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Planning Board forwards Newburgh Commons to county and urges DOT review of proposed signal
Summary
Planners reviewed a 10.7-acre mixed-use proposal for Route 9W that includes retail, a convenience store with gasoline pumps and a potential traffic signal; the Board re-referred material to Orange County and stressed that NYSDOT must review and permit any signal or right‑of‑way work.
The Town of Newburgh Planning Board on July 18 discussed the Newburgh Commons site plan, a proposed 10.7-acre mixed-use development at 5430 and 5450 Route 9W that would combine an 11,550-square-foot retail building with a 4,600-square-foot restaurant/convenience store and a six-pump gasoline canopy.
Anthony Guccione and traffic engineer Mark Petroro of JMC told the Board the project includes two driveways to Route 9W, parking for about 128 cars and two subsurface stormwater systems. "Based on the warrant analysis, it was determined the threshold for a signal was met," Petroro said, adding that the team will coordinate the analysis and any installation with the New York State Department of Transportation.
Pat Hines of MH&E, the Board's consultant, listed outstanding agency reviews the applicant must secure, including DEC and Army Corps approvals for the proposed stream relocation and DOT authorization for any highway work or signals. Planning Board traffic consultant Ken Wersted told the Board the Planning Board can approve the site layout but that DOT retains jurisdiction over lane widths, signals and right‑of‑way improvements.
Members of the public asked whether the location's 55 mph speed limit was appropriate and how a new signal would be timed with nearby intersections; one attendee said, "Somebody has to die to change the speed limit," underscoring local concern about safety on the corridor. The Board noted those concerns are part of the DOT review.
Planning staff and consultants also flagged items that must be resolved before final action: floodplain development and flood study results for the stream relocation, Central Hudson authorization for work near a gas main, sanitary design approvals from the Health Department, and an updated traffic response to County Planning. The Orange County Department of Planning had asked for the finalized traffic study, SWPPP and updated landscape plans.
The Board voted to re-refer the application to the Orange County Planning Department and to reschedule the application for the Board’s meeting on Sept. 5 to allow the County and DOT additional review time. The motion carried unanimously.
Next steps for the applicant include responding to the Town and county memos, obtaining applicable DOT permits if the signal or right-of-way work proceeds, and delivering the DEC/Army Corps approvals for the stream work.
