The following is an updated version of the posting related to the January 15, 2025 public hearing. The Town Board continued to accept comments but never responded in writing to any public comments or comments from County Planning in its GML letters. In response to ROSA volunteer requests for a web page to track documents for the proposed local law the Town produced this webpage that includes the County GML and a map of potential areas.
On October 29, 2024 the Town Board introduced a new local law with no explanation and no supplemental information. The public hearing was scheduled for 11/19/2024.
The proposed new Local Law is designed to create a new floating zone allowing developers with 10+ acres of land to propose whatever kind of development they like, subject to whatever zoning regulations they like, with only the most minimum restrictions: “Such density or intensity shall not exceed the
maximum allowable density or intensity in any zoning district established by this
Chapter and the FAR shall not exceed the greater of the FAR in the district where
the property is located or fifty percent (50%) of the highest FAR in any zoning
district in the Town.”
As written the density can be any amount because in the R-15C district there is no maximum density. The highest Floor Area Ratio in current zoning is 1.5 which is 150% of the net lot area; therefore the new FAR could be up to 75% to all new condominium building going up in the densest districts in Ramapo. The allowable uses are expanded to include whatever a developer wishes to propose.
On 11/19/2024, only 3 of the 5 board members were present and the supervisor opened the public hearing without providing any explanation or additional information declined to answer questions asked, and adjourned the public hearing to January 15, 2024 at 7:00pm.
This new local law is essentially the same as the one passed in March of 2024 to enable the Millers Pond development of 637 dwellings plus commercial uses on the old Minisceongo Golf Course on Pomona Road enabling a change in zoning from 1/2 dwelling per net acre to 5 dwellings per gross acre leaving to the clustering of new homes on the buildable areas of the land at densities comparable to the highest densities in Ramapo – for example Phase 1 which includes 12.72 acres is slated to have 244 units which is 16.25 units/acre and Phase 4 on 8 acres is planned for 64 units -11.07/acre. (See the latest on Millers Pond.)
Links for more information:
- Proposed Local Law
- Notice of Continued Public Hearing.
- ROSA Email Announcement sent 11/14/2024.
- ROSA Comment Letter submitted at meeting of 11/19/2024 in opposition to local law in current form and calling for environmental impact study.
- Nelson Pope Voorhis Professional Review Letter submitted on 1/10/2025.
- County GML Letter of 1/13/2025
- Added: County GML Letter of 2/26/2025 (adopting prior comments of 1/13/2025)
- Added: County GML Letter of 4/3/2025 (adopting prior comments of 1/13/2025)
- Added: Ramapo Planning Board first comments of 2/25/2035
NEXT PUBLIC MEETING
The Town website still shows the public hearing as the first item posted but they actually closed the public hearing on April 9th.
When?
- April 23, 2025 at 7:00 pm Public participation opens at the very beginning of the meeting so if you want to ask questions be prompt.
Where?
- Town of Ramapo Town Hall – 237 Rt 59
If you live near any land that is current 10+ acres in size whether developed or vacant, it is possible that it could be redeveloped under this new local law. Please come out and tell the Town Board what rules you need to ensure is in place to protect you from impacts of a change in zoning – for example required conservation easements, maximum building height, maximum density, restricting changes to traffic, etc.
If you cannot attend the meeting but wish to participate in the public participation session, send an email to the supervisor Michael Specht spechtm@ramapo.org and cc: the Town Clerk Jeffrey Posner posnerj@ramapo.org with subject line “Public Participation for April 23, 2025 Meeting”.
One response to “UPDATED: Planned Unit Development Local Law Passage Scheduled for April 23, 2025”
How can Board Members even consider changes to zoning laws WITHOUT a Comprehensive Plan in place. This is putting the cart before the horse. Hasn’t anyone learned ANYTHING from the town of South Blooming Grove?! Just ONE county over they are TRUCKIN IN WATER at the property owners’ expense due to OVERDEVELOPMENT. The infrastructure can only supply water for HALF the population. Are the Board Members trying to tell constituents that HAPHAZARD development (because WITHOUT a comprehensive plan that is what it is) without regard to environmental/residential/infrastructure issues will be GOOD for the area? LAUGHABLE.