[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6624583,"mediaKeyId","2765616-192068a67ccde3c0b571d4dc70eccfa6","parentId",2765616,"title","ZBA approves Rockledge adaptive‑reuse plan, allowing eight residential units with conditions","audioSeconds",341,"startMs",4842000,"endMs",5183000,"viewUrl","/Search/View?dp=1&key=2765616-192068a67ccde3c0b571d4dc70eccfa6&start=4842&end=5183","thumbnailUrl","https://assets.pipeline.soar.com/2765616-192068a67ccde3c0b571d4dc70eccfa6/thumbnail_4842000.jpg","articleUrl","/articles/6624583/Rhinebeck/Dutchess-County/New-York/ZBA-approves-Rockledge-adaptivereuse-plan-allowing-eight-residential-units-with-conditions","mediaUrl","https://secure.pipeline.soar.com/6624583-f7679f857ecd2fe1f3d51c76b48545ea/orig.mp4?Expires=1776647129&Signature=P4HWe8q7twZQzvHnrhe6HjxumC-UVJ0-cP7NV45cAMKlWnMsXdDKbYTmWnkFmGMW2a2ZkrJYQQPI1mC7x~940hcn7Z1-XR2SZfhR0JJZkUeLbjD9KqsQzpgKiccDXGRPDqnr250xsbW3nvfGCjV4F2OSoMgq95JxwfA1yjdbkguG7~RHgCdFdLPWPgQ0~VIRB0Rroa9gNq-KaUe-LAV07w-d49I6FitDqxVIrAe6GKkTqxGV-slp4rkXgIzFtJXUtzeNVWezkolPf4HOVTyqj8ETe1OVeq1~1oAmYAhz96Sp0WQSXD-o0R8BLmeDrI0HFgNIsXFr3cs9K~fN8xl39g__&Key-Pair-Id=KUT5TJCACFTXG","author","Dutchess County","date","2025-03-25T21:06:21.237Z","article","The Town of Rhinebeck Zoning Board of Appeals voted on March 19 to adopt a resolution granting an area variance for the adaptive‑reuse project at Rockledge, permitting a total of eight residential dwelling units across two historic structures under specified conditions.

The resolution allows the applicant, Hudson Valley Rhinebeck, LLC, to transfer two residential units from the smaller Stone Barn to the larger Manor House so that the Stone Barn will contain no more than two units and the Manor House no more than six. The board found that the benefit to the applicant outweighed any detriment to neighborhood character and imposed conditions intended to preserve the historic exteriors and ensure the town’s financial and procedural requirements are satisfied.

Key conditions recorded in the resolution include: (A) the Stone Barn shall have a maximum of two residential dwelling units at all times; (B) the Manor House shall have a maximum of six residential dwelling units at all times; (C) the variance is contingent on the applicant’s payment in full of all town fees and escrow deposits connected to the application and related review; (D) the plans must be constructed in conformity with the submitted application and remain subject to any changes or conditions required by the Town Planning Board; and (E) the grant will be nullified unless the proposed project is commenced within one year of the resolution.

Board members voted in favor of adopting the resolution on the record; the roll call recorded affirmative votes. A board member noted that two nearby neighbors had expressed support for the limited unit distribution, and staff confirmed the resolution was posted on the town website.

Why it matters: the decision resolves a contested unit‑allocation question for a historic adaptive reuse project and sets binding unit caps and procedural conditions meant to preserve exterior historic character and ensure fee compliance before the variance is deemed granted.","mediaType","Video","parentTitle","Town of Rhinebeck Zoning Board Meeting 03/19/2025","oneSentenceSummary","The Zoning Board adopted a resolution granting an area variance for the Rockledge adaptive‑reuse project to allow eight dwelling units, subject to unit caps in the Stone Barn and Manor House, payment of fees, and other conditions.","taxTitle","Rhinebeck, Dutchess County, New York","taxId",62384,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6624589,"Property owner seeks use variances to continue short‑term rental and camper use amid outstanding violation",1221,3607000,4828000,"/Search/View?dp=1&key=2765616-192068a67ccde3c0b571d4dc70eccfa6&start=3607&end=4828","https://assets.pipeline.soar.com/2765616-192068a67ccde3c0b571d4dc70eccfa6/thumbnail_3607000.jpg","/articles/6624589/Rhinebeck/Dutchess-County/New-York/Property-owner-seeks-use-variances-to-continue-shortterm-rental-and-camper-use-amid-outstanding-violation","https://secure.pipeline.soar.com/6624589-1c91f95bd29b2b80a71d1e39bfb83149/orig.mp4?Expires=1776647129&Signature=ntTSOmLbj7wZM4x8SbZDTW2eNIOiYL~radSIErPNV9lmxR1dphF8B366r1p2t8qlAUdZJ2lkPCVf0x1dSLGS-yeUFbauLZUQ9ziz5lD-XSJnKV3gq2t63oowTlN1lTvYyfTkvNUTxvUXuLwzkCZQ7LEksWErbsE5-Z~751iwd4RogNEzReGu7S5HMjgUq~H5jBhzrA3MkCgU5aZMfJVyMBHpg71QKoWRAq9yx6dr4ibYJxn7XdzvwLKmlGkeG5frdb51IwU2qCy4l0J5Z6cZGxvGojcb4eH3qgnuUe6GRV6x5e5GkG0JYFBuUW-kQa5sAeulyyu7UqLCy9DyWhVTqQ__&Key-Pair-Id=KUT5TJCACFTXG","An owner seeking to continue operating a short‑term rental and to use an on‑site camper presented before the Town of Rhinebeck Zoning Board of Appeals on March 19; the board continued the matter and requested additional documentation after staff said an outstanding zoning violation exists.

Nick (applicant) stated he runs a short‑term rental and asked for a use variance so he may continue operating it despite the town code provision that short‑term rentals be limited to a primary residence. “I’m asking for a variance so that, I can continue to run my Airbnb,” he said during the hearing. He also asked for relief to allow use of a camper on the property; town staff said the camper has been sited within a flood‑zone/wetland buffer and was the subject of a violation issued June 15, 2022.

Brian Tam, the town zoning administrator, told the board he issued a violation in 2022 for installing a camper slab inside the wetland buffer and flood zone and that the camper was required to be removed. He noted town records show no board‑of‑health record for the applicant’s claimed septic hookup and that, under the town code, an outstanding violation may render a zoning application incomplete. Board members and staff discussed whether the applicant’s request should proceed as an appeal or as a use variance; the applicant confirmed he is seeking a use variance.

The board continued the public hearing to April 16 to give the applicant time to submit a complete use‑variance application and supporting evidence. Staff reminded the applicant that a use variance requires proof on four factors: demonstration of inability to realize a reasonable return (usually documented with financial statements), uniqueness of the hardship to the property, that the requested use will not alter the essential character of the neighborhood, and that the hardship was not self‑created — and noted a use variance is a higher legal standard than an area variance. The board also scheduled a site visit prior to the continued hearing.

Why it matters: the application raises compliance questions (an outstanding 2022 violation and alleged unauthorized septic hookup) and the applicant is requesting a use variance, which carries a higher burden of proof than an area variance and requires specific financial and evidentiary support.","A Rhinebeck property owner asked the board for use variances to permit a short‑term rental and to use a camper on site; the town says an outstanding 2022 violation for a camper in the wetland/flood‑zone buffer must be addressed and the board continued the hearing and requested a formal use‑variance submission.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6624594,"Architect seeks variance for garage that would put historic Rhinebeck property over accessory‑structure limit",357,3101000,3458000,"/Search/View?dp=1&key=2765616-192068a67ccde3c0b571d4dc70eccfa6&start=3101&end=3458","https://assets.pipeline.soar.com/2765616-192068a67ccde3c0b571d4dc70eccfa6/thumbnail_3101000.jpg","/articles/6624594/Rhinebeck/Dutchess-County/New-York/Architect-seeks-variance-for-garage-that-would-put-historic-Rhinebeck-property-over-accessorystructure-limit","https://secure.pipeline.soar.com/6624594-2b4238dccb1be97123372b8575e68224/orig.mp4?Expires=1776647129&Signature=OKECys9Nyhy77-2xnuffPYrsRZ8LdGxP7lBXz1fxKuuWsJW2BZU17FSacQRgeFNS6k8PFuUkpLJNbo6ubUUmWWrX-EyVj4BoAgoqsYPO~Cb0ZeI1sPYKEzok7U2ItmwGKBoqICBeUFjOSbzkpJ18l9AdvFGgSjSiUhiABl5GXqnf31Al6J9AkLOsgFfYiBb6C92l2MSxI~e2HW~yCvfJktgNPDTX140oCQ4JyiKS~pDy~P66oKb1Oljd5PeYVvCw-2ZOLsuy0k7Z40ROJkz-abj0ByvQ96jqUVALOC7wCvPZhceom7EjZCVr8DE7vxYGKWDflkMUBJpTp~OEAD8jIg__&Key-Pair-Id=KUT5TJCACFTXG","The Zoning Board opened and closed a public hearing on March 19 for an accessory‑structure variance requested for a historic Rhinebeck property, and the board agreed to perform a site visit before drafting a resolution.

Warren Smith, an architect representing the property owners, summarized the request for relief from the town’s 1,500‑square‑foot aggregate accessory‑structure cap. Smith said the proposed freestanding two‑car garage has a footprint of about 708 square feet and that, when combined with existing accessory elements counted on the property (including an attached carriage‑house garage, equipment enclosure and a trellis), the total accessory area would exceed the 1,500‑square‑foot limit by several hundred square feet. Smith described locating the new garage at the end of the driveway and choosing materials and color to minimize visual impacts, saying the structure will be a dark gray intended to recede visually from the historic house.

No members of the public spoke in opposition, and no substantive objections were raised during the hearing. After taking public comment, the board closed the hearing and confirmed the next steps: a site visit to inspect the location and the property’s relationship to the historic main house, and preparation of a resolution. Board members noted the board has 62 days to issue a decision after the public hearing record closes; staff said the board typically finalizes a resolution at its next meeting.

Why it matters: the request affects the adaptive reuse and historic integrity of a property in town. The board emphasized it will review the proposal in context of the historic structures and the surrounding site prior to issuing any variance.","An architect representing owners of a historic Rhinebeck property asked for relief from the town’s 1,500‑square‑foot accessory‑structure limit to build a detached two‑car garage; the public hearing closed and the board scheduled a site visit and resolution timeline.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6624599,"T Corp LLC seeks variances for garden railroad and trestles on 55‑acre Rhinebeck estate",1567,1366000,2933000,"/Search/View?dp=1&key=2765616-192068a67ccde3c0b571d4dc70eccfa6&start=1366&end=2933","https://assets.pipeline.soar.com/2765616-192068a67ccde3c0b571d4dc70eccfa6/thumbnail_1366000.jpg","/articles/6624599/Rhinebeck/Dutchess-County/New-York/T-Corp-LLC-seeks-variances-for-garden-railroad-and-trestles-on-55acre-Rhinebeck-estate","https://secure.pipeline.soar.com/6624599-05235b8de190e9e19f259792a28f5cf7/orig.mp4?Expires=1776647129&Signature=V1z8kJhXqsqSeb8eMz~z4V2dez~Wzj9QnEKJ73DLAuzYORrasS8-gpIlLz1wPwp8HtXNXL3dTmoYpJ-WtsbUG93LGw228d3WxSOReSm8GFFRKs9r1SCnZojpqF9luXBiAeir43HQE3iiX-YSgiKvL2avNkEdah0T~U~xNYd9NWXT4mZ0C6u0RQ18hWaTdm0K-MZ9RLKoBNhLBkmJAzPwjlnVcJ8ED0BfJ4a07xYvTg3KU9kuKs5r~9obJoAIvgHMetvY7vk-qShbIJaBezjAbHVdqus8pCGMlDRppeoWOqta-S~ENBLGDestELlI6c0p7HhFcrM~wMnB95cKW2bHjw__&Key-Pair-Id=KUT5TJCACFTXG","T Corp LLC on March 19 presented plans to the Town of Rhinebeck Zoning Board of Appeals for a multi‑phase garden railroad and related site work on a 55.096‑acre estate on the west side of River Road and requested five area variances for structures associated with that plan.

Seth Stickel, representing T Corp LLC, and Mark Reminski, P.E., described a phased project including multiple loops of a 1:8 scale train, trestle spans, a roundhouse and car barn, a conservatory and a covered arrival platform. They told the board parts of the development are already under construction and that earlier approvals covered southern and central loops. “This parcel is 55.096 acres,” Stickel said while tracing the unusual flag‑lot configuration and describing ingress from Teahouse Lane and River Road.

The variances the applicant requested include two height variances for trestle/bridge spans (a maximum trestle height proposed at about 29.3 feet, requesting roughly a 9.3‑foot variance where 20 feet is the limit; and a signature bridge with towers and truss with a maximum height of about 51.6 feet, requesting roughly a 31.6‑foot variance). The application also seeks relief because the aggregate area of accessory structures on the parcel would total about 16,731 square feet — approximately 202 square feet over the 16,529 square feet calculated under the town’s accessory‑structure formula (300 sq. ft. per acre × 55 acres). Two additional variances would allow the covered platform and the glass conservatory for the garden‑scale train to be located in front of the principal dwelling rather than behind it; the principal dwelling sits about 2,918 feet back from River Road while the covered platform and conservatory locations were shown at roughly 1,078 feet and 965 feet from River Road, respectively.

The board discussed wetlands and permitting. The applicants said New York State Department of Environmental Conservation jurisdictional wetlands review has been submitted and that the DEC has up to 90 days to respond; a portion of the proposed trestle was designed to span an intermittent drainage to avoid direct wetland impacts. The applicant said they plan to crane in certain bridge spans to avoid ground disturbance in the drainage corridor and that historic aerials show the proposed conservatory/loop area was previously developed as the Carmelita Sisters site.

The board voted to accept the application and set the matter for a public hearing; the application was also referred to the planning board, which will consider site‑plan special permits and serve as the lead agency on environmental and wetland matters. Seth Stickel said the team hopes to begin foundation work for the signature bridge this year and complete the bulk of construction through 2026 with finishing work into 2027.

Why it matters: the proposal includes nonstandard accessory structures and tall trestles in a residential zoning district, wetlands and buffer impacts that require state and local jurisdictional determinations, and aggregate accessory area calculations that are slightly above the local allowance; each of those items is the subject of the variances the board must evaluate.","T Corp LLC presented plans for a large garden‑scale railroad and related structures on a 55.096‑acre Rhinebeck property and requested five area variances covering structure heights, aggregate accessory area and front‑of‑principal‑dwelling placements; the board accepted the application and set a public hearing.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6624604,"Applicants seek setback variances for new single‑family home on vacant Rhinebeck lot",715,119000,834000,"/Search/View?dp=1&key=2765616-192068a67ccde3c0b571d4dc70eccfa6&start=119&end=834","https://assets.pipeline.soar.com/2765616-192068a67ccde3c0b571d4dc70eccfa6/thumbnail_119000.jpg","/articles/6624604/Rhinebeck/Dutchess-County/New-York/Applicants-seek-setback-variances-for-new-singlefamily-home-on-vacant-Rhinebeck-lot","https://secure.pipeline.soar.com/6624604-f59cba46c165e625193367849a279dcc/orig.mp4?Expires=1776647129&Signature=W5yLsUE7qHcykcMB8GtAJxtybzFC8KwucL2qlwZlVwyQpMgdvcyk3Btj-muKwqcP-ru~Xsnz-Mv7VBtbDZcpVqrzmEhSR6D42KaWcbbSuS1WfLZdF1oZ7GiaemllWMVqo3txB4w0FQ23wTnh52xx3ruWtLH6xBxxTOqJrHM-p4LY2cozGYNa4b9bMfB~vKHjAuXY4dz0IFxb6wBzwBn0CUylZNvKhE~qUpPapEbOruRUP0v3pfUwytTohKEL3fFYZq~dkD4iHUesXnBCVGtsGVGNIPL~ptfeT9aGwpeTqgtnZKDk8XM~MfvxgPq8Y1r9mszeTpaNE9dd8YterJahWQ__&Key-Pair-Id=KUT5TJCACFTXG","The Town of Rhinebeck Zoning Board of Appeals on March 19 accepted an application from homeowners seeking approval to build a new single‑family residence on a vacant lot, subject to additional design materials and a public hearing.

Erin, the owner and applicant, and her husband, Eric, told the board they propose a 24‑foot‑wide house on a 66‑foot‑wide lot that previously held a single‑family residence demolished in 2020. Board members said they need more detailed visual renderings showing how the house will sit on the lot and asked that the footprint be staked for a site visit before the board takes a final vote. “Thanks for including us on the agenda today,” Erin said when presenting the packet of site plans and photos.

Board members noted zoning questions relevant to the application: the submission shows side‑yard setback requirements the board said are 50 feet on either side, and the applicants presented a proposed average 20‑foot front setback. The applicants also indicated the septic design submitted is sized for a three‑bedroom house; a board member identified an inconsistency between a form stating two bedrooms and the septic design showing three.

The board accepted the application subject to the requested renderings and additional materials, including up‑to‑date civil plans and photos of the lot, and scheduled a public hearing. The applicants were told staff (Gretchen) can supply guidance and examples for the renderings and that the board typically conducts a site visit, staked to show the proposed footprint, after the public hearing notification has gone out.

Next steps: the board voted to accept the application conditioned on completing the renderings and supplemental materials; the public hearing date discussed in the meeting was set to May 21. The applicants were advised to submit renderings at least a week before the hearing and to coordinate with staff for the site visit.

Why it matters: the board’s review will determine whether the proposed footprint and setbacks require variances; additional materials requested by staff and the board will inform whether the application meets zoning standards or requires formal relief.","The Zoning Board accepted an application for a new single‑family house on a vacant lot and set a public hearing after asking for additional renderings and clarifications about septic design and site grading.","actionData","errors"]

Article not found

ZBA approves Rockledge adaptive‑reuse plan, allowing eight residential units with conditions

Property owner seeks use variances to continue short‑term rental and camper use amid outstanding violation

Architect seeks variance for garage that would put historic Rhinebeck property over accessory‑structure limit

T Corp LLC seeks variances for garden railroad and trestles on 55‑acre Rhinebeck estate

Applicants seek setback variances for new single‑family home on vacant Rhinebeck lot