Town of Chester adopts amended comprehensive plan and enacts implementing local law

The Town of Chester Town Board on July 8 adopted an amended comprehensive plan and enacted an implementing local law, finding the changes would not have adverse environmental impacts and directing the clerk to file the law with the Secretary of State.

The action came after a continuation of the public hearing on the draft comprehensive plan and Introductory Local Law 10 of 2025. Town Attorney Liz told the board that the draft had not changed since the June 24 hearing and that required notices to adjoining clerks had been confirmed. She said the Orange County Department of Planning had recommended approval in a referral letter dated July 7, 2026, and that clerical corrections had been made to the draft.

The board adopted three resolutions by roll call: amendments to the draft comprehensive plan, a SEQRA negative declaration, and formal adoption of the comprehensive plan with implementing local law (enacted as Local Law 6 of 2026). The board also passed housekeeping resolutions directing filing of the adopted law with the town clerk and Secretary of State and voting to lift building and battery-energy-storage moratoriums upon that filing.

The meeting included extended public comment on several site-specific concerns. Attorney John Capello, representing VA Lake Station Holdings, urged the board to table the portion of the zoning amendment affecting his client's parcel on VA Lake Station Road and instead consider designating the property for large-lot residential or allowing a conditioned "flex" building program rather than warehouses. "We would request that the board maybe just table just that portion of the zoning that changed the designation of this property," Capello said, adding that his clients were willing to work toward a compromise of smaller units with limits on loading docks and truck traffic.

Town officials and staff responded that site-specific development questions would be addressed through planning-board review or, if applicable, by the Zoning Board of Appeals, which could impose conditions such as hours and management requirements. The town explained that a special-permit framework newly proposed in the zoning amendments would allow the planning board to add enforceable conditions on uses such as religious or institutional activities.

Camp Monroe, a seasonal camp operating on a property discussed during the hearing, also drew questions. The town read into the record a building-inspection letter that concluded Camp Monroe was an established preexisting nonconforming use and noted a notice of apparent violation issued March 25, 2025, and an appeal filed with the Zoning Board of Appeals. The town attorney and building inspector told the board enforcement proceedings are stayed while the appeal is pending and that any change or application would be handled through the planning-board special-permit and site-plan processes.

Supporters of the process and residents praising transparency also spoke. Melissa Zott said she appreciated the volume of materials made available to the public, urged clear, enforceable standards for special permits and accountability, and thanked the board for retaining specialized counsel to review the changes.

The board characterized the amendments as de minimis in some places (technical updates, updated references and clerical corrections) and said the adoption would not alter the intent of the comprehensive plan committee's recommendations. The resolutions passed by roll call. The board said it would file the adopted plan and local law with the town clerk and the Orange County Department of Planning and publish notice according to town law.

The next procedural steps noted at the meeting: the town clerk was directed to file the new local law with the Secretary of State; the planning board will receive referrals for site-specific applications and special-permit review; and the existing appeal and any planning-board applications related to Camp Monroe are expected to proceed now that the comprehensive-plan process has concluded.

Votes at a glance: the board approved the resolutions adopting the amended comprehensive plan, the SEQRA negative declaration, and the implementing local law by roll-call votes recorded as "Aye" by the members present; the transcript records the motions and roll-call affirmations during the meeting.