MONTICELLO – A proposed overlay zoning district was approved at the Village of Monticello’s latest Wednesday night meeting. The zoning initiative is designed to encourage long-deferred development projects while broadening affordable housing opportunities in the village.

Discussed during a public hearing session, the proposal will create an overlay district in existing Economic Growth Business (EGB) zones, giving developers more breathing room for constructing mixed-use projects. Deputy Mayor John Barbarite explained that the village’s current zoning has barred economic development for years, resulting in many vacant and underutilized properties.

“Currently, we have zoning in the EGB that is not conducive to development,” explained Barbarite. “The properties have sat vacant for years because no one can comply with the current code and make projects economically feasible.”

Through the proposed overlay district, developers will be allowed to build projects with increased residential density but will be mandated to include affordable housing components. Barbarite added that 20% of residential units in qualifying developments must meet affordable housing standards. Those developers opposed to featuring affordable units would alternatively pay a fee into a village fund toward future affordable housing initiatives.

Village Attorney Michael Sussman assured that the proposal was intended to balance economic growth with the preservation of community character.

“Overlay districts are frequently used to create greater flexibility in zoning ordinances,” Sussman noted. “We have a desire to foster economic growth and utilize properties that have been underutilized or unutilized for years.”

Some residents spoke in favor of the proposal during the hearing, stating that additional housing development could help stabilize taxes and encourage investment within the village. Village resident and property owner Yakov Mandelovics implored the board to consider expanding the overlay district provisions beyond the scope of the initial proposal.

“Giving more flexibility toward development will increase tax [revenue],” Mandelovics said. “This will support more economic growth in the village and support affordable housing in the village. This will bring that tremendously, thank you.”

Sussman, however, cautioned against expanding the district too excessively, citing concerns over high density and the necessity of maintaining the village’s existing character.

“One of the balances the village board has to consider is overall density,” Sussman reminded. “There are communities that have done what you’re suggesting and have extraordinary density. I think the character of the community here mediates against that.”

The discussion also shifted to the long-decrepit Apollo Mall property, which serves as a prime example of why the zoning changes are being proposed. Barbarite pointed out that the abandoned former mall property has remained undeveloped for almost two decades because demolition and redevelopment fees make projects monetarily infeasible under current zoning restrictions.

“The property has sat there in its current state for possibly 20 years,” Barbarite reminded. “Currently it’s zoned for retail, which is pretty much dead in this country now with online purchasing. When speaking to the developer about conditions of cleaning up that building and doing something there, we were confronted with the fact that it’s not economically viable to develop under the current zone.”

This new overlay district will allow a mix of retail and residential uses at higher density levels, which Barbarite stated could finally make redevelopment projects financially feasible.

Questions were also raised by another resident about ensuring longtime village residents would benefit from future affordable housing opportunities. She asked officials to consider protections for longtime residents struggling with rising housing costs.

The Local Law was adopted with a motion by Barbarite and a second by Trustee Theodore Hutchins, with the entire board voting in favor.