(The following is a RNC scanning of a
document the consultants Buckhurst Fish & Jacquemart Inc. prepared.- pictures in
original have not been scanned)
Town of Carmel
Planning Workshop II
September 30, 1999
Buckhurst
Fish & Jacquemart Inc.
The Town of
Carmel is participating in the Croton Plan, a New York City Department of Environmental
Protection initiative to help protect the Croton Watershed and guide balanced growth
pressures with water quality protection. In
the Memorandum of Agreement with all municipalities in the watershed, volunteer
participation in the program is allowed. The
Town is also updating its Comprehensive Plan and Zoning Ordinance in conjunction with this
process.
The Carmel
Town Board and Buckhurst Fish & Jacquemart Inc. (BFJ) held the second community
workshop on September 30, 1999. The first,
held on May 6, 1998, took place at the Town Hall. It
helped to identify goals and objectives for updating the Comprehensive Plan. This second workshop provided the findings of the
Community Character assessment and an overview of water quality in the Croton Watershed. Approximately 50 people were in attendance at
workshop II.
The workshop
began with a greeting and introduction by the Town Supervisor, Frank Del Campo. A slide show presentation followed given by Frank
Fish of BFJ and Jerry Schwalbe of Divney Tung Schwalbe, Engineers. The presentation provided an overview of the
planning process and a series of photographic images of Carmel. For discussion purposes, a concept land use map
was outlined to the audience. It recognized
many existing land uses, and a number of changes to the existing comprehensive plan
designations.
After a
short coffee break, the gathering was broken up into small working groups. Participants were invited to sit at any one of
five tables, each devoted to a major component of the Plan: Environment (wetlands, steep
slopes, open space, recreation) Economic Development (retail business, employment,
industry) Infrastructure (water, sewer, storm drainage) Traffic General Land Use and
Zoning.
To help
focus the discussions, the working groups were each provided with a handout containing
several questions about the Plan component(s) being considered by that table (see Appendix
A). For approximately one hour, participants
discussed the questions, writing down their responses and suggestions. Afterwards, one person from each table presented
that table's output to the entire gathering.
Workshop
participants also offered a variety of recommendations as to how all these ideas might be
addressed by the City and its residents. This
report summarizes the collective output of the workshops and provides a framework within
which the Planning Commission can begin to establish goals, policies and objectives of the
1999 Plan.
A. Economic Development
Low impact industry/business would help to reduce tax burden on residential property.
Transportation to major highways is
required. Carmel Hamlet area best suited to
attract industry.
Retail business expansion does not benefit tax base.
Encourage high technology industry to locate in Town and Putnam County.
More business within Carmel may not
necessarily benefit the residential taxpayer more taxes may be required to address other
problems created
The natural environment is Carmel's most valuable asset which may attract tourism as a means of economic development.
An institute of higher learning would not only benefit taxes, but retain the youth within the region.
Mixed uses in hamlet areas would help
to build neighborhoods.
Assisted living complexes for the aged
would not benefit residential tax burdens.
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Areas of Congestion:
The intersection of State Route 52, Fair St. (C.R. 60) and Route 301, locally known as Library Corners. A proposed County Court complex would additionally impact upon this area.
State Route 301 between State Route 52 and the Taconic State Parkway northwest of the Town of Carmel.
The intersections of Fair Street (C.R. 60) and Vink Drive, Glenna Drive, Everett Road, Hill & Dale Road (C.R. 44), and Simpson Road (C.R. 57) east of Route 52. Several proposed developments could further impact these areas including the Centennial Golf Course Development, River Run Estates in the town of Southeast, and the Kent Development.
The intersection of State Route 6 and
Church Street.
The intersection of State Route 6 and
Willow Road.
The confluence of Willow Road, Seminary
Hill Road, and State Route 52 in the hamlet of Carmel.
The intersection of Crane Road (C.R.
32) and State Route 6. A proposed rec-plex in this area would create additional traffic.
The area adjacent to Putnam Plaza
Shopping Center on State Route 6.
The intersection of Croton Falls Road
(C.R. 34) and State Route 6. Croton Falls Road is a major route for commuters into the
hamlet of Mahopac.
State Route 6, Stoneleigh Avenue (C.R.
35) and Drewville Road (C. R. 36) near the
Hospital. Traffic results from hospital
activity and commuters to and from Westchester County.
The intersection of Drewville Road and
Route 6.
State Route 6 at East Lake Boulevard
(C.R. 72) and at State Route 6N.
Baldwin Place Road near the Baldwin
Place Shopping Center.
Traffic solutions:
Eliminate prohibition of right turns
from Fair Street (C.R. 60) to State Route 52.
Eliminate parking on the east side of
State Route 52 between Vink and State Route 301 within the hamlet of Carmel.
Use old railroad right-of-way as an alternate to Route 6.
Require all new developments to conduct
a traffic impact study.
Synchronize traffic signals on State and County roads.
(pgs 3 & 4)
C.
Environment/Open Space
•
Town to protect wetlands that are less than 12 acres in size - those wetland not
already protected by the Department of Environmental Conservation.
• Promote and enforce the
existing tree ordinance that protects trees eight inches in diameter or greater and limits
the
amount of land clearing.
• Limit area of disturbance
for larger residential lots to protect animal habitats.
• Create stream corridor
protection for St. Michaels Brook.
• Create nature preserve at
Lockwood Pond.
• Purchase development
rights (PDR) or transfer development rights (TDR) as regulations within the zoning
ordinance to
prevent further development.
• Create walking areas and
bike paths
• Create public notification
for developers and builders similar to Planning Board public hearing notification.
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D. Sewer and Water
Sewer Issues:
Sewer systems could create a loss of
water supply - sewer studies should include effects on water supply.
Septic system design controls need to
be more stringent.
There is a lack of construction checks/inspections during
septic installations.
Soil suitability should factor into
minimum lot size for zoning.
Water Supply:
Create public water supply system and develop long range plans to incorporate area within the town that are having water problems.
Exclude ground water contamination
sites from development.
Reduce density to preserve water
supply.
New development proposal need greater
study areas. Include not only adjacent
properties, but watershed review as well.
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E. General Land Use and Zoning
Golf Course Zone
Putnam Greenway along old Putnam
Railway Line
Purchase Development Rights or purchase
for open space
Mixed use zones within the hamlets allowing residential and commercial
Create waterfront parks in hamlets
Northeast section requires convenient
shopping
Half acre lots are not required. Sewers should be in those areas allowing for less
than 40,000 square foot lot size.
Home office uses should be addressed in
the reviewing the Plan
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