Petition for Responsible Development in Ramapo
The Issue
**Why We're Asking You to Sign**
Please sign and share with friends and neighbors.
Ramapo is facing two unprecedented development proposals—approximately 500 residential units plus over 100,000 square feet of commercial space on Carlton Road/College Road— and 1,000 residential units plus commercial space on Viola Road located within just **two miles of one another. Together, these projects have the potential to permanently transform our community through increased traffic, strain on infrastructure and public services, environmental impacts, pressure on existing local businesses, and changes to the character and quality of life of our neighborhoods. It will make our children and grandchildren’s commute to school be even longer with College Viola Route 306 snd 59 already at daily standstills with regular accidents and injuries. We invested in beautiful campuses which will be rendered useless if the schools cannot be accessed in a reasonable timely way. This petition does **not** oppose responsible development; rather, it calls on the Town Board to require comprehensive planning, transparent review, and a full evaluation of the cumulative impacts before decisions are made. We encourage you to read the petition below for additional details and, if you agree, add your name in support of responsible growth in Ramapo.
*Petition for Responsible Development and Protection of the Quality of Life in Ramapo
**To the Honorable Members of the Ramapo Town Board:**
We, the undersigned residents of the Town of Ramapo, respectfully petition the Town Board to protect the health, safety, welfare, environment, and quality of life of our community by exercising careful stewardship over the unprecedented large-scale developments currently proposed within our Town.
Residents are deeply concerned by two significant developments presently under consideration:
*The proposed Carlton Road/College Road Planned Unit Development, consisting of approximately 500 residential units together with more than 100,000 square feet of commercial space.
* The proposed Viola Road development, consisting of approximately 1,000 residential units together with commercial space; and
Located within approximately **two miles of one another**, these projects would collectively introduce approximately **1,500 new residential units** and substantial commercial development into the same geographic area. Given their proximity and scale, their impacts cannot reasonably be evaluated independently. Their combined effect on traffic, infrastructure, municipal services, environmental resources, schools, emergency response, neighborhood character, and the overall quality of life for Ramapo residents demands careful and comprehensive review before any approvals are granted.
While we recognize that responsible growth is an important part of every thriving community, growth must occur within a thoughtful planning framework and at a pace that existing infrastructure can safely and sustainably support. The cumulative impact of projects of this magnitude has the potential to permanently reshape our Town in ways that cannot be reversed.
Residents are particularly troubled by the Town's increasing reliance on the Planned Unit Development ("PUD") law to facilitate developments of a size and density that would not otherwise be permitted under existing zoning. The PUD law was intended to provide flexibility for exceptional developments that further the public interest—not to become the primary mechanism by which longstanding zoning protections are routinely set aside.
The repeated use of project-specific PUD approvals, absent a comprehensive town-wide strategy for future growth, effectively allows the character of Ramapo to be transformed one project at a time. Decisions of this magnitude should be guided by a comprehensive vision for the Town—not by individual development applications seeking increased density through piecemeal zoning changes.
Before approving projects that will have lasting consequences for generations of residents, the Town should first establish where future growth is appropriate, what level of development existing infrastructure can support, and what investments will be required to preserve public safety, environmental resources, transportation networks, and neighborhood character. Comprehensive planning should guide development—not be revised or bypassed to accommodate it.
Residents are also concerned that the extensive commercial space proposed as part of these developments has not been demonstrated to address an unmet community need. Ramapo is already served by numerous established local businesses that have invested in our community for many years, created local jobs, paid taxes, supported civic organizations, and helped shape the character and economic vitality of our Town. The Town and its residents owe a duty of stewardship and support to these existing businesses. Approving significant additional commercial development without demonstrating a genuine public need risks weakening established commercial corridors, diverting customers from long-standing local merchants, increasing vacancies elsewhere in the community, and creating unnecessary economic disruption. Responsible planning should ensure that new commercial development complements—not undermines—the businesses that have long been the backbone of Ramapo's local economy.
In addition to these economic concerns, residents remain deeply concerned about:
* Increased traffic congestion on roads that are already heavily traveled.
* Longer emergency response times for police, fire, and EMS.
* Increased demands on schools and municipal services.
* Greater strain on water, sewer, drainage, and stormwater infrastructure.
* Loss of open space, wildlife habitat, and environmental resources.
* Flooding and other environmental impacts associated with intensive development.
* The permanent alteration of the residential character and quality of life of surrounding neighborhoods.
Accordingly, we respectfully request that the Town Board:
1. Require a comprehensive cumulative environmental review evaluating the combined impacts of the Viola Road and Carlton Road/College Road developments, together with any other significant developments proposed or anticipated in the surrounding area.
2. Require updated, independent traffic studies evaluating the cumulative effects of these developments during peak commuting periods, school hours, weekends, holidays, and emergency response situations.
3. Ensure that roads, utilities, stormwater systems, emergency services, schools, and other public infrastructure have sufficient capacity before any approvals are granted.
4. Require developers to fund or contribute proportionately to the infrastructure improvements necessary to mitigate the impacts their projects will create.
5. Require an independent market and economic impact analysis demonstrating that the proposed commercial development addresses a legitimate community need and evaluating its impact on existing local businesses and commercial districts.
6. Reevaluate the Town's application of the Planned Unit Development law to ensure it is being used as originally intended and not as a substitute for comprehensive planning.
7. Commit to a transparent, town-wide planning process that establishes a clear vision for Ramapo's future before approving additional high-density developments that will permanently alter the community.
This petition is not intended to oppose responsible development. Rather, it is a call for responsible governance, careful stewardship, transparent decision-making, and thoughtful planning. The cumulative addition of approximately **1,500 residential units**, extensive commercial development, and the precedent established by successive high-density PUD approvals represent a transformational change for Ramapo. Such change deserves the highest level of public scrutiny and should proceed only after the Town has demonstrated that it is in the best interests of both current and future residents.
We respectfully urge the Town Board to place the long-term interests of Ramapo and its residents first by insisting upon comprehensive planning, careful environmental review, responsible infrastructure analysis, and meaningful public participation before any approvals are granted.
**Respectfully submitted,**
**The Undersigned Residents of the Town of Ramapo**
596
The Issue
**Why We're Asking You to Sign**
Please sign and share with friends and neighbors.
Ramapo is facing two unprecedented development proposals—approximately 500 residential units plus over 100,000 square feet of commercial space on Carlton Road/College Road— and 1,000 residential units plus commercial space on Viola Road located within just **two miles of one another. Together, these projects have the potential to permanently transform our community through increased traffic, strain on infrastructure and public services, environmental impacts, pressure on existing local businesses, and changes to the character and quality of life of our neighborhoods. It will make our children and grandchildren’s commute to school be even longer with College Viola Route 306 snd 59 already at daily standstills with regular accidents and injuries. We invested in beautiful campuses which will be rendered useless if the schools cannot be accessed in a reasonable timely way. This petition does **not** oppose responsible development; rather, it calls on the Town Board to require comprehensive planning, transparent review, and a full evaluation of the cumulative impacts before decisions are made. We encourage you to read the petition below for additional details and, if you agree, add your name in support of responsible growth in Ramapo.
*Petition for Responsible Development and Protection of the Quality of Life in Ramapo
**To the Honorable Members of the Ramapo Town Board:**
We, the undersigned residents of the Town of Ramapo, respectfully petition the Town Board to protect the health, safety, welfare, environment, and quality of life of our community by exercising careful stewardship over the unprecedented large-scale developments currently proposed within our Town.
Residents are deeply concerned by two significant developments presently under consideration:
*The proposed Carlton Road/College Road Planned Unit Development, consisting of approximately 500 residential units together with more than 100,000 square feet of commercial space.
* The proposed Viola Road development, consisting of approximately 1,000 residential units together with commercial space; and
Located within approximately **two miles of one another**, these projects would collectively introduce approximately **1,500 new residential units** and substantial commercial development into the same geographic area. Given their proximity and scale, their impacts cannot reasonably be evaluated independently. Their combined effect on traffic, infrastructure, municipal services, environmental resources, schools, emergency response, neighborhood character, and the overall quality of life for Ramapo residents demands careful and comprehensive review before any approvals are granted.
While we recognize that responsible growth is an important part of every thriving community, growth must occur within a thoughtful planning framework and at a pace that existing infrastructure can safely and sustainably support. The cumulative impact of projects of this magnitude has the potential to permanently reshape our Town in ways that cannot be reversed.
Residents are particularly troubled by the Town's increasing reliance on the Planned Unit Development ("PUD") law to facilitate developments of a size and density that would not otherwise be permitted under existing zoning. The PUD law was intended to provide flexibility for exceptional developments that further the public interest—not to become the primary mechanism by which longstanding zoning protections are routinely set aside.
The repeated use of project-specific PUD approvals, absent a comprehensive town-wide strategy for future growth, effectively allows the character of Ramapo to be transformed one project at a time. Decisions of this magnitude should be guided by a comprehensive vision for the Town—not by individual development applications seeking increased density through piecemeal zoning changes.
Before approving projects that will have lasting consequences for generations of residents, the Town should first establish where future growth is appropriate, what level of development existing infrastructure can support, and what investments will be required to preserve public safety, environmental resources, transportation networks, and neighborhood character. Comprehensive planning should guide development—not be revised or bypassed to accommodate it.
Residents are also concerned that the extensive commercial space proposed as part of these developments has not been demonstrated to address an unmet community need. Ramapo is already served by numerous established local businesses that have invested in our community for many years, created local jobs, paid taxes, supported civic organizations, and helped shape the character and economic vitality of our Town. The Town and its residents owe a duty of stewardship and support to these existing businesses. Approving significant additional commercial development without demonstrating a genuine public need risks weakening established commercial corridors, diverting customers from long-standing local merchants, increasing vacancies elsewhere in the community, and creating unnecessary economic disruption. Responsible planning should ensure that new commercial development complements—not undermines—the businesses that have long been the backbone of Ramapo's local economy.
In addition to these economic concerns, residents remain deeply concerned about:
* Increased traffic congestion on roads that are already heavily traveled.
* Longer emergency response times for police, fire, and EMS.
* Increased demands on schools and municipal services.
* Greater strain on water, sewer, drainage, and stormwater infrastructure.
* Loss of open space, wildlife habitat, and environmental resources.
* Flooding and other environmental impacts associated with intensive development.
* The permanent alteration of the residential character and quality of life of surrounding neighborhoods.
Accordingly, we respectfully request that the Town Board:
1. Require a comprehensive cumulative environmental review evaluating the combined impacts of the Viola Road and Carlton Road/College Road developments, together with any other significant developments proposed or anticipated in the surrounding area.
2. Require updated, independent traffic studies evaluating the cumulative effects of these developments during peak commuting periods, school hours, weekends, holidays, and emergency response situations.
3. Ensure that roads, utilities, stormwater systems, emergency services, schools, and other public infrastructure have sufficient capacity before any approvals are granted.
4. Require developers to fund or contribute proportionately to the infrastructure improvements necessary to mitigate the impacts their projects will create.
5. Require an independent market and economic impact analysis demonstrating that the proposed commercial development addresses a legitimate community need and evaluating its impact on existing local businesses and commercial districts.
6. Reevaluate the Town's application of the Planned Unit Development law to ensure it is being used as originally intended and not as a substitute for comprehensive planning.
7. Commit to a transparent, town-wide planning process that establishes a clear vision for Ramapo's future before approving additional high-density developments that will permanently alter the community.
This petition is not intended to oppose responsible development. Rather, it is a call for responsible governance, careful stewardship, transparent decision-making, and thoughtful planning. The cumulative addition of approximately **1,500 residential units**, extensive commercial development, and the precedent established by successive high-density PUD approvals represent a transformational change for Ramapo. Such change deserves the highest level of public scrutiny and should proceed only after the Town has demonstrated that it is in the best interests of both current and future residents.
We respectfully urge the Town Board to place the long-term interests of Ramapo and its residents first by insisting upon comprehensive planning, careful environmental review, responsible infrastructure analysis, and meaningful public participation before any approvals are granted.
**Respectfully submitted,**
**The Undersigned Residents of the Town of Ramapo**
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Petition created on August 4, 2026