2004-12-15
~RBALLY ~ARTLAND A'\1~LEYEA LLP
CH.^RUSJ CORRALLY (19661
jOH!'.. J (jARTL."~['l, JR. (20u,)
ALLAN E RAPPLEYEA
jl1" HOU'lEN ADAM~
MICHAEL G. GARTLAND
VINCENT L. DEBIASE
P Al'l O. S ULLl V.A.)\; (a/so H)
WILLIAM F. BnGLE. JR
RENA MLCKENHOCrT O'CO~~(lR
ALLAN B. RAPPlEYEA (alsoCTJ
ANTHONY C. CARLINI. JR. (also,\/)
LEAH J. CARLINI
AN~U)A SHAH
KAREN E. HAGSTROM
GREGORY M. GARTL\Sn
A HERITAGE OF LEGAL COl':-:SEL
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Atbnl1zistralor
LARl'lL ..\s'\ NE\'lLLE. ..ldmhllslmtor
BARDAVO~ Bl'ILDI~G
J; MARKET STREET
POl'GHKEEPSIE, NY 12601.3285
Regional Offices
30 FRONT STREET
PO Box 679
MILLBROOK, NY 12545
8n.677.55i9 TEL
845.677.6297 FAX
845-454-1110 TEL. 845-454-4857 FAX
E.MAll: into@cgr!:lw.com
WWW.CGRLAW.COM
6425 ~h):-"TG('1~IERY STREET
PO Box 366
RH!"EBECK, NY 125n
845.876.4091 TEL
845.876.7192 FAX
Of Counsel
MILTO" M HAVEN
C,-,RL P. ULRICH
RICHARD V. CORRALL)'
December 15, 2004
By APPOI~TME~T'
CLE.\R\\o\TER, FL 3461;
727.461.)144 TEL
Mr. Joseph Ruggiero
Supervisor, Town of Wappingers
Chairman, Comprehensive Plan Committee
20 Middlebush Road
Wappingers Falls, NY 12590
Re: The Alpine Company of Poughkeepsie
Dear Joe:
On behalf of our client, The Alpine Company of Poughkeepsie, we would like to request that the
Town of Wappingers include a revision to the Zoning Map as part of the Town's update of its
Comprehensive Plan for a portion of a parcel on Route 9 that is part of the Alpine Commons
Shopping Center. As explained hereafter, our objective is to create a one lot with a uniform and
the same zoning classification. A map of the parcel is attached. The two zoning densities now
affecting the parcel makes it impossible, under the town's zoning law, to use either portion of the
parcel as neither portion meets the town's zoning standard as to size. Under The Town's zoning
law, when a parcel is divided by different zoning districts, each portion must comply with the
standards of the zoning district within which the portion of the parcel is located.
The parcel in question is 10 acre parcel, of which approximately 8 acres are in the SSC zone (10
acres required) and 2 acres are in the HD zone(five acres required). The requested rezoning is
to change the HD portion to SSC. This results in a reduction of intensity of use as the coverage
permitted in the HD zone is 30%; by contrast, the coverage permitted in the SSC zone is 20%.
As explained hereafter, the rezoning will reduce the intensity of potential development rather
then increase it. '
The parcel is presently the undeveloped portion of the Alpine Commons Shopping Center. In
the late 1990's, a number of parcels were acquired in anticipation of an expansion of the center
with frontage on Old Hopewell Road. During the consideration of the expansion program, an
offer was received to sell the developed portion of the existing Alpine Commons, The sellers,
as to the undeveloped portion, retained the right to subdivide and then sell or develop the
undeveloped 10 acres,
~RBALLY ~RTLAND fu'i~LEYEA LLP
While our client's intent is to sell the 10 acre parcel, the ultimate development of this parcel
benefits from numerous easements that will permit its integrated use with the existing shopping
center, although under separate ownership. Among the easements are those for water, sewer,
access over the existing entrance road, and parking.
The HD portion of the parcel is entitled to development in the same manner as the balance of
the lot is entitled to development. Given much greater relative size of the BSC portion (80% of
the parcel) and the location of the lot adjacent to a BSC zone in excess of 120 acres, rezoning
removes any issues associated with the town's creation of a zoning lot that cannot be use
because of its significantly substandard size (the HD lot is 60% smaller then than a permitted lot
in the HD zone) (2 acres as contrasted to the required 5 acres). This circumstance would exist
even in the absence of the subdivision of the ten acre parcel.
As a result of preliminary conversations with Phil DiNonno, we would be willing to forego
submitting an application for the rezoning of the parcel and instead ask that the Town include
our request as part of the revision to the comprehensive Plan. We understand that our request is
consistent with the Town's objective to ensure that individual parcels fall within the same zoning.
We are available at your request to formally present our request to both the Town Board and the
Comprehensive Plan Committee.
:'
/
/
;PPLEYEA, LLP
Thank you for your consideration.
/
Very truly yours:
I
CORBALL Yi GARTLA
BY: ~
JHAjv
cc: Phil DiNonno
AI Roberts
Ed Kellogg
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