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ROTTERDAM
Town considers zoning to allow ‘in-fill’
Smaller lots could get condominiums

BY JUSTIN MASON Gazette Reporter
Reach Gazette reporter Justin Mason at 395-3113 or jmason@dailygazette.net.

    Rotterdam could soon have a new residential zoning classification that will allow developers to build town houses on smaller-sized lots.
    The Planning Commission recently recommended the Town Board adopt a new zone that will enable developers to build small homes or town houses on lots smaller than 15,000 square feet — about a third of an acre — now mandated by Rotterdam’s code. If enacted, the town could see new projects on vacant land in some of the more densely developed neighborhoods.
    “We’re looking for in-fill type of development,” explained Town Planner Peter Comenzo. “Right now there’s really no way of developing this property other than to come in an ask for multiple variances.”
    The proposed R-4 zoning would allow small single family residences with a maximum of three bedrooms and 2,000 square feet of habitable space, or townhouses. The law recommends that developments in this zone be connected to sewers, but allows the planning commission to accept developments using conventional septic systems on a case-by-case basis.
    Lots with two-bedroom single family homes could be no smaller than 8,000 square feet, while three bedroom-homes would be limited to no less than 9,000 square feet. Townhouses, which are defined as single-family dwellings constructed in a group of three to eight units, are allowed lots as small as 5,000 square feet for two-bedroom units, and 6,000 square feet for three-bedroom units.
    Both townhouses and singlefamily homes built in the new zone must be located on lots at least 65 feet wide. The structures are not permitted to cover more than 50 percent of the total lost size, the R-4 zoning law states.
    The new zone received unanimous support from the planning commission Tuesday and will go before the Town Board for a public hearing sometime in the coming month. Planning commission Chairman Lawrence DiLallo said the R-4 zone will provide for a new type of building in the urban center of Rotterdam.
    “We should have had town houses on the books a long time ago.”
    Comenzo said the law would also give town board members oversight during the approval process for dense developments. The town board is responsible for zoning change approvals.
    “This way, they can look at them on a case-by-case basis,” he said.
    The first development that could seek the R-4 zoning change is a project to construct eight upscale single-family homes on 3 acres single-family zoned land off Curry Road and near the dead end at Amsterdam Avenue. Delzotto Builders is proposing the homes on lots that are 8,000 square feet, which is fi tting in size to the roughly 8,400-square-foot lots that are prevalent along Amsterdam Avenue.
    Originally, developers proposed to build 16 condominium units they described as upscale senior housing. The project was ultimately scrapped after town board members indicated they wouldn’t endorse a rezoning from single-family to multifamily.

I would strongly recommend not moving forward on ANY new developements until a comp plan is in place. Rotterdam historically has used the practice of 'spot zoning' and they appear to be continuing that practice. THAT is what has gotten Rotterdam in the 'spot' (no pun intended) that it is in presently.

Just look at the 2 new houses on Princetown Road and how close they are, sandwiched in between other houses...and now they want to put buildings on less land.  Marvelous.  Let's just put a dam that can't be opened down at the river and "fill 'er up."

I know the houses you are talking about. They are sooooo close together and they area asking a bundle for them too. To allow developments on smaller lots will be a major mistake. We are a town! A quaint town at that! If we start with this smaller lot BS....we will be headed into the same direction as the city.