{"municipality_id":"albany-county/bethlehem","meeting_id":"granicus-2445","meeting_date":"2026-04-14","text":"Good evening, everyone. It's a little after six, so we're going to get rolling. And we have a, we're going to start with a 15, 20 minute presentation. So this is the size of the screen. So if you're like me and don't see it super well, you might want to come a little bit closer. Feel free to move forward. I'm David Van Lue, and I'm your town supervisor. And this is the first of four community forums that we are having for the Bethlehem Forward Zoning Code update. Now, the Zoning Code update is building on the Bethlehem Forward Comprehensive Plan update that was completed in 2022. And that charting a vision for our community for the next 10 to 15 years. And the zoning code update is how we're proposing to modify our local laws to advance the interests that are put forth in the comprehensive plan update. Now, the reason that we need to do this, the reason we need a comprehensive plan and we need a zoning code is that Bethlehem is growing and is going to continue to grow. And zoning is one of the mechanisms that we as a municipality, that we as a community have to guide that growth, to ensure that it builds on and complements or at least doesn't degrade the things that make Bethlehem such a desirable place to live and to have a business. And so that's what we're doing tonight. Now, this plan, what you see behind you, are the broad strokes of the proposal that was prepared by the Bethlehem Planning Board over the last two years. It's not before the town board, and the town board is soliciting input from residents, continuing to solicit input from residents to get your perspectives on it. What do you like? Do you see any issues that are specific to a property, to your property or property near you that you're concerned about? This is your opportunity to ask questions, share ideas, share solutions if you're concerned, and also to look at things more broadly. If there are broad things that you have thoughts or concerns on, we want to hear them so that as the town board moves to the next step, which is approving them, we can have made the final tweaks and the final improvements to make sure that it's as good as it can be for the future. So with that said, so the structure tonight is a presentation, and then we're going to basically let you meet with our planning department team, with our consulting team, who is here to support you, answer questions, gather your feedback, and help us integrate your insights into the final document. So with that, I'm going to turn it over to Rob Leslie, our Director of Planning. Great, thanks David. I'm going to be very brief because I'm going to introduce you to Molly Guardioso who is with Collier Engineering and Design. They have been our consulting firm helping us draft the zoning update with both the planning board members and our Town Planning Department to you. Somalia. Thank you, Rob. So, you know, as the supervisor said, we just want to walk through a couple of things this evening as kind of a primer as you take a look at the regulations and sort of dive into them. So, you know, looking at the overview of this process as kind of walking through over the past couple of years, you know, the idea here, as Rosario stated, is aligning the zoning code with the 2022 comprehensive plan. Also, this is a project funded by the New York State Department of State Smart Growth Planning and Zoning Grant. So that is one other element, is taking a look at different smart growth strategies, which I'll touch base on briefly, and how they may have applicability to Bethlehem. And throughout this process, we've had several different opportunities for public engagement, you know, having the process led by the planning board meeting with over 24 meetings, all of those meetings being recorded and the different materials available on the town website. We had a public kickoff meeting in May of 2023. Community property survey was launched as part of that. The public open house, you may have seen us in November in a similar sort of format with the initial or sort of preliminary draft that was presented. And again, tonight, now working through a series of community meetings. So, you know, as consultants, I just want to give kudos to the town. So it's not always with some of these processes, you know, really by New York state law, you only have to have a public hearing. So being able to facilitate all of these conversations is really great in helping to inform the process. So, you know, this is not just kind of a best practice, but it's also something required by law. So the town kind of doing its due diligence, following up on the comprehensive plan update through New York State town law, the regulations there state that all town land use regulations must be in accordance with the comprehensive plan most recently adopted in accordance with that section. So the comprehensive plan is what sets that future land use vision. You'll see there's a board over there too that kind of helped give a little bit of a description of how those things align, the land use regulations then come in and help specifically dictate how that vision may be achieved truly down to the parcel level. The elements of smart growth, so, you know, these are really general, just considered to be good planning practices that have been a part of our practice and, you know, different applications for development for quite some time but now sort of packaged together in the concept of smart growth. It's helping to promote the efficient use of land and community connectedness while preserving rural character. So each of these elements, mixing of land uses, providing a diversity of housing options, utilizing different compact design or directing development towards existing infrastructure, making sure attractive communities and development come out of the regulations, bringing forth active transportation, supporting alternative modes of transportation, bringing public and stakeholder collaboration into the process, elements of sustainability and resiliency, as well as the balance of the preservation of open space and agricultural land with accounting for opportunities for growth within the town. So as we go through, you know, we work in a variety of different communities of different size and different characters, rural, suburban, villages. And so it's important as we've gone through this process to think about the methods of implementation for smart growth that's best suited for Bethlehem. So that's kind of what we've tried to do in working through the update with the planning board and with town staff. This is kind of a big effort, a heavy lift. As part of this process, we looked at two land use regulation chapters within the town code. Chapter 128, the zoning code, that's really the bulk, the meat of most of what's presented tonight and what's kind of been reviewed and updated. the other being Chapter 103 subdivision. So subdivision regulations and zoning do work hand in hand. Oftentimes, as there are different development proposals, the subdivision procedures apply and zoning helps shape what those are. Within the subdivision, we did also take a look at different elements of cluster development and part of those updates and procedure. So to give you a little bit of an orientation to the code, one of the things we try to do when we work with communities and updating their zoning code is helping to make them a little bit more user friendly and readable, navigable. So we've kind of taken the town's existing code, not starting over, but pulling sort of all of those different pieces and helping to kind of put them into various sections with blank and relevant information. So it's a little easier to find. So in the actual draft code, you'll see four parts. I'd say that the primary part and the thing that most people think about when they think about zoning and the thing that I'm sure you're very interested in looking at and discussing tonight is part two, the district and use regulations. So looking at your residential districts, hamlet districts, multi-use districts, additional use regulations and things. And then that pairs with the part three, the design and development standards. So those are the things that then continue to help shape what is permitted through those districts. So things like their parking requirements, landscaping and screening, building and site design, signs, some parkland reservation requirements. The outer two columns, so on the far right there, part four is the administrative and review procedures. try to look through those and find ways that we could streamline them, make them maybe a little more efficient and understandable for both applicants and those that are administering the code. And then part one is sort of that section of the code that, you know, we like to say we update that and you're really not going to look at that very much as you move forward. It's more of the enactment provisions, but there are some important sections in there like the updated terminology. So looking at the zoning district, I just want to give a little bit of background of the things that we look at and the methodology we look at when we are assessing any potential revisions for zoning districts. So we are looking at them and determining an appropriate balance of what existing land uses are there today and the existing development patterns. Maybe that's lot sizes and different lot configurations, different, you know, use types, as well as the future-oriented elements that come out of the future land use and development goals of the comprehensive plan or the conceptual land use plan. And that helps identify where we see areas of preservation or continuation of what's there today and opportunities for transformation or change. And then again, as I mentioned, weaving into that, the smart growth principle. So those things looking at the current and the potential in the future is what we try to balance as we work through the update. Also, when looking at the districts, you know, we didn't start want to throw them out and kind of start over. We use what you have as a base. You'll see a chart. I will pull up in a second and kind of how the proposed districts align with what you have currently. So we start with some defining elements. What's the purpose of the district? What are the desired and appropriate land uses for that district? What is the potential density of development for that district and its overall character in terms of building heights and setbacks and things like that? We then take a look at the considerations for revisions from a standpoint of does the district as it is now reflect existing conditions? This is important to think about because there's actually several, for example, residential districts. Earlier on in the process, one of the first things we did was an assessment where we noted that there's some regulations in residential districts that are creating non-conformities and non-conforming lots based on current patterns, land use patterns. So we try to make sure we're reflecting that, looking at areas where we might need to identify gaps or issues. Are there undesirable uses permitted in those districts today? Are there uses that may be desired and are directed by the comp plan that makes sense to incorporate, as I mentioned, the potential for nonconformities, and any potential requirements that may be limiting what you want to see out of developments. We also want to make sure that we are balancing that opportunity. And I just want to make the note here that all of this is not just dictated by the districts. As I mentioned, the Part 2 district and use regulations play hand in hand with part three where you have design standards. So just because a district may say certain uses are permitted, there are also then specific design standards related to maybe landscaping and buffering and screening and building design and building typology that help balance and mitigate some of the potential impacts of those uses. And they further have the application and review procedures in Part 4 to accommodate that. So kind of looking at this in some, I know this is a very small table, you can't see it from here. It's again over on one of the boards back there by John. The idea, as I mentioned, is really aligning those districts with the future land use vision, taking a look at some of the core smart growth principles like mixing of land uses that help foster some of that walkability, that sense of character, sense of place, that a lot of things were identified as part of the community property service being desirable, and providing for a variety of housing types, again, as sort of discussed through the comprehensive plan. So in this table, if you take a look at it, you have your future land use categories from the comprehensive plan. The middle column there identifies the relevant existing districts for those future land use categories, and the far right column then sort of shows how the proposed districts align with what is there today. And with that, I'll turn with Rob. Thanks, Molly. Good evening, everyone. I'm Rob Leslie, Director of Planning for the Town. Molly gave a overview of the basis for updating the zoning code, where we started from the comprehensive plan and where we are today with our development here. I'm going to have several slides on this area of town, the southern part of town, Selkirk and South Bethlehem, a little more detail and specific into the zoning update and how it reflects on this area of our community. And so this is a zoom in of the southern part of town and the zoning district proposed zoning update map for the zoning district. Creeble Road is here to the north. We do have other maps that go a little bit further up into Jericho Road and Elmab East in the back there, but just for general location purposes, we're talking about the southern part of the town tonight. So a few key points on the zoning update as it relates to this area of the town. Those who may have been familiar with the current zoning map, we currently have a zoning district called Mixed Economic Development, and if you look at current zoning map, that is the gray shaded area on our current zoning map. The mixed economic development district has been removed from the zoning update, but the zoning update will no longer remove the mixed economic development zone. The only mixed economic development zone will be a zoning district up in Slingolins for the Vista Tech Park that will stay there as a mixed economic Development Special District. The removal of the Mixed Economic Development District from the River Road and Route 9W, and go back to this map, so that was this area here along Route 9W and some areas over here along River Road. That area is now changing to a rural multi-use or rural-like industrial district. The Mixed Economic Development District was a bit cumbersome from a development standpoint, it required both a town board approval for a master plan, and then it also required a planning board recommendation, finally a town board approval, and back to the planning board for a final site plan. And so it was a cumbersome process that we felt was not necessary, and that uses can still be reviewed by the planning board through the rural multi-use district and the rural industrial district. I'll talk a little bit about what those uses are in both those zoning districts in the next few slides. Our rural Hamlet district along Maple Avenue and Bridge Street, so those areas of 396, both in Selkirk and South Bethlehem, remain for mixed-use developments. The rural multi-use, as I mentioned, expands along Route 9W, and now is also included on Clapper Road, River Road, and Route 32. We've maintained the industrial district along the CSX rail yards, which is this diagonal area here. The industrial district is all up the the Purple area, as well as the Northern area in this area on River Road along the Hudson River. The rural riverfront district along the Hudson River is maintained as well. That is limited to residential and some minor commercial uses. And we will be adding to the zoning map the waterfront revitalization area overlay. The town has adopted in 2021 a local waterfront revitalization program. So the local waterfront revitalization area is in effect, but as part of some of the cleanup items that Molly mentioned, putting the overlay on the map now helps to inform folks that any development in this area of the town along the riverfront is now subject to the waterfront area review procedures. So in developing the zoning update and for consistency with the comprehensive plan, when we held meetings with stakeholders, large landowners in particular, the focus was allowing rural flexibility. So allowing opportunities for continued agricultural use of the property. And so we've expanded the definition of agriculture in the code to provide greater clarity. There's now a list of several agricultural uses and obligations that are permitted in the town. We've maintained site plan review exemptions for agricultural uses. We've also created permissions for agricultural home occupations. And we've looked into, we've also added additional uses to the industrial districts and the rural multi-use districts. Some of those include battery energy storage. We follow NYSERDA's local law model regulations for battery energy storage, so that'll be a new use allowed in the light industrial and rural multi-use districts. Similar to how we, maybe 10 years ago, started to allow the large-scale solar developments in our town, battery energy storage is another use that will be allowed through the zoning update. We've maintained the land division process of anyone who's gone through the current land division process where you're looking to subdivide off a lot for a family member. The land division regulations maintain a place where you can subdivide off one lot per year, no more than four lots over a 10-year period. That continues to be permitted in the update. And then residential lot size, if you're carting off that lot through a land division process or going through a minor subdivision, the minimum lot size for a new residential lot will be subject to the lot size needed for on-site septic or private web. So understanding what the land can hold will be determined based on where you can achieve a well or handle on-site septic. So getting a little more granular into the zoning update map, we're showing just a brief area here, Selkirk, Maple Avenue, Maple Avenue here, Route 9W over here. And so on the left, your right, my left of the screen, you can see the existing zoning districts showing the Hamlet zone as well as our core residential zones. Generally, that is staying the same. We continue to have core residential in these areas. We've expanded the core residential, which allows for residential uses in the area of Thatcher Street. That was previously a Hamlet zone, and we've changed that to residential only. And then we've continued the hamlet zone along Maple Avenue here, as it has a variety of uses, whether it's commercial use, multifamily, single-family homes. That rural hamlet will continue to allow those uses in the zoning update. South Bethlehem, so shifting to the west, to the South Bethlehem area. Similarly, on my left, your right, this is the existing zoning for this area of the town. residential zones in the yellow, green is the rural hamlet zone, and you can see here we generally maintain that same setup. This is Willowbrook Avenue, this is Bridge Street, and so this is the county route here, and so generally maintain the same uses, same districts, residential zone, as well as the rural hamlet along Bridge Street here. Clapper Road, so shifting back to the west across the throughway, the existing zoning had a residential zone here along Clapper Road and then south to Beaverdam. That is proposed to be changed to a rural multi-use zone. So again, getting back to the opportunities for a variety of uses on these lands. Clapper Road area is proposed for a change to a rural multi-use, which continues to allow agriculture, as well as some other non-residential uses. And then finally, River Road, as shown here. This is the River Road exit 22 at the Thruway. Existing zoning was showing it as a mixed economic development zone. As I mentioned, the mixed economic development zone is no longer part of this larger part of the town here. And so that area has been updated for a proposed rural-like industrial district. we've had one building built and another approval on this piece, consistent with what would be some light industrial buildings. So again, getting a little more specific as I talk about the rural multi-use districts, as you look at the zoning maps, that's the green color, that's the light green shade on the zoning map. Again, that allows for a variety of uses, whether it's residential, single family, two family, some multifamily, as well as commercial and agricultural uses, as well as some agricultural uses. I mentioned solar. And so the goal there is to facilitate a variety of uses. And so that's what the zoning update is doing. It's continuing to allow those rural areas to have a variety of uses throughout the tent. The Rural Light Industrial District, this is the light purple on the map, so when you get a chance to look at the boards again, the light purple area generally along CSX rail yards and some areas along River Road. the light industrial district is to provide opportunities for light industrial uses limited residential development the goal here is not to see this develop as a residential area limited residential development is allowed on the light industrial zones no multi-family some single family allowed but again continuing to allow agricultural uses as well as offices commercial recreation some contractors yards manufacturing facilities those are all out in our light industrial district. Heavy industrial, that's the dark purple on the map. So when you look at the map, the dark purple CSX rail yard, as well as up along the river road area towards the Port of Albany, heavy industrial, includes all the uses in the light industrial, but also some additional higher intensity uses, whether it's a junkyard salvage yard, some additional, as I said, higher intensity industrial uses. Think of the petroleum tanks over on a river road. that's only allowed in the heavy industrial districts. So moving on to our Hamlet districts, using the comprehensive plan as our guide as far as where the Hamlet district is going to be located, as well as what types of uses are we looking to see in our Hamlet districts. The goal of the Hamlet districts is to provide for flexibility and diversity of housing types. So the Hamlet districts allow for single-family as well as two-family and multifamily uses. We're looking to provide the hamlet district to give us a range of housing types and then also locate them within areas of principal roadways surrounded with existing infrastructure. So again, the rural hamlet showing you the types of uses here, single family, two family, multi-family, and then also lot sizes. Those are specific in our part two of the zoning. So the Hamlet, the rural Hamlet district would allow retail businesses, restaurants, commercial uses. Think of those types of uses you find in a typical village like Eric. Our residential districts, the comprehensive plan set out goals for providing a diversity of housing types. The comprehensive plan identified that we've been predominantly a single family community community and that as you know as as a housing needs change and populate the needs of our population change providing for a variety variety of housing types is a goal of our comprehensive plan and so some folks have coined the term trying to achieve a missing middle housing right so you've got the the areas where you've got single family homes and you've got the areas where you have maybe multi-family but trying to achieve the two family or three family those types of units that are not built on a broad scale of, you know, five, six, seven, eight unit buildings, but two family units, three family units, those are known more as the missing middle housing. Think of an accessory apartment, an accessory apartment that maybe somebody adds on to their single family home, where a relative, mom, dad, they're aging, looking to take care of multiple generations, right? You've got kids, and now you've taken care of your parents. Personally, I'm in that situation, and so So having an opportunity to put an accessory apartment so that relatives can live on the property within a unit attached to the house helps to achieve that missing middle house. So when we talk about our residential zones, we'll focus on our core residential zone. And so if you recall the zoning map that I shared for the South Bethlehem and Selkirk area, the tan color is our core residential zoning districts. that allows for, again, single family, two family, and then it limits multifamily to three or four through a special use permit. So that's a little bit of a change from the current zone. I'm sorry, the current zoning district establishments, allowing two family and three or four units is a new update to the zoning through a special use permit review. So, a special use permit is a process that folks have to go through the planning board, a little higher level of review than a typical site plan. Low density residential is a little bit different. Our core residential district has smaller lot sizes. Our low density residential is kind of the next level of lot sizes. And that will also be updated to reflect new types of housing units. will allow two family dwellings, three family, and five plus through a special use permit. So again, trying to achieve those housing options for residents who live in town, residents looking to change their living situation, or new residents looking to move into town. So with the conversation of providing different types of housing options to our residents, to our community, we've also included design standards. And Molly talked about this earlier, where you've got part two that reflects our uses. Part three of the zoning update includes our design standards. And they need to go hand-in-hand, as Molly mentioned earlier. And so with our design standards for, let's say, the three-family, multi-family units, we now have in place standards that require setbacks for common uses adjacent to, let's say, a single-family neighborhood. So I'll give you an example of that. So in this example, this is an example of an existing neighborhood somewhere in New York. It's not located in town where this was existing homes, existing single-family homes, and this was a vacant, undeveloped parcel. This development includes single-family units along the perimeter to mass a single-family along the existing roadway. and then internal to the site is where you would find the four-family, five-family units. So the goal really is to help integrate the new housing options into what could be on vacant land in an existing residential area. And so developers can achieve this through two methods in order to integrate the development into the surrounding area. They can either pursue the single family as a perimeter development around the edges, or they could provide a 100-foot buffer from the existing single family and then start their construction, start their disturbance just past that 100 feet. So this is another example here where you had existing single-family homes along the property here, and there's a 100-foot setback before the new development starts, and then the existing vegetation is either retained or sometimes maybe there isn't enough vegetation in that area. at least 25 feet of landscaping will need to go in to help create a screening type of buffer for that area. So again, the goal here is to help integrate new developments with the existing surrounding area. And so as the design standards dictate, as the planning board is reviewing a development, they need to look at the surrounding area and find and essentially assess what's the housing style, how high are the buildings, and those adjacent buildings would need to be comparable to what's there as an existing structure. We took a quick sketch or provided a quick sketch here of a similar scenario where you have an existing neighborhood on an existing street, and then looking to integrate that development to match that existing neighborhood. And so you can see here, these units here are single-family homes to match the existing single-family homes on the perimeter. And then as you get more internal to the site, You can see you start to have more, some four-unit buildings, again, four-unit buildings here, so five-unit buildings in the center of the site, but the perimeter stays as more of that compatible one-family or two-family units with the surrounding neighborhood. So this is all in the design standards that the planning board will need to follow as they review a development proposal from a developer. And so this type of development would typically be found in an area where the zoning update reflects a low-density residential zone, if you look at the southern area of town again not a lot of areas are zoned in the low density residential area it could be used in some of the poor residential zones but in this area of town there's limited large parcels in the poor residential or in the LDR district so it's useful as information should there be a large scale development this is a style that we would be looking to help integrate the new neighborhood with the existing neighborhood. Another example of allowance from the zoning update is for infill residential. And so perhaps there might be a vacant lot in between two existing homes. We want to see that those new homes in case maybe it's a two family match the housing style, match the building size, match the front yard setback of an existing home next door to help again integrate that new structure with the surrounding neighborhood. And so those infill residential developments where you may have a vacant lot on a previously developed street, that will require planning board review through a cycle. And then here's another illustration of two existing single-family homes, and the design standards that we have in part three of the code could achieve a compatible two-family unit between the existing single-family. Design standards are in place with setbacks. Garages are setback. One main entrance, which then leads to maybe two doors inside. So it continues to give the appearance of what could be a single family home, but it is actually a two family. So the design standards really are there to help provide for that compatibility of the surrounding neighborhood. So those of you who might be familiar with our land use development procedures, where you submit an application for development, go to the planning board for review. We've clarified some of our pre-application procedures in the code. We've provided for a sketch plan review with the Development Planning Committee. This was an ongoing activity for the Development Planning Committee. We've clarified the procedure so it's clear on when you start, when you talk to, how you get an application in. We've simplified the review process for small and minor impact applications. So currently, right now, there's a lot of applications that go to the Planning Board. The zoning update will allow some applications to be reviewed administratively throughout Planning Department. So it'll save folks a step of going to a planning board meeting every first and third Tuesday of the month. Administrative review would happen in-house by our town planning department and engineering departments and approval given by those departments outside of the planning board. Projects that have received a time extension now have the opportunity to receive four 90-day periods of an extension, complete their project in four years, and no local wetland regulations are being considered. That was one item that was previously discussed earlier on. But with the state regulations coming into practice, the town decided not to move ahead with local wetland regulations. So that is no longer being pursued. The minor action table is shown here, and this is out of part four of the zoning update. So again, new application procedures for minor applications. So for example, one example of a minor application is an accessory apartment. So the Planning Board has had maybe, I'd say, 10, 15 years of review for accessory apartments. They've used that experience, that criteria to establish criteria for administrative review of an accessory apartment. So I use accessory apartment as just a simple minor action that is now moving from a Planning Board site plan review, special use permit, to an administrative review, administration review by the Town Planning Department. For larger projects, we've added mail notices for folks within 200 feet and 500 feet of projects. So the mailing notices will now be part of the zoning update, and larger projects will receive notice for these larger projects. Maybe it's a cell tower. Maybe it's a building at over 200,000 square feet. We'll receive notices within 500 feet of the project area. and any time there's a public hearing required for a project, we will also require the applicant to post notices on the property. So if folks are not receiving a mailing notice, maybe they're driving by for their way to work or onto a soccer practice somewhere or a baseball practice, a sign will be posted on the property forming folks of a public hearing upcoming since the property is proposed for development. And finally, looking ahead towards our process with the town board, Here we are in April of our community meetings. We'll be going back to the town board so that community meetings will be held throughout the last few weeks of April. And then in May, we'll be returning to the planning board for the board to talk more about the comments that were received, the discussions that were had through these meetings. And the town board will have an opportunity to consider any changes that have come out of those comments. And then we'll be looking to hold a public hearing sometime in May or June, and then looking for final adoption by the town board late June or early June. So that gives you kind of the general tentative timeframe as far as moving this along to final adoption so that the code could be approved, adopted, and then start to be implemented. So with that, I want to thank everyone for coming. We have hard copy comment sheets in the back room. So as you talk with folks at the boards, and I want to have everyone raise their hands as far as who they can talk to. So we've got Molly Gaudi also over here in the white. You've got Katie Darcy in the back there. Katie, if you can raise your hand. We've got John Steinmetz, Nate Owens, and Leslie Lombardo as well. So these are the town planning staff behind you on the right and our Collier's planning team on the left. So comment forms are available. talk with our calendar and consultant folks, send email comments through our email here, and visit the project webpage if you want to get in more detailed, you know, copies of the zoning update. So with that, we'll open up the display boards for conversation, talk with staff, and I'm looking forward to hearing your thoughts and answer your questions. 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