27. 	Recommended Rezoning

The 1991 Master Plan included the recommendation that medium and high density residential zones located in the northern and western portions of the Town be replaced with lower density zones.  The historical growth pattern for the Town is one with higher concentration of density in the eastern portion of the Town.  The eastern portion of the Town contains major north-south transportation corridors, including New York State Routes 9W and 32, whereas the western portion of the Town does not contain a similar commercial north-south corridor.  Much of the commuter traffic from the Town flows easterly and southerly towards the New York metropolitan area, and to available commuter train links in Beacon and Salisbury Mills and at the bus station/commuter parking area on Route 17K near the I-87 exit.  Accordingly, it is logical for higher density residential growth to be directed to the eastern portion rather than the western portion of the Town and follows earlier adopted planning recommendations.  

Therefore, it is recommended that the Town consider rezoning southwest portions of the Town from R-3 and R-2 to R-1.  Approximately 1,377 acres (including Orange Lake) in R-3 and 967 acres in R-2 should be considered for rezoning to R-1.  Most of these areas are not serviced by municipal water and sewer districts.  Rezoning these districts would lower the density in this area of the Town and would ensure that the minimum lot size remains at 40,000 square feet, even if municipal water or sewer district service is eventually extended.  The Recommended Rezoning map (Exhibit III-16) shows the areas proposed for rezoning.  Also in the southwest area, it is recommended that an area of approximately 130 acres (located northwest of I-84, south of Route 17K, and east of Windwood Drive) be rezoned from IB to B District, which would be more compatible with the surrounding residential neighborhoods.     

This rezoning would have several beneficial impacts including preserving the character of some existing residential areas, reducing growth impacts on the Valley Central School District, reducing impacts of additional residential growth on the traffic conditions on Route 17K, and limiting residential development to minimum lot sizes of 40,000 square feet, even if municipal water or sewer districts serve or could potentially serve the subject sites.  Friction between residential and certain commercial uses in this area of the Town has been a significant source of public controversy.  Rather than exasperating potential conflicts between commercial and industrial uses and residential uses through higher density R-2 and R-3 zoning, the reduction in density to R-1 and the change in the area proposed to be rezoned from IB to B, is recommended in order to reduce future potential conflicts and impacts due to incompatibility of uses.  The recommended IB to B rezoning would also assist in the promotion of neighborhood services and limit the type of new commercial activity.  

It is further recommended that the Town rezone three areas from business to residential districts, including: 3 acres from B to R3; 11 acres from IB to R1; and 27 acres from IB to R3.  These rezonings provide transition and additional buffering between established residential neighborhoods and non-residential uses.  

Rezoning is recommended on Meadow Avenue, from IB to B (6.6 acres) and from R3 to B (1.22 acres).  This portion of Meadow Avenue contains a mix of residential and commercial uses as well as vacant parcels.  Meadow Avenue is an active street surrounded by IB District zoning but adjacent to a small residential R3 District enclave to the south.  Rezoning is recommended in this location to foster Meadow Avenue as a link between the Route 300 and Route 52 commercial corridors while lessening potential development impacts to the adjacent residential area.          

Lastly, rezoning is recommended for approximately 14 acres from R-2 to B in the southeast corner of Route 300 and I-87.  Rezoning this area and the recommended IB to B area to the northwest of Stewart International Airport would accommodate existing commercial uses and promote the development of more neighborhood oriented services.  All of the recommended rezonings are shown in the table below.       

Table III-5
Recommended Rezoning

Site	General Location	Existing Zoning	Proposed Zoning	Approx. Area Size	
1.		Orange Lake, west of I-87, north of Rt. 52	R3	R1	945 acres	
2.		South of South Plank Rd., east of Town border, west of Monarch Dr.	R2	R1	916 acres	
3.		North of I-84, east of Town border	R3	R1	329 acres	
4.		South of I-84, north of Rt. 17K, east of Regal Way, west of Fletcher Dr.	R3	R1	102 acres	
5.		South of Hickory Hill Lane, West of I-87	R2	R1	29 acres	
6.		North of Union Avenue, east of I-87, west of Chapel Road	R2	R1	22 acres	
7.		Southeast corner of Rt. 300 and I-87	R2	B	14 acres	
8.		Berry Lane, South of Rt. 32, east of Rt. 300	IB	R1	11 acres	
9.		East of Rt. 300, south of Jeanne Dr. 	IB	R3	27 acres	
10.		Northwest of I-84, south of Rt. 17K, east of Windwood Dr.	IB	B	130 acres	
11.		North of Highland Terrace, east of Route 9W	B	R3	3 acres	
12.		Middle section of Meadow Ave., between Routes 300 and 52	IB	B	7 acres	
13.		Southeast corner of Meadow Ave. and Charlile Circle 	R3	B	1 acre	
Total				2,536
 acres