NEW PALTZ, N.Y. – A long-debated renovation project on Prospect Street has stirred strong opinions among neighbors in the Village of New Paltz, but planning board members are urging residents to look beyond disagreements and embrace the idea of living together as a diverse community.
On Monday, August 4, the Village Planning Board unanimously approved an amended site plan for 7 Prospect Street, a property that has been the subject of heated discussion for more than two years.
Background of the Project
The controversy dates back to when Prospect Estates, LLC was granted approval to:
-
Demolish a single-family home and replace it with a two-family dwelling.
-
Add an extension to another single-family home at 5 Prospect Street, converting it into a two-family home.
Neighbors have voiced opposition ever since, raising concerns that the developers were taking advantage of a zoning technicality in the area, which sits at the border of the B-2 (Core Business) and R-2 (Residential) districts.
Opponents also worried that the project would:
-
Disrupt the quiet, suburban feel of the neighborhood.
-
Attract more college students, leading to noise and traffic issues.
-
Cause potential construction impacts on nearby properties.
Residents Voice Concerns
During the August 4 meeting, residents once again voiced their frustrations and sought adjustments to the plans.
Direct neighbor Alison Nash raised concerns about the design, particularly the location of the new addition’s entrance.
“The placement of the front door to the addition is unusual, given that rather than facing the street, it is in the middle of the yard, directly facing all the bedroom windows to my house, which is right next door,” Nash said.
She also cited worries about late-night noise and increased parking activity.
“A large number of bedrooms and parking spaces at 7 Prospect mean that noise and lights of people and cars noisily coming and going throughout late hours of the night would create much disturbance. I am therefore asking that tenants be clearly informed that they are living in a residential neighborhood and that quiet is expected after 11 p.m.”
Planning Board’s Response
The Planning Board emphasized that the review process had been thorough, with every public comment carefully considered.
Acting chairman Rich Souto, stepping in for Zach Bialecki who attended remotely, praised Code Enforcement Officer Mike Baden and the building department for their diligence.
“Mike and the building department literally listened to all the public comment and public hearings to confirm that all the things that were cited as potentially omissions or errors in the plans were either incorrect and were correctly addressed in the plans or might need a change,” Souto said.
Conditions for Approval
To balance development needs with community concerns, the board imposed several conditions of approval:
-
Maximum bedroom count capped at nine for the two-family dwelling (five in the front, four in the back).
-
Setbacks and parking spaces must be accurately depicted in the final plans.
-
Landscaping, drainage, and fill must be completed as approved before a certificate of occupancy is issued.
These measures aim to mitigate noise, traffic, and overcrowding while ensuring the property complies with zoning standards.
Building a Mixed Community
While some concerns fell outside the Planning Board’s direct authority, Souto acknowledged their legitimacy and urged residents to foster a spirit of cooperation.
“We’re trying to build a community that has a real mixture of people that live in it,” Souto explained. “Some of them own the home they live in, some of them rent the home they live in, and all kinds of people live in all kinds of those properties. We just want to ask that everybody maintain properties according to the character of the communities we’re all trying to live in and build together, and that we be responsive to the neighbors in ways that are reasonable.”
Looking Ahead
With the amended site plan now approved, construction at 7 and 5 Prospect Street can proceed under the new conditions. For some neighbors, the outcome is not ideal, but the board hopes the compromise will allow both long-term residents and future tenants to coexist peacefully.
In the end, the debate over Prospect Street is less about zoning and construction and more about the future character of New Paltz—a community striving to balance growth with the preservation of its neighborhood charm.
Leave a Reply