`�.,/ HOG Mr "T Irr«I `D?G w., SOUTH / b CAMEL,- Ur tAh�` n,4 .�+w'r,'4 wr 5^ DELAY e !r• r LAI uPVC L �MIIM f y a'G L I^ ,dmf w�i+1 P IN 3 � �C 4 91 r^ m n U G r91 V CC Q r Hu'�aH,9 a A 94 p^y Q � 1 k- Arif/D —0 "�j(¢• �$ N 4 - � .— � :.. wrh.4, ar �. ��P .F"AhV i'l wN.6'4f ��,� ,I �t91. NSW" / • A4fei VCWf'a+r.� 1.04AL CSS 46 IS p' y S2 OOF OP OL04.R„ Z�� `I. O�"EE f ss us, e. is. r v a IT� a' 4x ql - r, I M% I NEWS CLASSIFIED ADVERTISING State of New York, County of Dutchess, Town of Wappinger. BeatrOs .............. iI .ce.....te ............... ofthe Town of Wappinger. Dutchess County, Now York; being duly sworn, says that she is. and dt the several times hereinafter was, the ... .of W. & S.D. NEWS. a newspaper printed and published every Thursday in the year in the Town of Wappinger, Dutchess County, New York, and that the annexed NC)TICE was duly published in the said newspaper for, .. ojwt .... week successively. A= 0 ... in each week, commencing on the.. 17th.... day of. , July ....... 0..' 19.69 and on the following, dates thereafter. namely on ............................................... 0" and ending on the....J.71h..day of... July ........ 19&% both days inclusive. lr'N .......... Subs bed and sworn to before v roe this. .........day of,. ....... l9k!j . ............... Notary Public pYM My commission expires ................... 20 EAST MAIN STREET WAPPINGERS FALLS, N.Y. FAUM F R N i ♦I ..........Beatriece Osten .....N....P........ofthe Town of Wappinger, Dutchess County, New York, being duly sworn, says that she is, and It the several times hereinafter was, ... of W. & S.D. NEWS, a newspaper printed and published every Thursday to the year in the "Down of Wappinger, Dutchess County, New York, and that the annexed NOTICE was deny published in the said newspaper for ..94..... week successively. ..PAge:... in each week, commencing on the... 17tb. ..day of....luly......... 19AQ and on the following dates thereafter, namely on ............................................N... and ending on the... .'itb... day of—July ........ 19.Qq both days inclusive. . P • . . . @ P N A• . . .. . . . . . N . .. . . ... Subscr bed and sworn to befor " e this. a ........day of,.a. . .�.,........,1 .. .. s'.�.:... d....a. �1..�•,.� Notary Public My commission expires TOWN BOARD: TOWN OF WAPPINGER DUTCHESS COUNTY: NEW YORK -------------------------------- OF AFFIDAVIT OF AN ORDINANCE AMENDING THE ZONING POSTING ORDINANCE OF THE TOWN OF WAPPINGER (ANGELBROOK LB) STATE OF NEW YORK ) ss: COUNTY OF DUTCHESS ) ELAINE H. SNOWDEN, being duly sworn, deposes and says: That she is the duly elected, qualified and acting Town Clerk of the Town of Wappinger, County of Dutchess and State of New York. That on July 17th, 1969, your deponent posted a copy of the attached notice of Public Hearing on the Ordinance Amending the Zoning Ordinance of the Town of Wappinger, on the signboard maintained by your deponent in her office in the Town Hall of the Town of Wappinger, Mill Street, in the Village of Wappingers Falls, Town of Wappinger, Dutchess County, New York. Elaine H. Snowden, Town Clerk Town of Wappinger Sworn to bef6re mq,e this 74 � day m4T40NY P. SH2,11EST"F[ STATE OF NFIN YOU MARY POWR, IS 4)vCHESS COUNTY GIMMwSWN EVIRIES MARCK 3RD 19,, 76 TOWN BOARD: TOWN OF WAPPINGER DUTCHE$S COUNTY: NEW YORK ------------------------------- OF AFFIDAVIT OF AN ORDINANCE AMENDING THE POSTING ZONING MAP OF THE TOWN OF WAPPINGER (ANGELBROOK PI) STATE OF NEW YORK ss: COUNTY OF DUTCHESS BLAINE H. SNOWDEN, being duly sworn, deposes and says: That she is the duly elected, qualified and acting Town Clerk of the Town of Wappinger, County of Dutchess and State of New York, That on July 17th, 1969, your deponent posted a copy of the attached notice of Public Hearing on the Ordinance Amending the Zoning Map of the Town of Wappinger, on the signboard maintained by your deponent in her office in the Town Hall of the Town of Wappinger, Mill Street, in the Village of Wappingers Falls, Town of Wappinger, Dutchess County, New York. Elaine H. Snowden, Town Clerk Town of Wappinger Sworn to before me thisi day 0 1969. Notary P ANTR��ONY P. SHNI"-SrRi NOTAU pij�4LlC, IJUTE OF NEW YORK CUNTY - 1! 7 LXNRU� PARCH ',K U)4 July is, 1969 Mr. Henry Heissenbuttel, Director Dutchess County Planning Board 47 Cannon Street Poughkeepsie, N.Y. Dear Mr. Heiseenbutttl: Please be informed that a Public Hearing has been set on the application of Angelbrook Estates on the other half of their original petition (PI) for July 29, 1969 at BOO o'clock P.M. EDT, at the Wappingers Jr. High School,, Remsen Ave. Wappingers Falls. The (LB) Public Searing is at 7:00 P.M. EDT. same location. These petitions were originally sent to the Dutchess County planning Board in August 1968. (your referral #68-91) pursuant to General Municipal Law, Sect. 239-1. Yours truly, Elaine H. Snowden Town Clerk ERStgr V 11 Ll JOSEPH WOROMA COUNSELOR AT LAW 4 LMERTY STREET POUGHKEEPSIE, X. Y. 12601 T'�MErHaxm 454-4660 It 10 1 am's :" Oe& vaperwsoq 4P, oo, a.ewme;-F a reerodutfun se of toe Wwn Snar,".1 T 1w n Town CIE Hall - r NMI weet, saaw,",",,,ii�,,r;,,,,Full M, isK, ard May V; pandQj CIVer it natit„ e of punlic Aearing KE given to th. appingerfw PAM client, ohvqwar andiw RECEIVED J U L 1 1 1969q ELAM He SNOWDEN . . . ..... Tab, Of on wyneve on Wav thn Z01000, 04 �� 0� Iry & ! 10,; it %W irl 00 ore- rely"It and ot, 7vnk , Ownes, l,Y I'/'�'oderRys 10 ply colt wr ine! Unfo 7w 1 C has New M for a, n 001": near - in .7, for July Q, � e respeaKulb; requem waat at your next Toma gear! con 4P, way we a reerodutfun se duly adopted cru tharIzing a paahc ne;Vn, n. Yaw 1 - �w r I"', 1, «., saaw,",",,,ii�,,r;,,,,Full M, isK, ard May V; pandQj CIVer it natit„ e of punlic Aearing KE given to th. appingerfw PAM client, ohvqwar andiw dollars in lhe v MY 200 AM PUIUC nearing", further that way we n. Yaw ;&Mon fOl Angel Envok pandQj CIVer it YULr; mat to), client, dollars in lhe of for, its con - several has <10cussed and the sanle to Me flaruling PrewyntY Hon. Louis D; Diehl, Supervisor, and Members of the Town Board Page Two JUS Z 10, 1969 Board and to your Board from time to time and submitted for your exa-mination and review mock-ups of our master plan. It is, therefore, Waperative that our master plan be approved or rejected, one way or the other, at the earliest n:ionaent for the protection of our substantial vested interests. Very truly yours,, J OS Z P dE "JVOR C NA J V ' K T cc: Angel Brook Acres Corp. Mrs. Elaine Snowden, Town Clerk JOSEPH WORONA COUNSELOR AT LAW 4 LIBERTY STREET PWGMMWME, W 0 12601 TmzrnoNn 454-4660 July 1, 1969 1,oui�,,'�v F). Diehl, Superviso �r, Tonx,n�,of V apqpinger Street 12590 RECEMID jut 10 CLAIRE W SHOWDER and the "Town Board to discuss zoning matters In """Owt"�t of d9Vger will be ""t e A 11]1 �-,,Jndly advise by return UNW1 When such j 0% 11 H A (Al QM4" PQ KIT ccoAngel 1( :Ai u AM, Maine Snowde,,�n,, Clark June 20, 1969 Mrs Henry Heissenbuttel, Director Dutchess County Planning Hoard 87 Cannon Street Poughkeepsie, N.Y.. Dear Mr..Heissenbuttel: Enclosed please find copy of ordinance introduced at the June 9, 1969 Regular Town Heard Meeting. The Public Hearing has been set for July 29, 1969. This is on half of the petition (LB) originally presented to the Town Board from Angel Brook Estates, which was forwarded to the Dutehess County Dept, of Planning in august 1968,(your referral #68-91) pursuant to General Municipal Law, Beet. 239-1. Yours truly, Blaine H. Snowden Town Clerk USagr encl. PLANNING BOARD TOWN OF WAPPINGER TOWN HALL WAPPINGERS FALLS. NEW YORK 12590 Tr.L. 297-9941 June fir, 1969 Town Board Town of Wappinger Mill Street Wappingers Falls, New York 12590 Gentlemen: On May 12, 1969, you referred to our Board for recommendation, the proposed amendment to the Zoning Ordinance for establishing an O-R(©ffice-Research) Zoning District. At our May 19th meeting, a motion was unanimously carried to recommend that the Town Board adapt said proposal. Yours very truly, Robert Y. Heisler, Chairman Town of Wappinger Planning Beard r� { 0 W N 0 F V TOWN CLERK'S OFFICE SUPERVISOR /- MILL STREET ... - _ _ - - COUNCILMEN LOUIS D. D€EHL WAPPINGERS FALLS,. N. Y.--;2580 LOUIS C_ CLA::S"ti _-ELAINE H. SNOWDEN G. nONALZ) FINNAN SUPT. OF HIGiiWAYS �TOWN CLERIC LECNCE L. HFIADY WILLIAM -P.-HORT0'N ~ OFFICE HOURS JAMZ5 MILLS -JR. .___------ - 8 A. M. TO 4 P. M. May 161 1963 Planning Board Town of Wappinger Gentlemen: The. enclosed ordinance On. OR-0-_Fiice Research has been re -._erred to the Planning Board by the Town Board at the Lr Regular Meeting of May 12, 1969,;. for their review and recd mLendation�, f. Yours truly, Elaine H. Snowden l' Town Clerk encl.. n z all 4257�C2 3 tne PI,�%—a An -o' .-a— J o v .._...s Co- r nc.,'sc., n-o-t- .-IVS I �,Io water a .C', c s a -nas,�3 t z o t e 01 Sla c _U�nd, o-�c Cr Vii:: - -TAIt, e w-_ ,"vim _Cnt SCrUC t NZo a st- s z c c - Sia��1-1.0:-, '125.06 - Yards lot i.- c--cctc-d m,--arec- an -v tin,�� 1-25 f- a el o r ra ra th a n 2 30, .0 -af-Zic Larnt 0� WC:. I lz n o a .Z-- --n an Mli7aZ;S�1-11 ZC: �,:a na Q I lows i - w. 2 at L-aast to t' -e a' Sob fez -z. a-Y naln a,-.,-- ha!, ocoutly no -'Q, a to t a c, 3 r CI. arazi -.---ay not 21.55zl of lot arsa open spacet Araz wit --lout a_�Iv mainta-� - zl--,aa shall ��e ma-ntaned C's Sia��1-1.0:-, '125.06 - Yards lot i.- c--cctc-d m,--arec- an -v tin,�� 1-25 f- a el o r ra ra th a n 2 30, .0 -af-Zic Larnt 0� WC:. I lz n o a .Z-- --n an Mli7aZ;S�1-11 ZC: �,:a na Q I lows i - w. 2 � _� ., �. a....,_..+: T .. .a �...�._ __.�—_._....e•.,_... .-.....�— _�.—._..mow..,. It...-.. ., ..v S -",2. _�� Cl- .+,. :f or .: 'vudu) fi',/,» !Cos t ., .v1 lli e f o ,.:C _ �, ......�- '"a'y`'_•" c•`.::zl.C":..fi�.e - v» u_ _� , i e i._ u f _ iG ¢� i eve --v _•• =I GS vV,.. ,.. wO _ ..� ..........-u +.%?"Y�.."" t'31.e for foet .� {au cine pa= of 3r (€'..�L...r and N .. .. ,_ t.:5 j E;�,•., �..... �.,?.:... J,.E�q"c:y �is`.�. 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T TOWN O�F WAPPINGER TOWN CLERK'S OFFICE SUPERVISOR MILL STREET LOUIS D. DIEHL WAPPINGERS FALLS, N. Y. 12590 ELAINE H. SNOWDEN SUPT.OF HIGHWAYS TOWN CLERK WILLIAM P. HORTON OFFICE HOURS 9 A, M, TO 4 P. M. Planning Board Town of Wappinger WNEW COUNCILMEN LOUIS C. CLAUSEN G, DONAI-O FINNAN LEONCE L. HEADY JAMES MILLS, JR. At the Regular Meeting of the Town Board on April 14, 1969, the members voted to hold an informal meeting with Mr. John Vorndran and the Angel Brook Acres Corp. who are both seeking rezoning, and their attorneys. This meeting will be held on Thursday, April 24, 1969, at 7:00 P.M. at the Town Hall, It is the wish of the Town Board that the Planning Board also attend to discuss these rezoning petitions at length before setting the Public Hearings. Yours truly, Elaine H. Snowden Town Clerk 7r, - I VIR 17 1969 "tOW'�'I.GF-,WAPPINGF�R,Y�,,A,qN! ,BOARD JOSEPTI WORONA COUNSELOR AT LAW 4 L113ERTY STREET POUGHKEEPSIE, X. Y. 12601 GLonr� 4.4660 March 20, 1969 Hon. Louis D. Diehl, Supervisor, and Members of the Town Board Town of Wappinger Town Hall - Mill Street Wappingers Falls, New York Gentlemen: RECEIVED CLAINE 11. SNOWDEN MARINE MIDLAND BANK BLDG. WAPPINGERS FALLS. N. Y. AXxix9T88 7-9355 Re: In the Matter of the Application of Angel Brook Acres Corp. Pending before you for some period of time has been a request by my client, Angel Brook Acres Corp. , for the rezoning of a portion of its acreage lying off All Angels Road from R-40 to LB. The zoning change has been favorably recommended by the Planning Board. My client has spent considerable time and funds in the development of its pro- perty and has sustained and continues to sustain serious injury as a result of the delay in acting upon the petition and zoning changes. This is to further remind you that my client's proposals were reviewed with the Planning Board and your honorable Town Board on several occasions and visual demonstrations and presentation of costly mock-ups by our engineers, architects and landscape experts were likewise made from time to time. All of these efforts and expenditures of funds conclusively demonstrated my client's efforts at good planning in the interests of the Town and would further result in placing substantial properties upon the tax rolls. In view of the fact that public hearings have been scheduled to rezone other pro- perties in the Town on petitions for such action which were filed many months subsequent to the petition of my client, I must respectfully request that the Board promptly schedule our matter for a public hearing at the earliest moment. There is also pending before you the matter of the amendment to the zoning ordinance creating a new classification to be known as OR. My client has met repeatedly with the Planning Board, as well as with your honorable body for the purpose of having a part of its additional acreage rezoned to such classifi cation when the same has been created by your Board. In this connection, sub- stantial funds have likewise been expended by my client. Hon. Louis D.' Die4l, Supervisor, and Members of the Town Board Page Two March 20, 1969 It is extremely difficult to negotiate with any potential tenant, Triple A firm, or nationally known corporation without a prior rezoning of said property. Several very interested prospects have had to abandon their plans to sz-�tl�lin the Town of Wappinger because of the uncertainty of said rezoning and the delays in the timetables required to effectuate the same. Some of these com- panies have likewise settled elsewhere resulting in a loss in taxable rateables to the Town of Wappinger. We, therefore, respectfully request,. again, that your honorable Board set a public hearing at the earliest moment for the purpose of amending the zoning ordinance to create an OR district in the Town so that my client may thereafter diligently prosecute its petition and pursue its negotiations with prospective clients. We respectfully urge the actions requested herein be taken at your next Board meeting. Very truly yours, Iri" j' d„ .y'Z✓ jam. JOS14PH WORONA JW:KT cc: Angel Brook Acres Corp. PLANNING BOARD TOWN OF WAPPINGER TOWN MALL WAPPINGERS FALLS, NEW YORK 12590 TSL. 297-9941 February 11, 1969 Town Board Town of Wagpinger To-vm Hall, Mill Street Wappingers Falls, New Fork 12590 Gentlemen: in your January 17th letter, you asked several questions concerning our recommendations on the Vorzadran and Angel Brook rezoning requests. Specifically, you asked if we had any knowledge of any specific commitments these two developers plight have and particularly, have they definite businesses interested in establishing in the area they requested for remoning. The Planning Board asked these questions of the applicants, and in the case of the Vorndran request, received a "no" answerli and in the other case encountered a reluctance to discuss future clients. Both pointed out that no definite commitments could be made prior to rezoning. I realize these answers are not very useful, but I feel they are as definite as we will be able to get# or have a right to expect, Your second question concerned proposed traffic control plans and our thoughts on future projections on traffic and road improvements in this area. Representatives of the County Planning Board met with us in December, and discussed the matters of LB zones in the areas in question, as well as the proposed O -R zone. These gentlemen see the most desirable location for an LB zone at the intersection of old Hopewell Road and All Angels Hill Road because of the recent improvement of old Hopewell Road, and its importance as an east -west artery through the Town, and because it farmed the approximate center of a neighborhood in a very fast- growing section of the Town. The Planning Board agrees that this is the most desirable location for an LB area; however, the four corners of this intersection are presently owned by a single family. They are opposed to LS there, in the Brown Road -All Angels Hill. Road area, Town Board --2-- February 11, 1969 and in the area proposed by Angel Brook, Hence, we doubt that the businesses will be developed -at White's Corners, in spite of its location. The alternate locations, likewise, are logical in terms of population and present Local Business areas, but are less desirable from a standpoint of road circumstances. Mr. Vorndran's attorney has spoken to us of their willingness to cooperate with the County (by dedicating land) to facilitate the straightening of the very bad curve existing at All Angels Hill Road at its intersection with Brown Road. The County Planning Board indicated no plans known to them for immediate improvement of All Angels Hill Road. our Planning Board feels no such improvement will arise spontaneously,, and only if the need for improvement increases, will the County act to carry out :such improvements. In other words, we feel the upgrading of the road can only be expected if the leverage to improve it exists first. I hope these comments will be helpful to you in your consideration of our rezoning recommendations. Respectfully yours, S Robert Y. eisler, Chairman Town of Wappinger Planning Board RYH/sjp PLANNING BOARD TOWN OF WAPPINGER TOWN HALL WAPPINGERS FALLS, NEW YORK 12590 TEL. 297-9941 February 6, 1969 Torun Board Town of Wappinger Mill Street Wappingers galls, N.Y. 12530 Gentlemen: At the February 3rd, 1969, meeting of the Town of Wappinger Planning Board, a motion was unanimously carried to recommend that the enclosed proposed zoning classification (0--R) be adopted and be made a part of the Town of Wapp ager Zoning Ordinance. Yours very truly, Robert Y. Heisler, Chairman Town of Wappinger Planning Board. RY Sjp Encl. CCx Allan E. Rappleyeaf Attorney to the TOvn PROPOSED ZONE OFFICE RESEARCH -- 0-R ZONE The intent of this district is to encourage and facilitate the orderly development of office and industrial research enterprises in a setting conducive to public safety, economic stability and growth; protection from blight, deterioration, and encroachment of non -compatible uses, and efficient traffic movement. Section I In an O -R Office Research District, no building or premise shall be used, and no building shall be erected or altered, which is arranged, intended, or designed to be used, in whole or in part, for any uses, except the following: A. 'Uses allowed in right. None B. Uses allowed subject to site plan approval by the Planning Board: 1. Offices - Places where financial, insurance, real estate, data processing, or like businesses, or professional, accounting, or like services are supplied or performed, including, but not limited to, buildings or rooms in which clerical work is performed, or buildings or rooms utilized for the work of administration. 2. Research and/or development and/or engineering laboratories. 3. Xormal accessory buildings and accessory uses. C. Any change of Tenancy shall require a new application to the Building Inspector for a Certificate of Occupancy. -2 - Section it Uses subject to site plan approval dust conform to the following provisions; a) No smoke, gas, dust, fumes, odors, or other atmospheric pollutant, noise, vibration, glare, radiation beyond building in which such use is conducted, b) Such use shall not constitute a fire, explosion, or other physical hazard. c) No water pollution or other health hazard shall. result from the operation of such use. d) No work or services shall be carried on except in an enclosed, permanent structure, except for the maintenance of the grounds. Section III Buildings or Structures - Height No building or structure shall be erected to a height in excess of three (3) stories totaling thirty-five (35) feet. Section IV Lot Area and Frontage Lot must front on public street. Width of street frontage and lot area are subject to approval of Planning Board. Section V Maximum Coverage All buildings on any lot, including main and accessory buildings, shall occupy no more than twenty-five per cent (25%) of the area of such lot. Parking area may not exceed thirty-five per cent (35%) of lot area. -3 - Open spacez Area without any structure and parking area, must be maintained at least to the extent of 40% of lot area. Section VI Yards Yards shall be subject to site plan approval. No buildings on any lot shall be erected nearer to any street right-of-way line than 125 feet, or nearer than 200 feet to any Residence Zone Boundary. Section VII Screening and Landscaping Sufficient badges, fences, or walls, of a design and material subject to approval by the Planning Board, shall be provided. All required screening and landscaping shall be maintained throughout the life of any use for which a Certificate of Occupancy is granted. Section VIII Ingress and Egress For each lot there shall be adequate ingress and egress driveways with a minimum width as follows: A. For one-way driveways - 16 ft. pavement width B. For two-way driveways - 25 ft. pavement width Section IX Off -Street Parking Requirements No parking area shall be closer to a Residence Boundary than fifty (50) feet. There shall be provided not less than two square feet of parking area (inclusive of aisles, but exclusive of access drives or roads) for every square foot of gross floor area with not less than the following number of spaces for the following exceptions; A. Banks, business offices not otherwise specified, one space for every 200 square feet of gross floor area plus one parking space for every three employees. B. Business service offices - Ono space for every 500 -4- square 4- square feet of gross flexor area plus one space for each two employees. C... Offices of architects, attorneys, accountants, engineers, real estate offices, insurance offices,. and other professional offices in which the ratio of visitors to employees is similarly low - one space for every 500 square feet of gross floor area, plus one parking space for each two employees. D. Professional offices of Practitioners of healing Arts and Sciences: ten (10) spaces shall be provided for the first practitioner, eight (8) spaces each for the second and third spaces practitioners, and six (6)1fox each additional practitioner. E. Research anti/or development laboratories, one space for every two employees for which the building is designed, but not less than one space for every 600 square feet grass floor area. Section X Off -Street Loading Requirements All loading and unloading shall sake place entirely on the lot, either on the side or in the rear of any building, and not nearer than 100 feet from any Residence District Boundary. Section XI Outside Storage No material, supplies, goads, debris; or work products shall be located or stared outside of any building. All areas used for refuse disposal or storage of waste cans or other waste apparatus shall be enclosed by suitable screening or fencing as required by Planning Board in Site Plan Approval. No trailer, temporary structure, frailer truck or other structure which has not 'been, approved by the Planning Baird shall be used or placed on the premises for.storage or any purposes except during the period of construction of any permanent building on the premises. JOSEPH WORONA COUNSELOR AT LAW 4 LIBERTY STREET POUGHKEEPSIE, N. Y. TELEPHONE GLoDn 4-4660 February 5, 1.969 Hon. Louis D. Diehl, Supervisor, and Members of the Town Board Town of Wappinger Town Hall - Mill Street Wappingers Falls, New York Re: In the Matter of the Application of Angel Brook Acres Corp. Gentlemen: Under date of August 8. 1968, the undersigned, as authorized agent and the attorney for Angel Brook Acres Corp., did file with your honorable body a petition to rezone certain acreage of that property owner located in the Town of Wappinger from R-40 to PI (Planned Industry District) and LB (Local Bus- iness District). The metes and bounds descriptions were made a part of the petition. Angel Brook Acres Corp. now respectfully requests that its petition to rezone to PI -Planned Industry be changed to the proposed OR, the authorization for such districts being presently before the Town Board for consideration, and that the petition in all other respects be considered in effect and before you. It is, therefore, the intention herein to have said petition be changed only in those respects to which reference is made to PI so that now the same would read OR. Your favorable reception of this request, together with the scheduling of a public hearing at the earliest moment for said rezoning will be deeply appre- ciated. Very truly yours, 11" /11"" JW:KT CEIVED cc: Angel Brook Acres Corp. Allan Rappleyea, Esq., Town Attorney 69 Mrs. Elaine Snowden'. Town Clerk PHON9T 297-6272 AREA Coos 914 �uL&11 A, 9fitI, _qno-. ILAND DEVELOPEnS - BUTEDEIZS ALL ANGELS ROAD, WAPPINGERS FALLS, N, Y, 12.590 Town of Ifiappinger Planning Board Wappingers Falls, New York Attention* Dr. Heisler, Chairman r 7 1 �E R P L, rff�'!N "M January 25, 1969 Following the informal meeting held on Thursday, January 23, 1969, and following your suggestion to formulate a modification to the propiosed "O—R" district, we met with our architect, Jeh Johnson, of the firm of Gindele and Johnson., and developed a proposal that would fit our needs if it could be integrated, within the proposed "O—R". On page one, under number (I) we would like "assembly" to be removed. We would like number (II) to be modified as follows: "Research and/or development and/or engineering laboratories and their related production and assembly of Droducts, developed on the premises subject to the following resttictions": (a) Not more than fifty per cent of the gross floor area of the premises shall bie devoted to prodnction and/or assembly. (b) All said production and/or assembly shall be restrictesl under the conditions of "Section II", A,, B,$: C, and D. The aforementil4ed modifications to proposed "O—R"' are meant only to be suggestions for you and the board to evaluate. Ue feel that with the restrictioon the production and assembly, and with a degree of good faith in the developero the town will be protected and the corporation will be able to function properly to help bring a tax base to Wappinger, with industry that will enhance the area in which it will be located. PHONE� 297-6272 ARRA CooE 914 GN LAND DEVELOPERS - BUILDERS ALL ANGELS ROAD, WAPPINGERS FALLS, IN, Y, 12590 IM MM Your thong ghts on the above matter will be greatly appreciated. If you have any questions please call anytime a,t 297-6272, Thank you for your considerationt Very truly yours, Angel Brook Acres Corp. ALLAN E. RAPPLEYEA J A N" 2 ATTORNEY AND COUNSELLOR AT LAW 4,%(AhInK;P-R PLAIVI N, B('RD 8 Lafayette Place f0=R1CNX=X POUGHKEEPSIE, NEW YORK 1260,1 TEL.EPHONE GL 4-441J 0503 Mr. Robert Y. Heisler, Chairman Town of Wappinger Planning Board Wappingers Falls, N.Y. Dear Mr. Heisler: I attach herewith a copy of thdproposed Office Research Zone with some changes I have made'. There are a couple of other problem areas which merit discussion. The first is the definition of "offices." I think it should be clearly understood that business services do not i clude dry cleaning establishments, launderies or other types of business which are really meant for a general business zone. I The second area concerns lot frontage. I think it should be required there should be street frontage, but I do not think every building should be limited to a separate lot. It might be the desire of some firm to construct a complex of buildings. This is no problem as lon&_7 as we are talking about single ownershi� of one parcel. I I have also provided for open space and parking areas ted to a percentage of coverage of the lot. These percentages of course are variable. I should also like to make it clear that nothing should be carried on outside of the structure and no temporary structure 'should be used for storage or other purposes. otherwise, for the moment, I believe this, amendment would cover the situation you are trying to correct. Very truly yours, C, Allan E. Rappleyea TOWN OF WAPPINGER TOWN CLERK'S OFFICE SUPERVISOR MILL STREET LOUIS D. DIEHL WAPPINGERS FALLS, N. Y, 12590 ELAINE H. SNOWDEN SUPT. OF HIGHWAYS TOWN CLERK WILLIAM P. HORTON OFFICE HOURS 9 A. M. TO 4 P. M. Planning Board Town of Wappinge! Gentlemen: COUNCILMEN LOUIS C. CLAUSEN G, DONALD FINNAN LEONCE L. HEADY JAMES MILLS, JR. At the January 13th, 196,9 Meeting of the Town Board, your letters of recommendation on the Vorndran and Alpert rezoning requests were received. The Board has directed me to ask you for additional information regarding these two petitions® They would like to know if your Board has any knowledge of any specific commitments these two developers might have, more particular- ly, have they definite businesses interested in establishing in the requested areas for rezoning. The Board would also be interested in the proposed traffic control plans and your thoughts on future projection on traffic and road improvements in this area. Yours truly, Elaine H. Snowden Town Clerk Town Board Town of Wappinger Wappingers Falls, Gentlemen: PLANNING BOARD ToWN OF WAPPINGER TOWN HALL WAPPINGERS FALLS, NEWYORK 12590 TEL297-9941 New York 12590 January 13, 1969 This is in regard to your request for recommendation on the Rezoning Petition of Angel Brook Acres Corp., concerning three parcels of their land located on the westerly side of All Angels Hill Road. inasmuch as you referred this to us for recommendation, we have the following recommendations to make: 1. We recommend that the two parcels, containing 11.489 acres and 4.047 acres, which were requested for rezoning from R-40 to LB (Local Business) be rezoned to LB, on the basis of a six to one favorable vote. 2. With regard to the third parcel, containing 83.822 acres, which was requested for rezoning from R-40 to PI (Planned Industry), we had previously discussed with you the desirability of such a rezoning, and understood your opinions to be that Planned Industry was too broad a zone and lacks sufficient control in connection with that site. we subsequently contacted the County Planning Board and asked for their advice and opinion on the rezoning of this parcel to a different zone that is not presently existing in our ordinance, but which is similar to the Office -Research Zone in the present Town of Poughkeepsie Ordinance. At the same time, we also asked them for their opinion on the other two parcels. Attached is a copy of their comments, in answer to the Planning Board's request, with regard to the three parcels. In view of our discussions with you, our own deliberations, and the comments of the County Planning Board, we recommend against the rezoning of the third parcel from R-40 to PI. This recommendation is made on the basis of a unanimous vote. We have written to Mr. Allan E. Rappleyea, Attorney to the Town Board Town of Wappinger -2- January 13, 1969 Town, with regard to the possibility of creating an Office -Research Zone and asking his advice on certain questions which arose in our consideration of such a zone. We have not yet received a reply to that letter. In order to ascertain your opinions as to the desirability of creating such a zone, we would be very interested in hearing what your feelings are, in view of the County Planning Board's comments on this proposal. When the Planning Board receives Mr. Rappleyea's comments, we will consider the matter in view of these comments, and will subsequently request a meeting with the Town Board in order to discuss our deliberations and the comments received from our Attorney and the County Planning Board. Yours very truly, ROBERT Y. RMAN TOWN OF WAPPINGER PLANNING BOA] 13§0W4.4 We the undersigned respectfully request the Town of Wappinger Town Board to deny"the requests of Angel Brook Estates, Inc. and of John Vorndran for a change in zoning from R-40 to LB (Local Business). We oppose the rezoning of the above parcels of land for the following! reasons: 1. They are poorly located with respect to our road system. Commercial use of the land in question will cause direct use of residential, local slreot5 for NON --residential, through traffic. The safety and welfare of our neighborhood residents is paramount and should not be jeopardized by the poor placement of stores and other non-residential uses. 2. Rather than proliferate stores and gas stations along All ugels Hill Road, 2?istin centers should be strengthened. 3. The request, if granted, would constitute spot zoning :_=:t its worst and would, thus, be Illegal. 4. Rezoning of these parcels would set a precedent for similar scattering of commercial uses with no consistent standards for location. . . . . . . . . . . . ;c_ 1W' 'Ii,� We the undersigned respectfully request the Town of Wapp,inger Town Board to'deny the requests of Angel Brook Estates, Inc. and of John Vorndran for a change in zoning from R-40 to LB (Local Business). We oppose the rezoning of the above parcels of land for the following reasons: 1. They are poorly located' with respect to our road: system. Commercial use of the land in question will cause d!irect use of residential, local siroo+5 ror NON-rusidontial, through traffic. The safety and welfare of our neighborhood residents is paramount and should not be jeopardized by the poor placement of stores and other nori-residential uses. 2. Rather than proliferate stores and gas stations along All Angels- Hill Road, existing centers should be strengthened. 3. The request, if granted, would constitute spot zoning P! its worst and would, thus, be Illegal. 4. Rezoning of these parcels would set a precedent for similar scattering of commercial uses with no consistent standards for location. zt, w. AM` 4 6,4 W Z� We the'undKsigned respectfully request the Town of Wappinger Town Board to`d`enx the requests of Angel Brook Estates, Inc. and of John Vorndran for a change in zoning from R-40 to LB (Local Business). We oppose the rezoning of the above parcels of land for the following reasons: I. They are poorly located with respect to our road system. Commercial use of the land in question will cause direct use of residential, local streflt5 ror NON -residential, through 'traffic. The safety and welfare of our neighborhood residents is paramount and should not be jeopardized by the poor placement of stores and other- nor; -res I dentia l uses. 2. Rather than proliferate stores and gas stations along Ali flrigels hill Road, existing_ centers should be strengthened. 3. The request, if granted, would constitute spot zoning Flt its worst and would, thus, be illegal. 4. Rezoning of these parcels would set a precedent for similar scattering of commercial uses with no consistent standards for location. We the undersigned respectfully request the Town of woppinger Town Board to deny the requests of Angel Brook Estates, Inc. and of John Yurndram for o change in zoning from m-40 to LB (Local Business). We oppose the rezoning of the above parcels of land for the following reasons: |. They are poorly located with respect to our road system. Commercial use of the land in question will cause direct use of residential, /oc"/ a/re°+= ,or uow-r"sruu^r/o|, through traffic. The safety and welfare of our neighborhood residents is paramount and should not he jeopardized by the poor placement of stores and u« r non-residential uses. 2' Rather than proliferate stores and gas stations along All onee|s ni|( Road, existing centers should be strengthened. 3. The request, if granted, would constitute spot zoning af its worst and would, thus, be illegal. 4. Rezoning of these parcels would set m precedent for s/mi!or scattering of commercial uses with no consistent standards for |000+|on- ��w��V 41 Wee undersigned respectfullyrequest the Town of wnppin3er Town Board to deny the requests of Angel Brook Estates, Inc. and of John uornuren for a change in zoning from n-40 to ua (Local Business). We oppose the rezoning of the above parcels of land for the following reasons: |- They are poorly located with respect to our road system. Commercial use of the land /n question will cause o|r"c+ use of residential, /o"u/ str°"+" for wow-ros/avnt|=(' through traffic. The safety and welfare of our neighborhood residents is paramount and should not be jeopardized by the poor placement of stores and other non-residential uses, 2. Rather than proliferate stores and gas stations along Ail Angels Hill Road, existing centers should be strengthened. 5. The request, ifgranted, would constitute spot zoning �f its worst and would, thus, be illegal. 4. n*rmuinQ of these parcels would set e precedent for similar scattering of commercial uses with no consistent standards for location. '~ 1,5 4v' E^~" P"'i, Mpg X. E^~" P"'i, Mpg respectfullyundersigned request the Town of wappinger Town BoardWe - , deny the requests of Angel Brook Estates, Inc. and i i from R-40 to L8 (Localof John Yorndron for e change n zoning Business). We oppose the rezoning ufthe above parcels m+land for the following reasons: |. They are poorly located with respect to our road system. Commercial use of the land in question will cause direct use of resident/a/' /°=o/ s/'eo+, n,r wow-.t�y/uon+io|, through traffic. The safety and welfare of our neighborhood residents /s paramount onu should not be jeopardized by the poor placement of stores and a+hcr nox-",sfuenfiol uses. 2' Rather than proliferate stores and gas stations along At; »^se/s «/// »»a*, existing centers should be strengthened. }. The request, if granted, would constitute spot zoning F,', its worst and would, thus, be illegal. 4. Rezoning nfthese parcels would set aprecedent for similar scattering of commercial uses with no consistent We the undersigned respectfully request the Town of Wappinger Town Board to deny the requests of Angel Brook Estates, Inc. and of John Vorndran for a change in zoning from R-40 to LB (Local Business). We oppose the rezoning of the above parcels of land for the following reasons: 1. They are poorly located with respect to our road system. Commercial use of the land in question will cause direct use of residential, locdl streota for NON -residential, through traffic. The safety and welfare of our neighborhood residents is paramount and should not be jeopardized by the poor placement of stores and other non-residential uses. 2. Rather than proliferate stores and gas stations along All Angels Hill Road, existing centers should be strengthened. 3. The request, if granted, would constitute spot zoning its worst and would, thus, be Illegal. 4. Rezoning of these parcels would set a precedent for similar scattering of commercial uses with no consistent standards for location. S L'a s i We the undersigned respectfully request the Town of Wopning*r Town Board to deny the requests of Angel Brook Estates, Inc. and of John vorndron for a change in zoning from R-40 to LB (Local Business). We oppose the rezoning of the above parcels of land for the following reasons: |' They are poorly located with respect to our road system. Commercial use of the !emd in question wilt cause direct use of wow /u +i | traffic. nmsid*vt/a/' local soo"+= for -.vs on ' through �ffi o g ^ The safety and °e\+o"e of our neighborhood residents /s paramount and should not be jeopardized by the poor placement of stores and othcr non-residential uses, 2' Rather than proliferate stores and gas stations along All ATIyels Hill Road, existing centers should be strengthened. 3. The request, ifgranted, would constitute spot zoning r+ its worst and would, thus, be i||oge|. 4. Rezoning of these parcels would s*+ m precedent for similar scattering of commercial uses with no consistent standards for location, Na the undersigned respectfully request the Town f Nmppingar Town Board to deny the requests of Angel Brook Estates, Inc. and of John Yorndrsn for a change in zoning from R-40 to LB (Local Business). Na oppose the rezoning of the above parcels of land for the following reasons: i. They are poorly located with respect to our rood system. Commercial use of the land in question wilt cause direct use of residential, /c=u/ 51ra"ts *,r wow-residon|iot^ through traffic. The safety and welfare of our neighborhood residents is paramount and should not be jeopardized by the poor placement of stores and other non-residential uses, 2. Rather than proliferate stores and gas stations along All mmgwis Hill Road, existing centers should he strengthened. 3. The request, if granted, would constitute spot zoning its worst and would, thus, be illegal. *. Rezoning of these parcels would set a precedent for similar scattering of commercial uses with no consistent standards for location. ~ We the undersigned respectfully request the Town of woppinger Town Board to deny the requests of Angel Brook Estates, Inc. and of John Vomdron for a change in zoning from R-40 to L8 (Local Business). We oppose the rezoning of the above parcels of |o"u for the following reasons: |. They are poorly located with respect to our road system. Commercial use of the land in question will cause direct use o, residential, /o,_v/ ,j/r°o+, mr wow-.asrmon+ia|, through traffic. The safety and welfare of our neighborhood rem|omot= /s paramount and should not be jeopardized by the poor placement of stores and ot/`cr not, -residential uses. 2. Rather than proliferate stores and gas stations along All »,ee;5 oi// noad, existing centers should be strengthened. 5. The request, if granted, would constitute spot zoning F' /+s worst and would, thus, be ;ilmgm|. 4. Rezoning of these parcels would set a precedent for similar scattering of commercial uses with no consistent standards for location. M We the undersigned respectfully request the Town If wappinger Town Board to deny the requests of Angel Brook Estates, Inc, and of John Vorndran for a change in zoning from R-40 to LB (Local Business). We oppose the rezoning of the above parcels of land for the following reasons: I. They are poorly located with respect to our road system. Commercial use of the land in question will cause direct use of residential, 10ctlj stjeot5 ror NON -residential, through traffic. The safety and welfare of our neighborhood residents is paramount and should not be jeopardized by the poor placement of stores and other non-residential, uses. 2. Rather than proliferate stores and gas stations along Al! Angels Hill Road, existing centers should be strengthened. 3. The request, if granted, would constitute spot zoning 71 its worst and would, thus, be illegal. 4. Rezoning of these parcels would set a precedent for similar scattering of commercial uses with no consistent standards for location. L We the undersigned respectfully request the Town of Wappingor Town Board to deny the requests of Angel Brook Estates, Inc. and of John vorndron for a change in zoning from R-40 to Le (Local Business). We oppose the rezoning of the above parcels of land for the following reasons: |. They are poorly located with respect to our road system. Commarcial use of the land in question will cause direct use of residential, /oc"/ srr°"*° rnr wom-,eoruon//n|, through traffic. The safety and welfare of our neighborhood residents is paramount and should not be jeopardized by the poor placement of stores and 2. Rather than proliferate stores and gas stations along Al! Angels Hill Road, exisfi_E_q centers should be strengthened. 3. The request' if granted, would constitute spot zoning P! its worst and would, thus, be illegal. 4. Rezoning of these parcels would set o precedent for similar scattering of commercial uses with no consistent standards for location. We the undersigned respectfully request the Town of Wappinger Town Board to deny the requests of Angel Brook Estates, Inc. and of John Vorndran for a change in zoning from R-40 to LB (Local Business). We oppose the rezoning of the above parcels of land for the following reasons: I. They are poorly located with respect to our road system. Commercial use of the land in question will cause direct use of residential, local streot5 for NON -residential, through traffic. The safety and welfare of our neighborhood residents is paramount and should not be jeopardized by the poor placement of stores and other non-residential uses. 2. Rather than proliferate stores and gas stations along All Angels Hill Road, existing centers should be strengthened. 3. The request, if granted, would constitute spot zoning .•t its worst and would, thus, be illegal. 4. Rezoning of these parcels would set a precedent for similar scattering of commercial uses with no consistent standards for location. 6 L C7�. We the undersigned respectfully request the Town of wnppingur Town Board todeny the requests ofAngel Brook Estates, Inc. and of John Yorndran for a change in zoning from R-40 to L8 (Local We oppose the rezoning of the above parcels uf land for the following reasons, |. They are poorly located with respect to our road system. Cpmmercia\ use of the |mnU in question will cause direct use of resident/a/, /ocd/ ,/,o"+= ror wow-.vsiuon+!a|, through traffic. The safety and welfare of our neighborhood nasldev+s is paramount an,.' should not be jeopardized by the poor placement of stores and 2. Rather than proliferate stores and gas stations along AJ, Aij4ols Hill f�oad, existing centers should be strengthened. ]. The request, if granted, would constitute spot zoning c� its worst and would, thus, be illegal. 4. Rezoning of these parcels would set a precedent for similar scattering of commercial uses with no consistent standards, for location. respectfully request the Town of Nappimger 'Town nwn Bo — ' —We the the requests of Angel Brook Es+ofoa, Inc. and of John —Vorndran for e change in zoning from w-40 to LB (Local Business). We oppose the rezoning of the ounvw parcels of land for the following reasons: |. They are poorly located with respect to our road system. Commerc'a! use of the land in question will cause direct use of resident/o//,-u/ 51f-u"+:s car wow,°y/dov+lol' hrough traffic. The safety and welfare of our neighborhood resluem+s is paramount and shoOld not be jeopardized by the poor placement of stores and 2. Rather than proliferate stores and gas stations along w/x ^vjge/s H/// Road, exist -Ing centers sxnp|d be strengthened. 3. The request, if granted, would constitute spot zoning c' its worst and would, thus, be |||oga|. 4. Rezoning of these parcels would set o precedent for similar scattering of commercial uses with no consistent s',anuarus for location. / /u Drive,w FaiIu~ -_ We the undersigned Town of wappingnr Town Board to deny the requests o, Angel Brook Estates, inc. and of J:ohn Yorndran for a change in zoning from R-40 to US (Local Business). We oppose the rezoning of the above parcels of lw^o for the following reasons: |. They are poorly located with respect to our road system. Commercial use of the land in question will cause direct use of residential, /ocu/ 5rreot5 for wow-'t�s/uun+iol' through traffic. The safety and welfare of our neighborhood residents is paramount and should not be jeopardized by the poor placement of stores and other non-residential uses. z. Rather than proliferate stores and gas stations along All ftgeI5 Hill Road, existing centers should be strengthened. 3. The request, if granted, would constitute spot zoning its worst and would, thus, be illegal. 4. Rezoning of these parcels would set precedent for similar scattering of commercial uses with no consistent standards for location. Z ell /� � We the undersigned respectfully request the Town °fwappinger Town Board to deny the requests o+Angel Brook Estates, Inc. and of John Vorndran fora change in zoning from R-40 to LB (Local Businass), wooppose the rezoning of the above parcels of land forme following reasons: |' They are poorly located with respect to our road system. Commercial use of the land in question will cause direct use of nysino^+ia/' loco/ stre.+5 for NON-res/uon+io;, through traffic. The safety and welfare of our neighborhood residents is paramount and should not be jeopardized by the poor placement of stores and otxsr non-residential uses. 2' Rather than proliferate stores and gas stations along All Angels Hill Road, existing centers should be strengthened. 5- The request' if granted, would constitute spot zoning Pl its worst and would, thus, be illegal. 4' Rezoning of these parcels would set o precedent for sTmiimr scattering of commercial uses with no consistent standards for location. We the undersigned respectfullyrequest the Town of wappinger Town Board to deny the requests of Angel Brook Estates, Inc. and of John Vurndran for a change in zoning from R-40 to L8 (Lppo| Business). We oppose the rezoning of the above parcels of land for the following reasons: |. They are poorly located with respect to our road system. Commercial use of the land in question will cause direct use o/ residential, /nc"/ s/re=+= ,or wuw-.es/u^n+io|, through traffic. The safety and welfare of our neighborhood residents is paramount and should not be jeopardized by the poor placement of stores and vtxsr non-residential uses. 2. Rather than proliferate stores and gas stations along Ail Angels Hill Road, existing centers should be strengthened. 3. The request, if granted, would constitute spot zoning a+ its worst and would, thus, be illegal. 4. Rezoning of these parcels would set a precedent for s/mi|or scattering of commercial uses with no consistent standards for location. We the undersigned |y request the Town of Woppioger Town Board to deny the requests of Angel Brook Estates, Inc. and of John Ymrndram for a change in zoning from R_40 to LB (Local Business). We oppose the rezoning of the above parcels of land for the fo||p°/ne reasons; |. They are poorly located with respect to our road system. Commercial use of the land in question will cmuse direct use of residential, |vco| s/rmmts tor wow-ros/uanf|o|' through traffic. The safety and welfare of our neighborhood residents is paramount and should not be jeopardized by the poor placement of stores and other non-residential uses. 2' Rather than proliferate stores and gas stations along All Angels wz|| nneo, existinLcen+ers should be strengthened. 3. The request, if granted, would constitute spot zoning �+ its worst and would, thus, be Illegal. 4. Rezoning of these parcels would set a precedent for similar scattering of commercial uses with no consistent standards for location. \ � � �_ � �_ All# J(A; A 47 CANNON STREE POUCHKEEPSIE, NEW YORK 12601 485-9890 January 6, 1969 Dr. Robert Heisler, Chairman Wappinger Town Planning Board VanVoorhis Terrace Wappingers Falls, New York 12590 Dear Dr. Heisler: As per your request, I am enclosing a written evaluation of the Angel Brook Acres Office -Research proposal similar to that which was pre- sented orally at your December meeting. Also a written record of the analysis of local business district needs for the easterly part of Wappinger. It is the considered opinion of County Planning Department staff that (1) the Town of Wappinger should not estabiish a planned industry or office -research type district as requested by Angel Brook Estates, and (2) that the Hopewell' Road -All Angels Road area should be favored for establishment of any new local business d�strict. IE. Very tr,,dly yours, r- 4NRY H7S ENBUTTEL COMM IS�ICANER OF PLANNING TO?,%I� OF,, MPHNGM PLM4M11(3 Br,',6J,3 EVALUATION OF ANGEL BROOK ACRES Office -Research Proposal An Industrial park has been defined as a planned or organized industrial dis- trict with a comprehensive plan which is designed to insure compatibility be- tween the industrial operations therein and the existing activities and character of the community in which the park is located. The plan must pro= vide for streets designed to facilitate truck and other traffic, proper set- backs, lot size minimums, architectural provisions, landscaping requirements, and specific use requirements, all for the purpose of promoting the degrees of openness and park -like character which are appropriate to harmonious inte _-gration into the neighborhood. CRITERIA FOR EVALUATION The above definition is applicable to all industrial parks whether oriented toward office -research industry or manufacturing industry. Suitability of Y the land for industrial development and compatibility of the uses with sur- rounding areas is particularly important in either situation. A planned industrial district is suitable for industry and compatible with surrounding residential areas if it meets the following criteria: 1. The land area should be reasonably level, flood free, well - drained and capable of bearing heavy loads.. 2. It should be located on a major thoroughfare and accessible, where necessary,`to air, rail and water transportation facilities. 3. It should be, or capable of being; served by all necessary utilities. 4. Traffic going to and from the district should not be .permitted on residential streets. Traffic routes and exits should be far enough away from houses so that truck noises and vibration are not per- celved by the residents. IM 5. The district should be protected by zoning from residential'. encroach- inent and incompatible ihdustr.ial neighbors. Distances separating all. district 'uses and buildings from surroundings should 1n fact consti- tute a buffer. 6. Zoning should prevent any harmful or unpleasant effects from noise, odors, fumes, glare,:vibration, smoke, vapors, electrical emissions and industrial wastes. 7.1 The district should be large enough to constitute a full sized zone - 80.to 500 acre minimums are used in various areas for this purpose. Parcels should be large enough to subdivide for. modern horizontal plants with parking facilities, loading area and landscaping. EVALUATION The Angel Brook Acres proposed site for an office -research industrial park is located on a hillside site of rugged topography varying in height from 275 feet to 420 feet'above sea. level. Almost the entire western slope and por- tions of, all the other -slopes are at a grade of 10 percent or, greater. This factor initially makes development of the proposed site difficult and more expensive than development of level areas of the community. Buildings are difficult to site and parking and loading facilities, in particular, are more difficult to provide adequately on excessive slope. The second requirement listed above suggests an industrial district should be located on a major thoroughfare. This park, as proposed, would have direct access to a local road from which traffic would have to travel over one or more secondary roads to reach a major thoroughfare. Of the secondary roads, the alignment of All Angels Road is particularly poor. The major highway affecting this area in the future will be the West Dutchess Turnpike which will.intersect to the north and south of -the site with major 0 -3= thoroughfare Routes.376 and 82 respectively. It would be expected that de- mand for'indu_strial sites would be nearer these key intersections in the future or along the already designated industrial sites along Routes 9, 9G, 376 and the New York -New Haven Railroad. As previously noted, the proposed industrial plants would have direct ac- cess to a local road which would undoubtedly be used for residential traffic and in all probability will provide access to residential lots opposite the \-,industrial site, This would present very definite conflicts between the uses as far as traffic, noise and truck v.i.bratlon'aer' concerned. Normally, .in an industrial park, a single collector route providing access to the industrial sites is provided to prevent the conflicts caused by periodically heavy employee traffic and service and transport vehicles. The Angel Brook site also presents problems with regard to its overall re- lationship to the surrounding neighborhoods. To the south and west there are residences presently being constructed, and to the north roads are i being constructed for anew subdivision. Any industrial park is visually hard to deal with; however, the location of this proposed park in the center of a residential area along a hilltop emphasizes this difficulty. j Industrial structures, including those proposed for Angel Brook, by their very nature are low., flat buildings dotted over the landscape; dominated by cars. The buildings often look alike (not always attractive) and are surrounded by asphalt and fencing. The hillside location of the industrial site in question would tend to emphasize. these characteristics when viewed is from the residential area. Although the proposed -site has no drainage problems and could be served by t the necessary utilities, the disadvantages of the topography, back of adequate -4- Transportation facilities and conflicts in land uses appear to be overriding factors against the location of industry on this site: As previously noted, these factors are all significant in varying degrees'in the development of every.type of industry, whether light,'heavy or office -research. As has been noted the Planned Industry District in.the Wappinger Zoning Ordinance does not provide for proper controls of an industrial park. ft permits, with site plan approval only, residential, commercial and industrial uses with very few restrictions. Adjacent areas are not adequately protected or buffered from permitted uses. If an industrial, park is to locate anywhere in the Town, it and adjacent uses' should be protected by the use of a district with specific standards regardirg noise, smoke, odor,.dust,and dirt, noxious gases, glare and heat, fire hazards, industrial wastes and transportation and traffic. The use of such a district s should be guided'by specific criteria which would assure its location on land areas well suited for industrial purposes., An example of an Office -Research District in the Town of`- Poughkeepsie Zoning.Ordinahce is attached for your'in- formation. A similar district could be developed tailored to serve the needs of .the Town of Wappinger. CONCLUSIONS AND RECOMMENDATION The'Dutchess County Department of Planning finds that the Angel Brook Acres office research proposal is in basic conflict with the criteria for evalua- tion of such sites with regard to both the suitability of the land for in- dustrial development and the compatibility of such a proposal with surround- ing land uses. As previously noted, the site includes large areas of steep slope, is not I located on a major thoroughfare, is served by residential streets which -5 - would provoke conflicts between the two uses, is not buffered from residential uses and conflicts aesthetically with surrounding developments. It would ap- pear that the proposed office -research -center was an afterthought rather than a part of the overall,comprehensive plan for the Angel Brook Acres development I as originally conceived. iFor these reasons the Dutchess County Department of Planning recommends the i I i Town of Wappinger deny the rezoning of the proposed Angel Brook Acres office- research park for these purposes. Even with appropriate zoning regulations, I I the area in question would not be suitable for industrial use. E is I _ 1 I . f r i i i i i i j ,i r.: ZME . –G–R Section 3.50 OFFCCE-RES�E'A CIH6 3 o50.a INTENT - The intent of this district Z& -o and fac% , 1 -s the ardderq�' �w ��: y� `2_lni'� of hod" -F _��- s�ns�u e duciv: t putbC is 4-:alc4.ys C";U,)Cr.. CT''og.a 6 us'n n ss tr�'f c 9'3"in–' e.—, e•`'r!; *nn-clu3ai"n'g e;'!pt P ."-O tra. f f3 C ;The area P�,g rte pp�� ❑ 'j ,fin +Sd ��/ �. wF.''� p� q reguliw�.;onsp +`�'�s saLT��as use fir ��.,r7.i14j k;: h. ��-�ti �`.'i reflect she intene C¢;" tM r; Ct a p 3a5Do2 USE, '-' In an D–R office e esearc'- � : R n s . � . lf�°. i0— � s. 9W �.. -i. i FL ?.6 as E it a.' i' � w ed edl to ba uz,-ed, e rgRrW or 6 z. "p4a 6'-Z � av' a. §"a^-! Ar USES A?Ld;rED RSV R6�'r too a0 U SE.« SGll to e.`i.s ar [1 fj *.d .AV is .r, � �;i="eG� o�� it".R .,4 F1: a�'L, By :Zul I,. �' r ..ry ��. ;,.ea "where e ': s afi, :°.? Q ' ��.� to d fc::au e' '•L:: 'u �'�,��G,•,��i: �' G��.? �.>>''v" i�c,s� c�-':.�-::> r�N.r."�': �..,,_ jTF �.�ri w SCc'�J a k ,,,, r '.L he tik a..'� wS ,,. YJ , zq rte b. ti�Y�3' y'.., u-li: ex'-'...uuG,�--�e YS F� � � pp--9� k.4`' r Or Gs'6»rc sh 'W� i 20 i;re3:arcn': az,-,c4' or L zbore w orr !es 0�I}' :i �a•uv:�':l. r �•�- V=� a ��"M1`.'F 4'[i .• 1 i �': �Ity :ip..'],�'ri w �+ .✓ o 1'I,'G�pC 'E zz. rl c, c ccmve "�,'�i? g F::+� it-''�� 3 is=. �+ . �_e �s i«° w::��. ��-•,--� � " ....Y ., .a g} ; . w � �:'L » �,i .�. ti.: `.,, � -,, r_ 's.-: .. :�.� is w -,o c.,, _ .. ! .. ... .. .. �••4,;.e_ ,�ri:� ZONE _0©R 3.50.2 USE o as No s tlokea;as,zdust yGfssess, ard-c-,rs,o`' an '�^.-haef yC�6�:e�G�J9':,��+��y.39;.v�ai�C'E��'a�`��i?� Cry" vibe to+�`.+a s(6`"a R`.qe d Z s s a miZn,e z e eyoi' Siie bo Such use a39.•Sa." N I' not ion ®r vmeF phys 5 ca � .tar zard o C. M10 water po". I Ut ^ On or rovtl'i* 1r heT,' th zzard, ShA-1 ,1I res0z f r l he operQ-t i ori Of Such use. C. USES As i a!';:fEb SUZJECIPP TO 7,F02 A SNE,C � AL=`may ate: t� BY +;'y EL SO RD O APP-EALS Cdr Il• "ikari a:.i C accessory buildings and € ccessory uses. — The aspects of use wh:ch need tia be considered be Fore the g J'C nt: nq ons a vpzc i a u are l! ki'•A circa � buv � ing sat -35aC S t -'zF f : ZOM _0_R 3.5 0. 4 LOT AREA ° AFD FRONTAGE `; n — r,� F `•I'. 5hZj �j �� - `;e, n x�'d. y 17 eS.Si tham'a WF z i=. � 3 � ' F':;.§ v � -.:3 R;. a�z� l i.". S � a o 2 wr a cis � c� � �c7 th�„ +'a ��? ,..fir•... �a Fia;•}ra drµ'0m� � C.��` �.,. .F�. ree '�,�:f ¢'... v..L �,:. e•+�za�� i':��.:'� i$�{ w v+t;�t• f; a.+�.,• 5s i`i 'C pui 0.. `. 'e 3 ,`J 4ir S"�.L'"e s> Al ! other L ry Fx ...�'- c"C-r. a* rt4 "�, i 6�a.4�3'P zt'a �="`.s9� a�aeso ,�.,- �o4 wYcz��E� u`'a'.;'e tl5aoltg'%. Of y�eLs �.w'ds a0ej feet �,� s�:o"i��y such ��.FL e>v�G,� o�"�>Sni '�i�':2;-h s �"s "�a'd: �..�.sa ��" p':9o`�i Cd�wd 'c:�e�.'6`4�':��' C4�` n�bwi� Cao dev5 irk''??,��s �`*'�,"0 5�,��G�� at �i'�"� �.::v6::�.�- p t r� i? '14C �''-"" :-Z ¢"' C"' — �' t .g ,r, y 5` �P � ,,.t ' � ?, a'`' ` nag ✓x� " "' "`. ��ai1��i a,'��r,.,w,�. .4 1,, ,d s�".�:.83 6�&:�,� �i"F �:s�� sig � 6fiiw, �.wo'�� G�,�53a c:'�r.e ac4f.as„�U�'F"�° fi3u 24 !!`'i $a3"�ys, s:'��,a� it ` «ivy�"t not :5dv'ii � "t':caGE'� ,��,�.,5 ;�Fofi' cE�s`r'i` of t6'Ee.� area +,ted"e Such, �}t o 3.5006 YARDS FRONT YARD o No Fe ` 'fd? n 9v of Pa f Zheu a.` SnBT y �. be erected n' ads e' to a iye' atfi �:s � ightG'oo_',,zy Hns h a 10'a rz t bo SME YARD RJr A side Yard 0 yards wf::'la i. ¢g n. i. Uea5tl IM feet S JtLl be i•�`i.u"w •'1�� rr'�=�.,'„''�f S. 'it4, ��§'�''i ro<o bbl Ll E'g s shall s w erected nearer than cL ".0 feud , ac'v � e.sn `de.z . C:I`: t'4. i' $ '1�`,. F.,t;µ Siwwi 1 F - [:, .y �.ti..3 e� S �' w•i F.: y,0rd r°.,.'� a fY p t '� C s e' r.. 4 '�. �I e s ��s_ C.. C a..�: C "1r G ^v.' �`•�: �... �aa."� 4.r' �y�.' ti,. -i , ' z N.. leet � W l p ,L. hoer q3i' aM�'r ' d 7 �,r �Su ': �P J'�s'wn w.. .. +..sv rV.i fs.. 1i +�[f Y.. .•E.r a �:U 'hints t a'„. `'�>. a wv b�' C ' «^ u' r:• .y°S�6' �f F' .M 6i. ,��', El b�.''. SS;,�; a�� q,9 � '°r„. L��iLc L L'w 3 �4!i hll @. `': W'.'_•��'.v"� u 3.10.7 Z CFS rem�.. and``ry...-,•.'�-"'. -tea y-..�! •II 'Ni" swM �!f`. {�'o G.�l� �i ➢�GTi �. - with a �hve G 'i B 2 4 cs i�� : S r� E. S � .4P'� b sm':_i S`i a. 5 s �: ''�I' � ttil Y'3 u. L Fr:. r;.” �"' ,+,•• t the 'C.osse of Ph ; saga n'bza q (w cte ..ou e 'r, Y'ee-fir 'P'dr„�I Sc;,. ice' iv,', ��.'-.:, '�°•;:'a' � . U Y G:: 's::'' r �.: r pa ¢. �•.1u z' ��1.i *dc ? �' a5� e C_j io r`: �, Cs `', 'x"y id „y u„i �ti .✓ .3 '�k' F -!i C•r� c.,: J:=C keedl E,'.r"rJ 'f�'a :t v.=:::'. a�•s a :.k 1..,'.3�F;' b �, `C-- _;... - �., JrN .�$-.r=;.i .r .. .f '`»i-... ."{I,G.l u.f+^t'" . y o 3.5006 YARDS FRONT YARD o No Fe ` 'fd? n 9v of Pa f Zheu a.` SnBT y �. be erected n' ads e' to a iye' atfi �:s � ightG'oo_',,zy Hns h a 10'a rz t bo SME YARD RJr A side Yard 0 yards wf::'la i. ¢g n. i. Uea5tl IM feet S JtLl be i•�`i.u"w •'1�� rr'�=�.,'„''�f S. 'it4, ��§'�''i ro<o bbl Ll E'g s shall s w erected nearer than cL ".0 feud , ac'v � e.sn `de.z . C:I`: t'4. i' $ '1�`,. F.,t;µ Siwwi 1 F - [:, .y �.ti..3 e� S �' w•i F.: y,0rd r°.,.'� a fY p t '� C s e' r.. 4 '�. �I e s ��s_ C.. C a..�: C "1r G ^v.' �`•�: �... �aa."� 4.r' �y�.' ti,. -i , ' z N.. leet � W l p ,L. hoer q3i' aM�'r ' d 7 �,r �Su ': �P J'�s'wn w.. .. +..sv rV.i fs.. 1i +�[f Y.. .•E.r a �:U 'hints t a'„. `'�>. a wv b�' C ' «^ u' r:• .y°S�6' �f F' .M 6i. ,��', El b�.''. SS;,�; a�� q,9 � '°r„. L��iLc L L'w 3 �4!i hll @. `': W'.'_•��'.v"� u 3.10.7 Z CFS rem�.. and``ry...-,•.'�-"'. -tea y-..�! •II 'Ni" swM �!f`. {�'o G.�l� �i ➢�GTi �. - with a �hve G 'i B 2 4 cs i�� : S r� E. S � .4P'� b sm':_i S`i a. 5 s �: ''�I' � ttil Y'3 u. L Fr:. r;.” �"' ,+,•• t the 'C.osse of Ph ; saga n'bza q (w cte ..ou e 'r, Y'ee-fir 'P'dr„�I Sc;,. ice' iv,', ��.'-.:, '�°•;:'a' � . U Y G:: 's::'' r �.: r pa ¢. �•.1u z' ��1.i *dc ? �' a5� e C_j io r`: �, Cs `', 'x"y id „y u„i �ti .✓ .3 '�k' F -!i C•r� c.,: J:=C keedl E,'.r"rJ 'f�'a :t v.=:::'. a�•s a :.k 1..,'.3�F;' b �, `C-- _;... - �., JrN .�$-.r=;.i .r .. .f '`»i-... ."{I,G.l u.f+^t'" . y NiiNH -G-k MOO SC.' ESMINand WDSCAVOIG M requ! r�j 1 T'a P _oF Ng KOH to for whl.ch a carmycate wc 3.50-a WREN and MAESS - For each lot there shzDil be at Pjssnst in - grass cnne esrcss & Jvenojy w'th a fol i ows Id - Fo'r y ei 7'"i-` vce.t?:tey S '6 f'e'e t n 2. For 25 feet. yh,e of snch driveways shztl ttfc,� far first four hundred Hat or frawix; th6erv.,11 ,r,,f I1ic-4, -.Frann Sge ploys 1>11 f"3m- zvar-v iFc"Uk- �f dot Mmom in emaess of the f5rst �1�3ur i7eet. OFF-STREET PARK IIVm 'ipar'Mng S�rea- shzz'�I' he C111oser tc-' a Resijerco . 'i'zug-'dary 2-0 feet Tizere sha'-H i'jv pv.Mcd noz Ws' -s tnan Square feet of parkEng arcs (.6minsive of &Aas c:,,xcTiusive of -__scess drives Or roads, for every Sawi-e Foot Of gross f1cor area wi.th _'n'ot V.n tlh.�� fo{m;IIhSag' numb'sr �3i: n.32ces fo�r Mha' sp,ecv7H,ad - Cme sipa:ce io, aver�,,- 20D, sq_Gre fc'��t of grass, f1jC.,'or ar?a azus C-ne parMn, spac-e �-der uhreecmn- PT OYU= 2. sur v*oce offlces ftke space for �,4�very 500 :squarz -,,Fse-t *`iF groas f3cor ;_�irca pplus one spzce for each offices of ec- fices, G'-,hL'.r professional offlck-_-w'N:1 thheratio of visitors to is 'skrilarly �ow - (D'ne space, for e�,,er-y .5,00 squa-re feet of gross Hrorcn�e parking space for each t -,;;,o ei-nployees:, O Professfowa'b' ofF;ces ers of Arts andselip-nCes - 10 spaces be provided for thc- first C-Ight spa��es 'T�Zchi fc..;. the 3oa"�i , �o Ja OFF-STREET i'PARKM U UO iS4:E4'c�'.1E'S°v'V S 5. Y Ufsi ?,.Y i Si :� �: YKM'� for z: -'e QMge( C0 Y'.S B A two beds P 6 CEs ene Space for .:'very! tTn"a employees, p t us dn.e Space foo- each doctor. (p, 6 J ❑�,rca6t'.ionzl p'yYs ♦rv'd`1+ Schools — cSiMi`.,r spaws for fiery t. oes-ches, enm,,,A`, ; cue �''n spa § u:tiplus one space for V eve..; y a i ve s —I f�Se s s ; � l , so�,�;e :.� _ n every st,-� szm.ts up to sp,_; CCe or '„r'We Irk Tt�".a U�I Sc_&: s t.:°W%� r `�"•C ,i� .`�'„�,w'1A""' � 1 she SC.hm l I Ea��Je a :«,:y rczm. r 7. i"cVsearclh Cad' or one space for every vizo empllc�yers fcr whL"cC whe buA is C.:i"w. C gn,.rd sem,uii, than ':'rel*` ace f o� — a i ,_-r v .00 qur� feat o " grow r � e -ou aneau Cd�µSe space i'�"tr he L ^'�rrsu�zr sh 3 h t �"�ic�'ru " z.o a Si4 d�br evY squzre Met gross fl rt3r area, �l ✓v vJbj, �»Pr.,,V 4. ��4�3I rVW i's, u.'i�SM'i1604 xs��, �a et W .�.�� IF Va%e.., ..e6 `rL� i:iL.F�. ,�v ?., .14.rC j: on the side OF in the and not nearer 17ez"Z Lsil' ce B,.N F 'd. 1 .r 3' t:P "�!,i 5 • o.sR ;ti l.� � _ Gne off-street leadingS.. 't 7'�_ rr „.'.,i le oad Y a '(]i Y,",/for m each A nnss .r:G: S pa 4 t p F .... w1 e. 2 a C . o at Wast amu' Test a40 depth, feat or: S . .L. than E!, feet, MMUS"'Ve 841'&nv * , .l riJa ,. to4'e:i .m w. .:,l 4.r ,, riga .e ., u.. ... l � L7 � -• i .r y P 3 i n4' ,., ..� ; ng� C loading K'id E ilky and on4.:ding ti 4.nn s-adil. bPe...v v k.r.,. ks ,. de- Fe- sV ..ed 'With signeday p: opY Y_• w .,. _. a,.n ..'S- a,. ,z'` LOCAL BUSINESS CENTERS TOWN OF WAPPINGER A local business center is a shopping complex that fulfills neighborhood needs for daily type commodities. These are generally designed about a super- market; serve 7,500 to 20,000 people; average 40,000 square feet in floor space; and utilize 4-10 acres of land areas. CRITERIA FOR EVALUATION Determination of how many -local business centers will be needed in the fore- seeable future and where these should be located involves consideration of (1) market-demand,,(2) neighborhood development, and (3) site selection factors -- all three being inter -related. Consideration must also be given to community design goals (specifically the relation between Local business centers and neighborhood developments), and developmental objectives Set forth in the master plan on pages 21 and 22. Study -of these factors indicates that one local business district will be needed for each 20,000 population. And, that this design population should be.distributed in.four geographical areas, each of which constitutes a neighborhood unit. Or, to•put it another way, there should be one local business district for every four neighborhoods. EVALUATION Exhibit A presents -a schematic diagram of how the Town of Wapp'snger can.be expected to divide, through a natural growth process, into a system of neighborhoods. Each neighborhood being a local community, of around 5000 people, centered around an elementary.schooi complex with well defined boundaries. These units are generally bounded by main arteries with local shopping at one edge at an arterial highway junction and/or at the juncture of four neighborhoods. d 4 � -2- Exhibit 8 relates the neighborhood units shown in "A" to existing business districts and generally suggests where additional centers will be needed as the Town grows. Specifically, the evaluation centers attention on the area surrounding the intersection of County Routes 28 and 94, i.e., Hopewell and All Angels Roads. CONCLUSION AND RECOMMENDATION The Dutchess County Department of Planning concludes that ultimately the Town could support another local business district and that such a district would be situated-best in the vicinity of the Hopewell Road-All Angels Road intersection. It is.recommended that such a location be favored and'that requests.for-such development in.other intermediate areas be denied. I l r-' l I 3 . i I COURT �!�1 �[��FGs - ' I w REEN W MF}ApOW 4 `55 DA dlk 2 NILLYI[Y[ .VALLEY DVIEW v 'LL Y 1FY rr' ti [3r AT . 74 .I VANSic .!•. ,EL•��WIGM r ND d 'T }= Q ,+ `ALAN Y a 2 f Y £ f RED OA A, NIGNDPOWT R DR U 7% �.° O ►NG RIDG -00) DR r S NATO SOUTH �C) C/ Nr p .k S D° 1 0=�T O GpRTE SIE 11,, A,Ar " Q F P` 1 CAMELOT �• T RD 4_, 90 © i1 RW ,r0 DELL I 3 HILL LAI MLIN I .pG �(�� / rI W,o R IMG; PIN t SY i � W I R Y - ° H J r HUG H$ - M w Q r U G'TC r u D n a r'S + P QP t 9� p Y ieYi pD -M. • Sc}OOL PQ t k aK . 0 - SC _ _.._...` w 1�cGd� l�aci. _ f I -- ll r�AriE w F r 1 I V INIIL R S PARK MA pE �A —0- ALLGE l � L ❑D 1� I�,S , DA ` POTEkMIAC ,'�"J " .r "`Exp OLD eTA [ "nR LUAL BUS ° I OPEE f � •---- � tie E�t'.:+'I� PLANNING BOARD TOWN OF WAPPINGER TOWN HALL WAPPINGERS FALLS. NEW YORK 121190 Ter.. 297-9941 December 23, 1968 Mr. Allan E. Rappleyea Attorney to the Town of Wappinger 14 Grand Street Poughkeepsie, New York Dear Allan, In connection with the application sof Angel Brody Acres Corporation for rezoning of 83.8 acres on All Angels Hill Road from R-44 to PI, submitted to the Town Board on August 12, 1968, the Planning Board and the Town Board recognized the need for a more restrictive zone than PI in this case. You furnished a copy of an 0 & R Zone, I believe from the Poughkeepsie ordinance, which we have modified along the lines shown in the attachment. We recognize some problems with the modified 0 & R Zone as written. The ones we recognize arise from the dual desires to keep the requirements an to minimum lot size, and side and rear yard requirements flexible in order to accommodate rea.3onable use of the particular place of land involved, and in accord with the needs of the leasar or owner and the need to consider what happens if one of a serves of proposed buildings (properties) is eventually sold. Presumably, in approving a particular lot at site plan review, the lot has to be such that should it be sold oft Later it would not be non --conforming, particularly with -respect to Section 41.1 of the Ordinance. The question arises as to whether a property could be sold without subdivision. If subdivision is required, could it be granted unless the property was located on a road built to Town specifications that could be dedicated to the Town? What is your opinion on the uses requiring Special Use Permits? I feel that those included in 2} under Mses should as a minimum.. There may be other problems which occur to you in the creation of a zone as defined in the attachment. ATTACHMENT PROPOSED ZONE OFFICE -RESEARCH 0-R DISTRICT The intent of this district is to encourage and facilitate the orderly development of office and industrial research enterprises in a setting conducive to public safety, economic stability and growths protection from blight, deterioration, and encroachment of non -(compatible uses, and efficient traffic movement. in an O --R Office Research District. no building or premise shall be used, and no building shall be erected or altered, which is arranged, intended, or designed to be used■ in whole or in part, for any uses,.except the followings. A. USES ALLOWED IN RIGHT. None B. USES ALLOWED SUBJECT TO SITE PLAN APPROVAL BY THE PLANNING 1. OFFICES - Places where particular minds of business are transacted or business services are supplied or performed, including, but not limited to, buildings or rooms in which clerical work is performed, or buildings or rooms utilized for the work of administration, but excluding over--the-counter sales, assembly, repair, maintenance, or display of such products. 2. Research and/or development and/or engineering laboratories. 1 PROPOSED ZONE -2- O -R DISTRICT 3. Normal accessory buildings and accessory uses. Uses Subject to Site Plan Approval Must Conform to the Following Provisions: a).No smoke, gas, .dust, fumes, odors, or other atmospheric pollutant, noise, vibration, glare, radiation beyond building in which such use is conducted. b) Such use shall not constitute a fire, explosion, or other physical hazard. c) No water pollution or other health hazard shall result from the operation of such use. Buildings or Structures - General Every Building or Structure must be located on a lot. Buildims-or Structures - Height No Building or Structure shall be erected to a height in excess of three (3) stories.totalling thirty-five (35) feet. Lot Area and Frontage Lot areas and frontages subject to Site Plan Approval. Maximum Coverage All buildings on any lot, including main and accessory buildings, shall occupy no more than twenty-five per cent (25%) of the area of such lot. Yards PROPOSED ZONE _ O --R DISTRICT Yards shall be subject to Site Plan Approval. No buildings on any lot shall be erected nearer to any street right -of --way line than 125 feet, or nearer than 200 feet to any Residence Zone Boundary. Screening and Landscaping Sufficient hedges, fences, or walls, of a design and material subject to approval by the Planning Board, shall be provided. All required screening and landscaping shall be'maintained throughout the life of any use for which a Certificate of occupancy is granted. Ingress and Egress_ For each lot there shall be adequate ingress and egress driveways with a minimum width as follows;: 1. For one-way driveways - 16 ft. pavement width 2. For two-way driveways -- 25 ft. pavement width Off -Street Parking Requirements No parking area shall be closer to a Residence Boundary than fifty (50) feet. There shall be provided not less than two square feet of parking area (inclusive of aisles, but exclusive of access drives or roads) for every square foot of gross floor area with not less than the following number of spaces for the following exceptions: 1. Banks, business offices not otherwise specified, one space for every 200 square feet of gross floor area plus PROPOSED ZONE -4- O -R DISTRICT one parking space per every three employees. 2. Business service offices - one space for every 500 square feet of gross floor area plus one space for each two employees. 3. offices of architects, attorneys, accountants, engineers, real estate offices, insurance offices, and other professional offices in which the ratio of visitors to employees is similarly low - One space for every 500 $00 square feet of gross floor area, plus one parking space for ea+ch.two employees. 4. Professional offices of Practitioners of Healing Arta and Sciences - Ten (14) spaces shall be provided -for the first practitioner, eight (8) spaces each for the second and third practitioners, and six (6) spaces for each additional. practitioner. 5. Research and/or development laboratories - one space for every two employees for which the building is designed, but not less than one space for every 608 square feet gross floor area. Off -Street LoadiM Reguirementa All loading and unloading shall take place entirely on the lot, either on the side or in the rear of any building, and not nearer than 100 feet from any Residence District Boundary. PLANNING BOARD TOWN OF WAPPINGER TOWN HALL WAPPINGERS FALLS, NEW PORK 12°580 TEL. 297-9841 November 80 1968 Dutchess County Planning Board 236 Main Street Poughkeepsie* New stork 12601 Attentions 14r. Henry Beissenbuttel, Commissioner Dear Nor. Reissenbuttela Enclosed please find three (3) maps fo of Angel Brook Acres Corp. I have; marked th shows proposed use of the land and layout a Map B shows Parcels A, B, & C for which the Map C shows the entire Angel Brook Property went of said paroperty the rezoning petition maps A, B, & C. Map A the proposed buildings. rezoning is requested. and proposed develop - These maps are submitted in accordance with yesterday's discussion with Dr. 'Robert i eisler, Planning Sward Chairman. If any further information is needed,, please contact me. Respectfully Pecretar�y� ours Susan J. bik Town of wa ppinger Planning Board SJPsdlh TOWN OF WAPPINGER SUPERVISORS OFFICE MILL STREET WAPPINGERS FALLS, N. Y. 72590 LOUIS D. D1EHL SUPERVISORSUPERVISOR OCTLID IV 2 11968 TOItiY WAPPiNGE'LMININ ARD October 21, 1968 TO: Mr. Robert Heisler, Chairman All Members of the Planning Board RE: Future Planning of Zoning Changes Talked of in the Area of All Angels Road The following are points to explore and solve in preparation of any action on rezoning. (1) The condition of the highway (All Angels Road) in being able to handle the flow of traffic. For example: if a National Grocery chain should decide to. locate here they use as a yardstick that the area will support a $100,000 per week market. This on the basis of an average customer sale of from $4.00 to $5.00 would bring 20,000 to 25,000 extra customers or cars on these roads per week. This alone is speaking only of one chain food market. From this one example I believe it alone shows the immediate need of new highways. (2) Also the need is shown in the Imperial Plaza with its traffic lights and hazards in and out of shopping area with a four (4) lane highway handling the flow of traffic, the need of this four (4) lane highway and lights that are needed for this type of business. True, perhaps I am thinking too big when I speak of this type of business but this is the thing large chains are looking for and expect and if this does not measure up to this I wonder how successful financially to prospective market operators this area will look or how much will the area support. Then, if the area will not or can not support this type of successful business, how far down the ladder will the area go in bringing in types of businesses that may not be an asset to the area. I think urgent consideration must be given highway conditions and perhaps some guarantee that certain types of businesses and not others could locate here. This I question myself whether or not would be legal. This looks big in expansion and we sure need this type expansion, but I feel these major problems must be solve irst. Louis D. Diehl, Supervisor August 26, 1968 Mr. Henry' Heisseiibuttel, Director Dutcheoo County Planning Board 2 3 6 Mai, Pouqhkeepsie, N.Y. Dear Mr. Heiss,ehbuttel, Enclosed please find petition from Angel Brook Acres Corp. for re -zoning parcels of land situate in the Town of Wappinger. Petition was received at the Town of wappinger regular Board meeting of Augt�mt 12, 1968, and referred to the Dutchess County Planning Board, in accordance with Sec.23-m of Geninicipal Law, for review and recommendation. You truly, Elaine H. Snowden Town Clerk .5LaaTD UMOL U9PMOUS -H OUTL-Ta ',Tnaq sano� -UOT42PUeMWO092 pus M9TADa aO7 'Mea ledTOTUnW jel9U9D go UI -CZ -DaS q: TM 9DUepa000e UT 'p7eog BuTuuej,j AqunoZ) sseLlDqna eqq oq peaagjaa pus '896T ZT -Snsnv 10 Bulqeaui pa2og aeTnBa-T -79buTddem go umoi, eTqq as P@ATeDal SeM UCTqTqaa saaBuTddem ZTC UMOL OLI-4 UT a7aenqTs Pu2T 70 sTOD7ed BUTUOZ-@a a0g *CTIOO solov x00aq TeBUV UlOal UOT4Tqad PuT; 9e2eTd PaSOTDug *-TW ae9a *2;*NT 'OTsdqaxq5noj . 4S UTeW 9EZ paeog fiuTuueTd IqunO� ssaqOqna -TO-4nGITC 'Taqqnc[uOssT@j-j lau@H '-TW 896T '9Z 4sn5nV NO.LHOH"d NVII-11M V Ol 'W IV 6 'mr *s-niw s3w,vr .kOV3H "I SONOZI NVN-NU C2-IVNOCI '9 N2CIAAONS 'H 2NIV-12 N3snv*iD 'o sinon 0,69'ZL A 'N 'S -I -IV. -J SM'-90NIddVA?, 1=41S 111W NMOL, Zt& 2 0 N I c� cl V Ali E0 N PA 0 -L .... .. ... .. . . . . ...... . . ....... NO.LHOH"d NVII-11M TOWN OF WAPPINGER TOWN CLERK'S OFFICE SUPERVMOR MILL STREET LOUIS D. DIEHL "a WAPPINGERS FALLS, N. Y. 12590 ELAINE H. SNOWDEN SUPT. OF HIGHWAYS TOWN CLERK WILLIAM P. HORTON OFFICE HOURS 9A. M. TO 4 F. M. F(' 0 "p, F, 3 c, I � E.' 0 1 AU G 1 (119:6 8 'i0ytN,,,,-,WAP1:'1NGER L ly tj a� Planning Board Town of .•• •, Gentlemen: COUNCILMEN LOUIS C. CLAUSEN G. DONALD FINNAN LEONCE L. HEADY JAMES MILLS, JR. At the Regular Meeting of the Town Board on Aug. 12, 1968, a petition was received from Angel Brook Acres Corp, for a change in zoning from R-40 to PI and EB. The Board has referred their review and recommendation® were sent with their petition. an this to the Planning Board for Enclosed are the exhibits that Very truly yours, Elaine H. Snowden Town Clerk 0 JOSEPH WORONA COUNSELOR AT LAW it LMrI-ZTY STREET POUGHKEEPSIE, N. Y. 12601 TxcixpnomGLonn 4-1660 August 8, 1.968 Mrs. ElaineSnowden, Town Clerk Town of Wappinger Wappinger Falls, New York Dear Mrs. Snowden: Enclosed please find, in duplicate, an application, in petition form, for a zoning change of premises owned by Angel Brook Acres Corp., as set forth in the annexed exhibits, situate in the Town of Wappinger, Dutchess County, New York. MARINE MIDLAND BANK BLDG. WAPPINGERS rALLS, W. Y. AXmrxsT.uR 7-9355 I would appreciate your presenting the same, together with the Exhibits thereunto attached, to the Town Board of the Town of Wappinger for its consideration and prompt referral to the Planning Board for its action and the scheduling thereafter by the Town Board of a public hearing thereon. Your attention to this matter will be deeply appreciated. Very truly yours,, Jose Worona JW.W Encl. cc: Angel Brook Acres Corp. maffifim AUG '1968 ['1AHIE H. 314V,,!6,E71 'l1" dIW w„ v z N011WHOMM) 3111131VS SN010,31Num 3WIddlMd HOA V30VNVA Id M T), 01MOSnIf *d = A108 AlAV3 NV 30103880 0100M# 6AIllVD01 Uflok N1 X3-I11100HPI THI HYM ASN010138 33013 ONIM 30= ITM 3M 30NIS SIN3NOM00 01NOW3311 jo nosmv uNv emnivAnw, 1011 Hod 63111113VA MGM 3S 111M 3M *H1103YIS1 NOUHNNOD wl= SNOISDINONA03 13SVI Gwv 2 1 NO Wi Dh 13 MOW h" 1116, J!'Lng�„twj.4 stnuslonn, RZYM1,6461, TIM% xNvjyl03 2141 10 "t." JO al3l A Al W! 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