FALLSBURG – After more than a year of discussion, legal review, and community feedback, the Fallsburg Town Board has formally adopted changes to the town’s zoning code.

At its September 30 meeting, the board voted in favor of Local Law No. 5 of 2025, approved by Resolution 83 of 2025, amending sections of the code related to religious uses, nonconforming properties, and site plan procedures.

The changes are the result of a 14-month-long process that began in July 2024 and included multiple public hearings, legal consultation, and a review by the Sullivan County Division of Planning. The town left the public hearing open earlier this year to allow for further written comments and review.

Fallsburg Supervisor Michael Bensimon opened the September meeting by recognizing the public involvement throughout the process.

“After many hours of editing, reediting, and reviewing comments from the county, opposition attorneys, and numerous residents, we strongly feel that our zoning code has been strengthened and is now in full compliance with state and federal law,” said Bensimon.

“We commend all of our taxpayers and our residents for their interest and thoughtful insights throughout this entire process,” he added.

The adopted law includes:

Religious Uses 

One of the goals of the amendments was to make sure that the town’s zoning laws are consistent with the federal Religious Land Use and Institutionalized Persons Act (RLUIPA). To do this, the town revised and expanded definitions related to religious institutions, including schools and retreat centers.

A major change reduces the front yard setback requirement for houses of worship in agricultural districts from 100 feet to 75 feet, bringing them in line with the setback required for farms. This eliminates what could be considered a more burdensome restriction on religious uses.

Nonconforming

Under the new law, nonconforming commercial and multifamily structures may now expand up to 50 percent with site plan approval. Additionally, bungalow colonies—a staple of Fallsburg’s seasonal landscape—can now replace existing structures without reducing their density, offering owners more flexibility while maintaining current use levels.

The law also allows for the conversion of existing day and sleepaway camps into religious retreat centers without requiring a full zoning variance, provided the use is consistent with the surrounding area and other code requirements.

Updated Site Plan

The site plan review process has been amended to require stricter compliance with New York State Fire Prevention and Building Code standards. In addition, permits that previously expired after 18 months will now remain valid for 24 months, with the option of two six-month extensions.

Hamlet Character

New language in the zoning code also addresses setback and lot coverage requirements in hamlet areas, with the intent of preserving the architectural character and development patterns in historic and high-density neighborhoods.

Outcome

While the final law does not address every concern raised over the past year, the board says that the process was shaped by community responses.

“The involvement by the public truly allowed this to be a collaborative process,” Bensimon said.

The law will now be entered into the town’s official record and filed with the New York Secretary of State.