The first Upper Nyacker also commanded the first company of militia in the county. EVALUATE AND RESET ZONING CODES to stop the overbuilding in sections of Nyack that are out of character and scale of our quaint Village! Home values in the most restrictive metropolitan areas grew an average of 23.4%, more than double the home value appreciation in the least restrictive metros. Subdivision Law of The Village of Upper Nyack, Planning Board of the Village of Upper NyackLaw, Official Zoning Map of the Village of Upper Nyack, 328 N. Broadway, Upper Nyack, NY 10960(845) 358-0084 M-F 9-12 Fax (845) 358-0741Government Websites by CivicPlus , VILLAGE OF UPPER NYACK 2023-2024 ASSESSMENT ROLL, Household Hazardous Waste Drop Off Facility, Rules and Regulations for Garbage & Other Debris, Discrimination and Harassment Complaint Form, Freedom of Information Request Form (FOIL), Policy Against Discrimination and Harassment, A Flyer for Landscapers Explaining the Sound Law (English), A Flyer for Landscapers Explaining the Sound Law (Spanish/Espaol), A Local Law regulating Sound within the Village of Upper Nyack - Full Text, Exceptions to Sound Law for Utility, School, and Municipal Employees, "Haring Estate" by Artist Beverly Bozarth Colgan, Slideshow of Progress at River Hook - 2020, Slideshow of Progress at River Hook - December 2019. Upper Nyack Architectural Review Board, 6 p.m. Tuesday Nyack Board of Education, 6:30 p.m., budget hearing Rockland County Legislature, 7 p.m., Allison-Parris Office Building, New City Pearl. The Planning Board has reviewed the Applicant's site plan and application. Enclosed balcony, all triple pane windows through out. The village building inspector issued violations for these two items and several others in March but the ZBA overturned those violations a few months later. According to the United States Census Bureau, the village has a total area of 4.4 square miles (11.3km2), of which 1.2 square miles (3.2km2) is land and 3.1 square miles (8.1km2), or 72.01%, is water.[4]. Upper Nyack is a village incorporated in 1872 in the town of Clarkstown, Rockland County, New York, United States.It is located north of the village of Nyack, east of Valley Cottage, south of Rockland Lake State Park, and west of the Hudson River.The population was 2,063 at the 2010 census. Males had a median income of $66,607 versus $41,406 for females. NN#BZz"5zON6]6xYAl,9Xvh8Y,h.;Oa{::K8T.2, E_Y|Y9{4^cP@]hkO(6vyRy}}&uVnAS. Staff Contacts Building Department Forms Contact Info Hours of Operation: Monday - Friday: 9:00am to 12:00pm Phone: (845) 358-0084 Nyack village still incorporated, too, although without this northern portion.[3]. He died in 1731 and is buried in the Upper Nyack Burial Grounds. Nyack, New York Zoning Map | Zoneomics During the celebration of Upper Nyack's Centennial in 1972, Upper Nyackers proudly displayed bumper stickers again with the words "GOOSETOWN AGAINST THE WORLD". 328 N. Broadway, Upper Nyack, NY 10960 (845) 358-0084 M-F 9-12 Fax (845) 358-0741 Government Websites by CivicPlus The shipyards attorney, Donald Tracy, said he was not concerned about the outcome of the lawsuit. Zoning is the first stage of the home life cycle and a key influence on all other stages. Fabulous location - Stroll to Nyack Beach State Park, Hike Hook Mountain, Meet up with Friends at the Nyack Field Club. %PDF-1.5 The lawsuit seeks to overturn the ZBAs decision to reverse the violations. In addition, the Board is empowered to grant special use permits in certain instances as defined in the Zoning Code. The population density was 1,406.8 inhabitants per square mile (543.2/km2). LOCAL LAW # 5 OF 2022 (adopted 2/10/2022) with Zoning - Upper Nyack Easy commute by bus to NYC and walking distance to Piermont and Nyack. permitted uses, maximum building height, maximum floor area ratio etc. River Hook Planting Plan - Sheep Meadow; . The vacant second lot would be improved with a single-family dwelling. The population was 2,063 at the 2010 census.[2]. Legislative intent of the proposed lawThe making and creating of unreasonably disturbing or excessive Sound within the Village of Upper Nyack is a condition which has persisted, and the level and frequency of occurrences of such Sound continues to increase. Village of Upper Nyack Zoning Ordinance of 1961." . stream Accordingly, the Planning Board issued a negative declaration under SEQRA. Zoneomics has the largest breadth of zoning data coverage with over 20 zoning related insights for you to integrate and expand your database. Village Hall Address. The Village of Nyack proposes to adopt text changes to the Village of Nyack Zoning Code (Chapter 360) and Zoning Map. Zoneomics operates the most comprehensive zoning database for Nyack New York and other zoning maps across the U.S. Zoneomics includes over 50 million real estate properties, each property features zoning code/district, permitted land uses, development standards, rezoning and variance data. 1 0 obj Zoneomics attracts a large community of New York real estate professionals. Village Hall, 9 N. Broadway, Nyack, NY 10960 Phone: (845) 358-0548; In the village, the population was spread out, with 22.1% under the age of 18, 4.1% from 18 to 24, 24.2% from 25 to 44, 33.9% from 45 to 64, and 15.6% who were 65 years of age or older. River Hook Planting Plan - Sheep Meadow; . The slogan "Goosetown against the world" was adopted in 1909 due to a local dispute. Please contact the staff at the building department at buildingdepartment@nyack-ny.gov before beginning any construction or improvement project. River Hook Planting Plan - Sheep Meadow; . 115.85' N1523'55"E. N7440'00"W. 130.00 . The Official Website of Nyack, NY - Building However, that discretion is not unlimited. Hispanic or Latino of any race were 4.13% of the population. Building Departments create building codes and standards for building construction to ensure building safety. SFR_I SFR-2 MFR-I MFR-2 MFR-3 . Upper Nyack Zoning Code; Visit River Hook "Haring Estate" by Artist Beverly Bozarth Colgan; Friends of River Hook, Inc. Look at all that has happened in 2021! Petitioner brought an Article 78 proceeding seeking to annul the ZBAs determination denying the variances. % Jewish camp loses New York court challenge to Clarkstown zoning rule 1 Salisbury Pt Unit 3E, Orangetown, NY 10960 $365,000 Est. Accordingly, the Supreme Court granted the petition to set aside the ZBAs determination and ordered the ZBA to grant the variances. Ultimately, the Planning Board found that the proposed subdivision would not have significant adverse environmental or aesthetic impacts on the surrounding areas. 1, established in 1863, one of eight fire companies in the Nyack Joint Fire District. 9.23.1 Hazard Mitigation Plan Point of Contact About 2.4% of families and 3.4% of the population were below the poverty line, including 0.8% of those under age 18 and 6.6% of those age 65 or over. marketstat@aol.com. The Official Website of Nyack, NY - Zoning Board of Appeals Zoning Board of Appeals Pursuant to the provisions of Section 7-712-b of the New York State Village Law, the Village of Nyack maintains a Zoning Board of Appeals consisting of five members and two alternate members appointed by the Village Board. Village of Nyack INCORPORATED 1883. Were alleging that theyre only proposing an injury that is suffered by the village population at large and not specifically directed to them.. Sign up for latest update on zoning changes across the USA. 328 N. Broadway, Upper Nyack, NY 10960(845) 358-0084 M-F 9-12 Fax (845) 358-0741Government Websites by CivicPlus , VILLAGE OF UPPER NYACK 2023-2024 ASSESSMENT ROLL, Household Hazardous Waste Drop Off Facility, Rules and Regulations for Garbage & Other Debris, Discrimination and Harassment Complaint Form, Freedom of Information Request Form (FOIL), Policy Against Discrimination and Harassment, A Flyer for Landscapers Explaining the Sound Law (English), A Flyer for Landscapers Explaining the Sound Law (Spanish/Espaol), A Local Law regulating Sound within the Village of Upper Nyack - Full Text, Exceptions to Sound Law for Utility, School, and Municipal Employees, "Haring Estate" by Artist Beverly Bozarth Colgan, Slideshow of Progress at River Hook - 2020, Slideshow of Progress at River Hook - December 2019. 268 Area Residence (10,000 s.f.) As of the census[6] of 2000, there were 1,863 people, 712 households, and 524 families residing in the village. 328 N. Broadway, Upper Nyack, NY 10960(845) 358-0084 M-F 9-12 Fax (845) 358-0741Government Websites by CivicPlus , VILLAGE OF UPPER NYACK 2023-2024 ASSESSMENT ROLL, Household Hazardous Waste Drop Off Facility, Rules and Regulations for Garbage & Other Debris, Discrimination and Harassment Complaint Form, Freedom of Information Request Form (FOIL), Policy Against Discrimination and Harassment, A Flyer for Landscapers Explaining the Sound Law (English), A Flyer for Landscapers Explaining the Sound Law (Spanish/Espaol), A Local Law regulating Sound within the Village of Upper Nyack - Full Text, Exceptions to Sound Law for Utility, School, and Municipal Employees, "Haring Estate" by Artist Beverly Bozarth Colgan, Slideshow of Progress at River Hook - 2020, Slideshow of Progress at River Hook - December 2019, Save Money on Electricity During Peak Summer hours, Upper Nyacks Clean Energy Program: Keep Your Summer Electric Bills Down. Pursuant to the provisions of Section 7-712-b of the New York State Village Law, the Village of Nyack maintains a Zoning Board of Appeals consisting of five members and two alternate members appointed by the Village Board. 1 Bed 1 Bath 871 Sq Ft About this home Riverfront living in Upper Nyack. - R-12 #3 13.27% Land Coverage 92 Area Popular Zoning Searches Around South Nyack Airmont Zoning Akron Zoning Albany Zoning Albion Zoning Amityville Zoning Ancram Zoning Arcade Zoning Ardsley Zoning No:Submission / Revision: Project: Renovations to Nyack, NY 10960 188 North Broadway The Colquitt Residence Site Plan, Zoning Code Data, Drawing List & Vicinity Map Date: 12 January 2023 SITE. Common Zones, API Zoning is how cities control the development and use of land. In particular, Petitioner was asked whether the proposed subdivision would adversely impact the views from neighboring properties, specifically, neighbors views of the Hudson River. The ZBA appealed the Supreme Courts decision, but the Second Department ultimately affirmed on the same grounds. endobj Upper Nyack Zoning Laws ROCKLAND Judge agrees with Clarkstown: No shortcut for Camp Ramah if it wants year-round rentals Nancy Cutler Rockland/Westchester Journal News 0:05 0:37 UPPER NYACK - Camp Ramah, a Jewish. Instead, the ZBAs denial seemed to be a result of general community opposition from two neighboring property owners who claimed, without support, that the proposed subdivision would result in a reduction of their property values. Members from New York include brokers, investors and service providers, many of whom specialize in New York Real Estate. PDF Nyack, NY 10960 DRAWING LISTPROJECT & ZONING DATADIMENSIONAL STANDARDS 103 Gedney St Unit 3N, Orangetown, NY 10960 - Redfin A court undertaking this review shall set aside the determination only if it is arbitrary, capricious, or an abuse of discretion. The first lot would contain the existing dwelling and other existing improvements. Zillow has identified that zoning regulations are so important that they impact home values. Zoning regulations are determined locally and some cities can have more restrictive regulation systems than others. All rights reserved. <> $3,481/mo Get pre-approved 2 Beds 2 Baths 1,200 Sq Ft About this home Welcome to Salisbury Point! Zoning codes are a century old, and the lifeblood of all major U.S. cities, determining what can be built where and what activities can take place in a neighborhood. Village of Nyack Zoning Code. Second Department Affirms Article 78 Reversal of Village Zoning Board Determination, First Department Affirms Dismissal of Constitutional Challenge to Zoning Resolution, A Win for Wind Power: Court Affirms Decision to Forgo Supplemental SEQRA Review of 600-Foot Wind Turbines, Second Department Reverses Dismissal of Article 78 Proceeding on Ripeness Grounds, Riverhead Gives the Green Light to New BESS Zoning Regulations, Grandfathering By Issuance of Building Permits, Green for Green: New Yorks Climate Justice Working Group Identifies Qualified Disadvantaged Communities for Clean Energy and Energy Efficiency Investments, Oyster Bay to provide for administrative adjudication of zoning and other code violations, NYSDEC Mining Law Appears Further Undermined by the Court of Appeals. Building permits and C.O.'s are your assurance and the village's that your house and the buildings and stores you visit in the Village of Upper Nyack meet the building codes for structural soundness and fire safety. The shipyard is also fighting Upper Nyackin its own lawsuit after the village stopped work on building a 160-foot crane. Kuyper was an outstanding public servant in the County of Orange. and further as defined by the Multiple Residence Law and the State Building Code of the State of New York. The only course they felt was available at this juncture is to sue the ZBA and try to bring the village to task., UPPER NYACK: FDNY fireboat that served on 9/11 to be relaunched with new mission, NYACK: Residents tellhospital, Don't pave over ball field for parking, STONY POINT:Turn down the volume on raucous parties, SUBSCRIBE: A variety of special offers to follow lohud's news coverage, FOR SUBSCRIBERS:Nyack: Here's what's going in at the top of the Main Street hill. Take our 3000+ online municipal codes with you wherever you go! "The group is extremely. When no rational basis exists, the determination is subject to reversal upon judicial review. Upper Nyack is a village incorporated in 1872 in the town of Clarkstown, Rockland County, New York, United States. Coordinates: 41533N 735521W Nyack ( / na.k / ( listen)) is a village located primarily in the town of Orangetown in Rockland County, New York, United States. 'D!^c1&6Nt^@ei6jK*^F7GqkEW&. PDF 9.23 VILLAGE OF UPPER NYACK - rocklandhmp.com Use Zoneomics, to search for real estate records and find the precise property data you need. There's an anomaly in that were suing the village and the civic association is suing us and the village and the village is defending and we're defending, Tracy said. The group is extremely reticent about suing, the residents'attorney Meave Tooher said Monday. The village had a population of 7,265 as of the 2020 census. as well as considering previous reviews conducted by the Village of Upper Nyack Planning Board, and the Revised Special Permit was granted to the site. However, the Village advised Petitioner that he would need to obtain variances for the subdivision. Legislative intent of the proposed law The making and creating of unreasonably disturbing or excessive Sound within the Village of Upper Nyack is a condition which has persisted, and the level and frequency of occurrences of such Sound continues to increase. Consistency with Village of Upper Nyack Zoning and Comprehensive Plan . The shipyard and several homes in the adjacent area are registered historical sites, according to court documents. About This Home Great opportunity to own this classic village colonial home. Approved Street Trees . <>/ProcSet[/PDF/Text/ImageB/ImageC/ImageI] >>/MediaBox[ 0 0 612 792] /Contents 4 0 R/Group<>/Tabs/S/StructParents 0>> 328 N. Broadway, Upper Nyack, NY 10960 (845) 358-0084 M-F 9-12 Fax (845) 358-0741 But they also feel its imperative, particularly with this facility, that the villages ZBA is enforcing the law.. - R-4 #3 19.95% Land Coverage 232 Area Popular Zoning Searches Around Upper Nyack Airmont Zoning Akron Zoning Albany Zoning Albion Zoning Amityville Zoning Ancram Zoning Arcade Zoning Ardsley Zoning Austerlitz Zoning Avon Zoning Babylon Town Zoning Ballston Spa Zoning $3,493/mo Get pre-approved 2 Beds 2 Baths 1,280 Sq Ft About this home Hudson River Views from this top floor unit. [5#aObHXdZD,vyG8brnI8D]X;~@&m##JxDg}>' =#7C#g8 ^Gg{gL}kX/p3v -aPkDn5>vrgepH^'jKs,i`s@5*rgi.5pW}LBHUre j~%CVCVI#Y2?2L/ 3 0 obj 2 Salisbury Pt Unit 6A, Orangetown, NY 10960 $339,000 Est. South Nyack Building Department 282 South Broadway Nyack, NY About the Nyack Building Department Building Departments in Nyack, NY are responsible for ensuring safe construction of buildings located in their jurisdictions. [2] * For address where we don't require manual effort would have zone report for $29.95 and deliver instantly and where manual effort is required, the price for report would be $59.95 and it would be delivered in 24 hours. All administrative determinations must be supported by a rational basis. Zoning Ordinance of The Village of Upper Nyack 7 Badi Dr, Nyack, NY 10960 | MLS# H6216685 | Redfin Enjoy each sunrise from your private terrace overlooking the Hudson River. Section 9.23: Village of Upper Nyack DMA 2000 Hazard Mitigation Plan Update - Rockland County, New York 9.23-1 April 2018 9.23 VILLAGE OF UPPER NYACK This section presents the jurisdictional annex for the Village of Upper Nyack . 2023 www.lohud.com. The ZBA doesn't have the authority to do that. There were 712 households, out of which 31.5% had children under the age of 18 living with them, 64.3% were married couples living together, 6.5% had a female householder with no husband present, and 26.4% were non-families. Zillow Research found that home values grew most in markets with the strictest land use regulations. Zoneomics operates the most comprehensive zoning database for Upper Nyack New York and other zoning maps across the U.S. Zoneomics includes over 50 million real estate properties, each property features zoning code/district, permitted land uses, development standards, rezoning and variance data. 308 Front St, Clarkstown, NY 10960 | MLS# H6231208 | Redfin Zoning Board, County Board, School Board Meetings Coming Up For Nyack Upper Nyack, NY 10960 www.pfaffarchitects.com pfaff architects Drawing Title: SP.1Drawing Number: Date: Rev. Residents and small businesses can get paid by O&R to reduce their electricity usage during peak summer hours. The median age was 45 years. NYACK Piz noe Official Zoning Map Village of Nyack Rockland County, New York March 28, 2019 WF Hudson River SFR-I Prepared By: BFJP1anning o 1 ,ooo . Accordingly, Petitioner filed an application for what he believed to be the proper variances.. Such appeals fall into two categories: those seeking interpretations of the zoning code and those seeking variances from the code. The Zoning Board of Appeals hears and decide appeals from any order, requirement, decision, interpretation, or determination of the Building Inspector, the Planning Board and the Architectural Review Board. A public hearing was opened on aproposed Local Law, formerly titled the NOISE LAW OF THE VILLAGE OF UPPER NYACK and now referred to as A Local Law regulating Sound within the Village of Upper Nyack, at the regular meeting of the Board of Trustees on 4/15/2021, continued on 5/20/2021 and 6/17/2021, and was passed at the regular meeting of the Board of Trustees on 6/17/2021, which washeld by teleconference. 2 0 obj #1 36.09% Land Coverage 249 Area Hillside Residence - RG-8H/R-12H #2 13.58% Land Coverage 94 Area Single-Family Residence (12,000 S.F.) Village Mayor Karen Tarapata said she has no comment on pending legal matters. The average household size was 2.58 and the average family size was 3.01. All members serve on a volunteer basis. The only app of its kind, our eCode Search App gives you a powerful way to access and search General Code's robust eCode360 library on your Internet-connected phone or tablet. Zoning Map | Upper Nyack Sign up for our email newsletter so we can keep you informed about the latest updates, changes and features. Building Departments - Nyack, NY (Permits & Violations) - County Office For every 100 females, there were 92.1 males. The vacant second lot would be improved with a single-family dwelling. 109 Jackson Ave, Nyack, NY 10960 | MLS# H6021329 | Redfin <> The Official Website of Nyack, NY - Zoning Board of Appeals Your California Privacy Rights / Privacy Policy. 1 Salisbury Pt Unit 3E, Orangetown, NY 10960 - Redfin 328 N. Broadway, Upper Nyack, NY 10960 (845) 358-0084 M-F 9-12 Fax (845) 358-0741 Government Websites by CivicPlus Village Hall, 9 N. Broadway, Nyack, NY 10960. Second Department Affirms Article 78 Reversal of Village Zoning Board . 2:29 UPPER NYACK There are turbulent waters ahead for the North River Shipyard as it faces a lawsuit from neighbors over alleged zoning and permit violations. Zoneomics attracts a large community of New York real estate . Including permitted land uses, rezonings, variances, density controls, built form controls, envelopes, housing supply data, employment generation, underutilized parcels, short term rental permissibility, proponents and developers. All members serve on a volunteer basis. Planning. $4,922/mo Get pre-approved 4 Beds 2 Baths 1,630 Sq Ft About this home Upper Nyack has a Village Hall and a village law court, located in the same building on North Broadway. A. Judicial review of an administrative determination is limited to whether there is a rational basis to support it. Most The Supreme Court held that the ZBAs determination contained only conclusory findings, and was therefore arbitrary, capricious, and not supported by an objective factual basis in the record. The ZBA essentially ignored the Planning Boards findings that no adverse environmental or aesthetic impact to the neighborhood would result from the variances. The ZBA upheld the villages order and the shipyard sued to have it overturned. Two hundred years prior, Claus Jansen Purarent of Bergen Township (now Jersey City) received a patent from Governor Phillip Carteret for 640 acres (260ha) of land north of Tappan. The official website for the City of Nyack New York. The southeasterly views allow plenty of sunshine and cool river breezes to fill your home. The racial makeup of the village was 92.54% White, 3.33% African American, 0.05% Native American, 2.31% Asian, 0.43% from other races, and 1.34% from two or more races. 2 Salisbury Pt Unit 6A, Orangetown, NY 10960 - Redfin Upper Nyack is also home to the Empire Hook and Ladder Company No. The ZBA sort of did an end run around them and went so far as to say that language in the code, which is very straightforward concerning the storage of materials on premises, did not have to be complied with, Tooher said. Village Hall will be closed on Tuesday, July 4th, 2023 for Independence Day. Language links are at the top of the page across from the title. It's been described as "being on vacation". But at that time, it was a wooden-boat building yard and there was a marina for the community, she said. It is located north of the village of Nyack, east of Valley Cottage, south of Rockland Lake State Park, and west of the Hudson River. The Official Website of Nyack, NY - Zoning Code - Nyack, New York The Zoning Ordinance divides the city based on zoning, land use and building regulations information. 4. User account | Upper Nyack There were 732 housing units at an average density of 552.7 per square mile (213.4/km2). Fearing higher taxes, those in what would have become the northern part of Nyack village formed their own municipal corporation first, named Upper Nyack. Evaluate the proposal (outdoor spray painting) relative to any current zoning or However, within a citys zoning system individual zones can be more restrictive and less restrictive, including different single family zones. The Board of TrusteesSpecial meeting will be held as a hybrid meeting on Thursday, June 8that 7:00 pm at the 328 N. Broadway, Upper Nyack, NY 10960(845) 358-0084 M-F 9-12 Fax (845) 358-0741Government Websites by CivicPlus , VILLAGE OF UPPER NYACK 2023-2024 ASSESSMENT ROLL, Household Hazardous Waste Drop Off Facility, Rules and Regulations for Garbage & Other Debris, Discrimination and Harassment Complaint Form, Freedom of Information Request Form (FOIL), Policy Against Discrimination and Harassment, A Flyer for Landscapers Explaining the Sound Law (English), A Flyer for Landscapers Explaining the Sound Law (Spanish/Espaol), A Local Law regulating Sound within the Village of Upper Nyack - Full Text, Exceptions to Sound Law for Utility, School, and Municipal Employees, "Haring Estate" by Artist Beverly Bozarth Colgan, Slideshow of Progress at River Hook - 2020, Slideshow of Progress at River Hook - December 2019, Save Money on Electricity During Peak Summer hours, Upper Nyacks Clean Energy Program: Keep Your Summer Electric Bills Down, Notice Regarding June Meeting of the Zoning Board of Appeals. eCode360 Library: The Best Online CodeExperience - General Code Petitioner, Claude Simon (Petitioner), owns approximately 2.25 acres of property in the Village of Upper Nyack (the Village), which he sought to subdivide into two separate lots. Upper Nyack Zoning Code; Visit River Hook "Haring Estate" by Artist Beverly Bozarth Colgan; Friends of River Hook, Inc. Look at all that has happened in 2021! Upper Nyack Zoning Code; Visit River Hook "Haring Estate" by Artist Beverly Bozarth Colgan; Friends of River Hook, Inc. Look at all that has happened in 2021! Petitioner, Claude Simon ("Petitioner"), owns approximately 2.25 acres of property in the Village of Upper Nyack (the "Village"), which he sought to subdivide into two separate lots. Documentation. Joe Carlin For Nyack Trustee x]oF=@{!Kjm%M }E)""I73C/enr]'_?[-4f3z|7o00_o=o7_me=pAF@coau~: yshb;jO^`,X\%eNl9 Upper Nyack: Neighbors sue shipyard, village over zoning and permit UPPER NYACK There areturbulent watersahead for the North River Shipyard as it faces a lawsuit from neighborsover alleged zoning and permit violations. Jansen sold 100 acres (40ha) to Dowe Harmensen Tallman, and the rest was inherited by his son Cornelius Clausen, who assumed the surname of Kuyper (Cooper). The first lot would contain the existing dwelling and other existing improvements.
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