$607M Amazon Project in Orange
Returns Seeking Height Exemption
SLATE HILL, NY—The once-rejected plan of Scannell Properties to build a massive 3.2-million/sf Amazon distribution center re-emerged last week before the Town of Wawayanda Planning Board, when the developer, seeking a height exemption, said it can be granted under the Town Code.
The somewhat surprising move has initially paid off as the height exemption application for the estimated $607-million project will be debated at a requested-for Planning Board public hearing on Sept. 10.
On June 12, the Town of Wawayanda’s Zoning Board of Appeals voted unanimously (4-0) to reject a needed height variance for the Amazon project. While some observers believed the project was killed by the ZBA, neither Amazon or Scannell officially withdrew the project. Instead, Scannell officials told the Wawayanda Planning Board at its Aug. 13 hearing that Town Code 195-13 specifically allows for a project to be granted a height exemption if its fire-fighting capacity is sufficient and if its property buffers are greater than required.
Matt Boone, development manager of Indianapolis (IN)-based Scannell Properties, testified before the Planning Board that the project meets both exemption requirements and that its fire suppression system had recently been approved by the Department of State. In terms of setbacks, Mr. Boone noted that the project offers setbacks that range between 650% to 2,000% greater than the setback requirements by the town.
The Scannell project, also known as “Project Bluebird,” on June 11 received a favorable negative declaration by the Planning Board on its requested special use permit. However, the project failed to garner the necessary height variance (from 35 feet to approximately 66 feet) from the ZBA to allow it to proceed any further.
The Planning Board went into executive session to discuss Scannell’s request for a Sept. 10 public hearing in connection with its amended site plan in reference to the height exemption and a referral for the height matter to be reviewed by the Orange County Planning Department. It emerged from the session granting both requests.
The controversial project proposed by a partnership of Scannell Properties and Amazon Services, LLC, is considered to be among the largest-ever private investment projects in Orange County. The plan calls for the construction of a five-story Amazon robotic fulfillment and distribution center in Slate Hill. Each floor (two below grade and three above grade) would total approximately 600,000sf—totaling 3.2 million/sf. The project has received support from the Hudson Valley Building & Construction Trades Council and the Construction Contractor’s Association of the Hudson Valley.
By John Jordan
Published: August 20, 2025.