New housing in Ramapo must be “fair and equitable” say residents

Who will benefit from the creation of more housing in Ramapo was the question most asked of its town board on Tuesday evening, November 19. 

Several residents filled Ramapo’s meeting hall on Route 59 for the public hearing on proposed “Planned Unit Developments,”also known as PUDs. These developments can consist of single-family homes, townhomes or apartments, as well as green space and retail outlets depending on the size of the property and the builder. 

According to Supervisor Michael Specht, each PUD will hold twelve units per acre anywhere in the unincorporated Town can include several one-acre parcels that are merged together. While many speakers favor the development of new housing, residents wanted to know if it would be fair, equitable and open to everyone.

Among the many speakers was Chief Vincent Mann of the Ramapo-Munsee Tribe, who noted that his ancestors “have been here since time immemorial and these lands are sacred to us…we are at the verge of genocide, watching our mountains, trees, rivers, our homes and burial grounds go away…the founding principle of this town was to protect and preserve.” Chief Mann told Specht that it was the Town’s job to “maintain what is left of a bona fide tribe,” adding that it was the Town’s job to preserve what is left to uplift the Ramapo-Munsee. He was accompanied by several members and supporters of his tribe who pointed out the many sacred sites that exist within the Town –as well as many that have been destroyed. Others said the rampant overdevelopment was incomprehensible, with children being struck by cars and buses that ignore the speed limits; another spoke of the overuse of water by the town that negatively affects all who live within Rockland County. 

 One PUD development already exists in Ramapo’s northwest corner, and several residents from that area came out to speak against the creation of any more PUDs until the Town updates its 20-year-old Master Plan—an item also on its agenda this year. The Town already tweaked its Master Plan to add the PUD in the Hillburn area and several residents asked the Town Board to hold off on creating any more PUDs until the updated Plan is completed and accepted. 

Driving that point home was Mike Miller of the Village of Hillcrest’s CUPON (Citizens United to Protect our Neighborhoods), who told the Board, “We are all for responsible development. On Hempstead Road, two single family homes have been turned into two three-story buildings. Planning and zoning boards in Ramapo do not always follow New York state law. The town needs to force developers to comply. There is a need for affordable housing, but it needs to be done responsibly.”  Another Hillburn resident added succinctly, “PUD is a dud as far as I’m concerned.”

The public hearing will continue Tuesday, January 15, 2025, beginning at 7:00 p.m.