August 12, 2025

WAPPINGER, NY — Once again, promises made, were promises kept as Town Supervisor Joseph D. Cavaccini, Senior Councilman William H. Beale, Councilman Christopher Phillips, and Councilman Al Casella unanimously adopted significant updates to the Town Comprehensive Plan and Town Zoning Code aimed at preserving residents’ quality of life, preventing overdevelopment, and ensuring the community’s long-term sustainability.

This legislation, developed after months of data review, public discussion, and careful consideration, addresses outdated housing and infrastructure information, closes loopholes that allowed for unchecked growth, and reinforces the Town’s commitment to responsible planning.

Addressing Flawed Data and Outdated Planning

Regional housing studies performed by outside agencies contained incomplete and inaccurate data specific to Wappinger. Since the Town’s last Comprehensive Plan update in 2010, Wappinger has greatly diversified its housing stock—now totaling 4,006 multifamily units—providing a broad range of housing types and affordability levels.

However, these high-density housing developments have placed increasing demands on limited infrastructure. It is the responsibility of this Administration to protect the health, safety, and welfare of current residents before even thinking about expanding to accommodate future growth.

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Wappinger by the Numbers

• At 28 square miles, the Town of Wappinger is the smallest geographical town in Dutchess County.
• Wappinger is the 2nd most densely populated town in Dutchess County.
• Our current housing ratio is 60% single family and 40% multi family.

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Closing Loopholes and Protecting Infrastructure

A key target of the updates was the problematic use of Planned Unit Developments (PUDs), which previously allowed large-scale commercial and residential projects without clearly defined water and sewer demands. Because PUDs could expand to adjacent properties, they created uncertainty in infrastructure planning and risked overburdening limited resources.

The updated zoning code also repeals outdated provisions allowing single-family properties to be converted into multi-unit dwellings—up to six units—without height requirements, sufficient parking, stormwater controls, or community impact analysis. Previous regulations failed to address the negative effects on stormwater runoff, the heat island effect, and neighborhood quality of life.

Focusing Growth Where It Can Be Supported

The Town’s Conservation Development regulations were strengthened to ensure that cluster developments truly preserve the natural and scenic qualities of open land, as envisioned in New York Town Law § 278. Until a comprehensive sewer and water capacity analysis can be completed, multifamily zoning will remain limited to mapped areas—preventing the de facto expansion of such housing across thousands of acres in single family zoned areas.

Relieving Strain on Emergency Services and Schools

Rapid growth has increased demands on police patrols, ambulance services, and the Town’s four volunteer fire companies, while contributing to rising School District budgets—burdening taxpayers, particularly seniors and those on fixed incomes. The Superintendent of Schools has warned that unchecked development will lead to costly capital projects and what could lead to steep tax increases, a prediction now realized in expansions at Wappingers Falls and Van Wyck Junior High Schools.

Protecting the United Wappinger Water District

An engineering report on the United Wappinger Water District (UWWD) completed in May 2024 found that current capacity is adequate for existing demand but that any excess should be reserved for emergencies. Under the new legislation, only emergency-related or low-impact connections will be considered. With just 4,386 water customers and 3,464 sewer customers, the Town’s systems require careful management.

Community-Driven and Transparent Process

The Town Board limited this round of Comprehensive Plan updates to housing and infrastructure issues, allowing for greater depth and focus. The adopted changes are consistent with public feedback gathered through multiple discussions, presentations, and comment opportunities. Future zoning and policy changes will be subject to public hearings before adoption.

Town Supervisor Joseph D. Cavaccini noted, “These updates are about balance—protecting the character of our rural-suburban way of life.  It is our responsibility to look out for our neighbors and ensure that the future of our beautiful Town of Wappinger is secure. In adopting these critical changes that we set out to do on day one, we have identified areas to preserve, limit further congestion and overcrowding, as well as foster new development in places that are innovative and that make the most sense for our community. I am grateful to all those in our community and my colleagues on the Town Board who have supported this commonsense legislation.”

Fourth Ward Councilman Al Casella said, “With the Comprehensive plan updates the Town Board made at our August 11th meeting, we are taking a firm stand to protect and preserve the character and quality of life for our community. These updates will ensure there is smart growth and development that is balanced, responsible, and aligned with the values of our residents. These changes will close loopholes for unchecked overdevelopment to ensure Wappingers continues to be a special place to live.”

Senior Councilman William H. Beale, representing Ward One stated: “This critical comprehensive plan update eliminates pre-existing zoning loop holes which would have allowed multi-family development within single family dwelling zones in our town. It is our duty to protect the integrity of the land use in our town, and these actions do just that.