9. DEVELOPMENT POTENTIAL The Town of Poughkeepsie is populated with 86 percent of the land area dedicated to an existing land use or approved development. However, 34 percent (471 parcels or 5,812 acres) of the land in Town is vacant, in agricultural use or may be considered “underutilized”.

A development potential analysis looks at parcels within the Town that could be subdivided or developed at a higher density than it is currently developed, to help the Town look to the future and balance future growth with infrastructure capacity and natural resource protection. Maps 23.1 and 23.2 show parcels considered for the development potential analysis in the context of Zoning (23.1) and environmental constraints (23.2).

9.1 Methodology To perform the development potential analysis, NP&V relied on geospatial information technology (GIS) to map parcels in relation to their land use, acreage, location with a zoning district and location within environmental constraints such as wetlands. The analysis focused on residential development potential.

All parcels determined through real property tax records to be “vacant” or “agricultural” were added to the analysis first. These properties do not contain buildings or could be subdivided to achieve additional residential units.

Next, an analysis of oversized parcels was conducted. Oversized parcels were those determined to be 2 ½ times larger than the minimum lot size of a zoning district. For example, the minimum lot size in the R-2 zoning district is 2 acres, therefore any property containing 5 acres or more was added to the list of development potential parcels, as it could be theoretically further subdivided. Table 37 provides the assumptions for categorizing oversized parcels in each zoning district.

Table 37. ASSUMPTIONS FOR DEVELOPMENT POTENTIAL Zoning District Minimum Lot Size Threshold for Analysis R-M, Residential Multifamily 10,000 sf >= 25,000 sf or .57 acres R-NH, Residence, New Hamburg 6,000 sf >= 15,000 sf or .34 acres R-20, Single Family Residence 20,000 sf >= 50,000sf or 1.25 acres R- 1.5, Single Family Residence 1.5 acres >= 3.75 acres R-2, Single Family Residence 2 acres >= 5 acres R-4, Single Family Residence 4 acres >= 10 acres

These parcels were selected using GIS and reviewed over aerial images of the Town to determine if subdivision is likely or possible based on building location, site layout, topography and the location of wetlands. Parcels unlikely to be subdivided were removed from the selection. Vacant

parcels were also reviewed in this manner and certain undersized lots within existing subdivisions were removed. Parcels owned by utilities, or by government agencies such as the City or Town of Poughkeepsie, or Department of Public Works were also removed from the list.

The final list of 471 parcels encompasses 5,812 acres of land. Calculations were then performed to determine development potential based on the minimum lot size and zoning chapter requirements. A 25% reduction of base parcel size was assumed for all parcels which accounts for setback requirements and inefficiencies in site plan layout due to natural features such as steep slopes, wetlands or floodplains. Based on this assumption, for example, a 23-acre parcel reduced by 25% contains 17.25 “buildable” acres. This 17.25 acres therefore determines the number of single-family units possible on that site. In calculating the number of units, fractions were universally rounded down to the nearest whole number.

9.2 Residential Development Potential

Table 38. RESIDENTIAL DEVELOPMENT POTENTIAL

Zoning District*

Minimum Lot Size

Number of

Parcels

Total Acreage

Acreage Reduced for Inefficiencies

Single-Family Units

Two Family Units

Multifamily Units

Mobile Home Units

R-4 4 acres 48 1,095 821 163 - - R-2A 2 acres 5 644 483 239 - - R-1.5 1.5 acres 5 126 95 61 - - R-20 20,000 sf 254 1,255 941 1,811 - -

R-M*

10,000 sf for single or two family; 7,260sf/unit multifamily

19 82 61 251 251 356

R-MH 6,000 sf 1 5.3 3.9 - - - 28 TOTAL 332 3,208 2,406 2,525 251 356 28

* Only zoning districts containing developable parcels are contained within this table. **R-M zoning permits two-family homes on the same minimum lot area as single-family homes Unit count does not consider existing buildings. Existing buildings determined based on tax assessment land use codes.

Table 38 provides a summary of parcels that could be redeveloped or subdivided for residential use in the Town of Poughkeepsie. Zoning districts not listed do not contain potentially developable parcels.

In total, an additional 2,525 single family homes are possible on existing vacant or underutilized land. By far the greatest potential for residential development lies within the R-20 zoning district, the largest district by area in Town, where existing oversized single family lots could potentially be further subdivided. However, this is less likely to occur than on purely vacant or agricultural properties.

The R-2A zoning district contains the next largest potential for additional single family residential development in Town because of two large land holdings: the former Casperkill Golf Course in the southern part of Town which is now vacant, and a large, sparsely developed healthcare campus run and maintained by NYS located east of the former Hudson Psychiatric Hospital Campus.

Figure 19 within the Habitats and Biodiversity section of this chapter identifies portions of the Casperkill Golf Course as a significant large habitat patch over 500 acres. The environmental value of this site should be considered within the context of the residential development potential.

The R-4 zoning district could potentially be subdivided to introduce 163 single family homes in an area of Town defined by open spaces and agriculture, and which contains two large wetland complexes and the Fall Kill and Casper Kill creeks and floodplains. Minimum lot size within the R-4 district is 4 acres in this area. Subdivisions within this zoning district are not required to cluster, though environmentally sensitive site design is encouraged.

Within the R-M, residential multifamily zoning districts, it is estimated that 251 single family or 251 two family homes (502 dwelling units) could be developed, or around 358 multifamily units. It should be noted that multifamily development is regulated under 210-90.1 and density is based off a calculation which reduces buildable acreage based on environmental features. This calculation only appears to apply to development of buildings containing 3 units or greater. This calculation was not applied on a parcel basis, therefore the multifamily unit density presented here may be a conservative estimate.

9.3 Non-Residential/Mixed Use & Priority Redevelopment Sites An in-depth analysis of development potential for non-residential and mixed use/Town Center zoning districts was not performed due to the complexity of the regulations and mix of land uses permitted. Table 39 shows the number of parcels and acres within each zoning district that could be developed or re-developed. While it appears that the Highway Industrial zoning district contains the most developable acreage, the minimum lot size within the district is relatively low density at 4 acres. The quarry zoning district contains only the Tilcon Quarry and support lands. This site presents a redevelopment opportunity in the event that the quarry’s permit from NYS DEC expires.

Table 39. NON-RESIDENTIAL/ MIXED USE DEVELOPMENT POTENTIAL

Zoning District Minimum lot size Number of Parcels

Acres Within District

ATC, Arlington Town Center 5,000 sf 1 0.5

SHC, South Hills Center 10,000 sf 1 74

SPC, Salt Point Center

4,000 sf single family 8 acres attached residential units

1,600 sf mixed use attached 5,000 sf mixed use attached

5 4.4

ROMNSC, Red Oaks Mills Neighborhood Services Center 20,000 sf 1 4.7 B-NH, Neighborhood Highway Business 20,000 sf 1 23 B-H, Business Highway 2 acres 13 166 B-N, Neighborhood Business 15,000 sf 5 8.3 Q, Quarry 20 acres 1 25.8 I-H, Highway Industrial 4 acres 18 179.8 I-L, Light Industrial 2 acres 2 18 IN, Institutional 3 acres 2 79.6 OR, Office Research 6 acres 6 13.6

TOTAL 56 597.7

Of the existing Town Center zoning districts, the Salt Point Center remains largely undeveloped. Five parcels within this zoning district remain vacant while one additional vacant parcel is under review for development within the SPC zone (see next section). Almost all parcels in this zoning district are within the Casper Kill floodplain, and while the intent of the zoning district is to create a walkable town center, the existing land use pattern in the area is characterized by low density industrial and manufacturing uses with no existing sidewalk infrastructure.

The Town of Poughkeepsie CPRC prefers to emphasize re-development over greenfield development. To this end, the Town has prioritized the redevelopment of the South Hills Mall, within the South Hills Center zoning district (74 acres), Dutchess Plaza on the corner of Route 44 and Burnet Boulevard, and the Schatz Bearing Company brownfield site as redevelopment opportunities due to their location along transportation corridors and economic value.

Similar sites for infill could be prioritized for dense, mixed use development, and greenfield lands such as those in the northeastern corner of Town should be preserved to the extend practical.

9.4 Approved Projects Several approved projects are in the pipeline in the Town of Poughkeepsie which will add residential and commercial growth to the Town.

Hudson Heritage: The “Hudson Heritage” site is located on the former Hudson River Psychiatric Hospital campus, the northwestern most parcel in Town, and is expected to incorporate

approximately 750 residential units broken down into 225 townhomes, 500 apartment units (200 1-bedroom; 300 2-bedroom) and 25 four-bedroom, single family homes. The intent is that all single family and 50 townhomes will be owner occupied while the rest will be rental units. The site will also include a 55 and over residential community and potential student housing for Marist students.

In addition to residential units, the site will ultimately incorporate approximately 193,300 square feet of commercial space including a grocery store. The project will adaptively reuse six historic structures on site.

The site is intended to connect across Route 9 to Quiet Cove via pedestrian improvements and may ultimately connect to the Fairview neighborhood and into the City of Poughkeepsie via an abandoned rail spur, proposed by Dutchess County to be converted into a rail trail. This proposed rail trail would connect to the Schatz Bearing Company site as well (Map 24, Proposed & Potential Projects).

Eastdale Village: Along Route 44 on the eastern end of Town, Eastdale Village is currently under construction. This development relied upon the MacDonnell Heights Town Center zoning regulations to develop 390 units: 32 townhomes (mix of 2 and 3 bedrooms), 217 courtyard apartments (mix of 1, 2- and 3-bedroom apartments), 87 breezeway apartments (mix of studio, 1- and 2-bedrooms) and 34 live-work apartments. In addition to residential uses, Eastdale Village will accommodate approximately 124,995 square feet of commercial space in a range of building types.

In addition to the creation of sidewalks, pedestrian safety and traffic calming infrastructure on Route 44, Eastdale Village will provide passive recreation in the form of a mile-long trail along the Wappinger Creek, accessed via the Poughkeepsie Business Park.

One Dutchess Avenue: One Dutchess Avenue is part of an old lumber yard spanning the City and Town of Poughkeepsie on the Hudson River, which has undergone extensive brownfield remediation. The site within the Town of Poughkeepsie is anticipated to contain 84 residential units and 4,000 share feet of commercial space and is currently under review by the Town. Within the City of Poughkeepsie an additional 300 residential units and 13,800 square feet of commercial space with associated residential amenities is proposed. A greenway trail is proposed for the entire project along the Hudson River frontage.

25 Raymond Avenue: Also under review for approval is the redevelopment of the former Arthur S. May Elementary School, located at 25 Raymond Avenue. This development is intended to fit into the character of the surrounding Arlington/Vassar community both in terms of architecture and scale, with mixed use storefronts fronting to Raymond Avenue and additional development to the interior of the site. Currently the plan calls for 196 apartments, 19,900 square feet of commercial and a 110-room hotel.

Vassar College is also proposing an Inn and Institute to be located at 59 Raymond Avenue which is proposed to contain a 50-room hotel, 120 seat restaurant and 195 seat conference center.

It should also be noted that there remains a 134-lot subdivision, Stratford Farms, in the northeastern corner of Town which is not yet fully built out. Per the website for the development, 51 lots have been sold or are being developed on speculation, with the 83 remaining parcels still for sale and vacant. In addition to these parcels which remain to be built out, and additional 26 townhome lots are under review, totaling 110 residential units to be developed.

Table 40. PROPOSED DEVELOPMENTS

Project Name Residential Units

Commercial Square Feet Additional Notes

Hudson Heritage 750 350,000 Rail trail connection, mixed use, walkable Eastdale Village 390 124,995 Creek trail One Dutchess Ave 84 4,000 Riverwalk, mixed use, infill development 25 Raymond Ave 196 19,900 Mixed use with hotel, infill development Vassar Inn & Institute 48,142 Conference center, hotel and restaurant

South Road Crossings 17,442 Retail, bank, restaurant, coffee shop and hotel, infill development

Fox Run at Fulton 204 Marketed to students, open to residents, infill development

Locust Grove Crossing 32 Infill development

Salt Point Center 48 9,960 Mixed use with gas station, convenience store, retail and apartments

Centerpoint, 3350 Rte 9 4,860 Infill development

819 Main Street 12 4,377 Three story mixed use building on Main Street, infill development

Stratford Farms 110 Existing subdivision, units remaining to be built out.

TOTAL 1,716 583,676

Per Table 40, in total the Town of Poughkeepsie has a total of 1,716 residential units, predominantly rental apartments, and 583,676 square feet of commercial space, in the pipeline for development. In addition, approximately 151,050 square feet of institutional use is in the pipeline, mostly attributed to the expansion of Marist College. Of these proposed projects, 8 out of 11 can be considered infill development or, occurring on lands that have already been previously developed. Roughly 59% of new residential units and 65% of commercial square footage proposed is on previously disturbed sites.

Source: ESRI Web Mapping Service;Dutchess County GIS; NYS GIS

Town ofPoughkeepsie

R-4AR-MH

R-2A

SPC

B-SC

ROMNSC

R-1.5A

R-NH

SHC

R-M

R-20

IN

I-L

MHC

OR

B-SC

Q

B-N

FC

HRDD

B-NH

I-H

ATC

B-H

College Ave

Fulton Ave

Fairvie

wAve

SpackenkillRd

Route

9D

Vas

sarRd

Raym

ond A

ve

Van

Wagne

rRd

Old Post Rd

Delafield

St

FreedomPlainsRd

Seitz Ter

Marple Rd

Beechwood Ave

New

Ham

burgRd

JacksonRd

Cre

ek

Rd

Main St

CottageRd

Ray B

lvd

ECedarSt

HaightAve

Dutchess

Tpke

SpringRd

RivercrestRd

BowerRd

BedellRdFulton St

North

Rd

Overocker

Rd

Channi

ngvilleRd

ManchesterRdIn

nis

Ave

Vio

letAve

Board

man

Rd

SaltPo

intTp

ke

NGra

nd

Ave

Unite

dSta

tesRoute

9

New

H

ackensackRd

Sheafe

Rd

South

Rd

Development Potential Parcels

Redevelopment Priorities

Proposed Development

Zoning

Layers

2018

Map 23.2Development Potential and

Zoning

1 inch equals 1 miles ¯

Source: ESRI Web Mapping Service;Dutchess County GIS; NYS GIS

Town ofPoughkeepsie

College Ave

Fulton Ave

Fairvie

wAve

SpackenkillRd

Route

9D

Vas

sarRd

Raym

ond A

ve

Van

Wagne

rRd

Old Post Rd

Delafield

St

FreedomPlainsRd

Seitz Ter

Marple Rd

Beechwood Ave

New

Ham

burgRd

JacksonRd

Cre

ek

Rd

Main St

CottageRd

Ray B

lvd

ECedarSt

HaightAve

Dutch

ess Tp

ke

SpringRd

RivercrestRd

BowerRd

BedellRdFulton St

North

Rd

Overocker

Rd

Channi

ngvilleRd

ManchesterRdIn

nis

Ave

Vio

letAve

Board

man

Rd

SaltPo

intTpke

NGra

nd

Ave

Unite

dSta

tesRoute

9

New

H

ackensackRd

Sheafe

Rd

South

Rd

Development Potential Parcels

Redevelopment Priorities

Proposed Development

Natural ResourcesNational Wetlands Inventory

Surface Water

Streams

.2% Annual Chance Flood

1% Annual Chance Flood

Slope 20% and greater

Hydric Soil

Layers

2018

2017

2016

2015

2014

Map 23.2Development Potential &Environmental Constraints

¯1 inch equals 1 miles

Source: ESRI Web Mapping Service;Dutchess County GIS; NYS GIS

Town ofPoughkeepsie

Caspe

rCre

ek

Sunse

t Lake

Stream

WappingerCre

ek

Fall

KillC

reek

Hunte

rCre

ek

Map 24Proposed & Potential Projects

BikeRoutes

Existing Trails

Dutchess Rail Trail

Proposed/Future Trails

Redevelopment Parcels

Proposed Development

Dutchess Land Conservancy

Parks

Streams

Layers

2018

2017

2016

2015

2014

¯1 inch equals 1 miles