[{"_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",6540133,"mediaKeyId","3449796-8a87c42d5c3c8e53dd835debc84606d6","parentId",3449796,"title","Planning board to prepare formal comments on proposed workforce‑housing zoning amendment after lengthy debate","audioSeconds",1508,"startMs",5592000,"endMs",7100000,"viewUrl","/Search/View?dp=1&key=3449796-8a87c42d5c3c8e53dd835debc84606d6&start=5592&end=7100","thumbnailUrl","https://assets.pipeline.soar.com/3449796-8a87c42d5c3c8e53dd835debc84606d6/thumbnail_5592000.jpg","articleUrl","/articles/6540133/Rhinebeck/Dutchess-County/New-York/Planning-board-to-prepare-formal-comments-on-proposed-workforcehousing-zoning-amendment-after-lengthy-debate","mediaUrl","https://secure.pipeline.soar.com/6540133-76fda94e937b5023008664841ecef4bf/orig.mp4?Expires=1776231508&Signature=YVHS880v78whMhTLwuuv4vTcDVqhHYP5jFITFRDtGMTGB8eaJIz4rChnVG3ugux21YSqTN0dS5Ophsa1E0Qif1AQYk7aYJc7KfknpGJ3gaT8fs59K1WdXR9eQYWEro2ydKHw5HlzqOPq~jHD46hcIlBkkecPVXIRl~6loJPwWQ04uhftidqjJQIyl3tcU1x9FnMt-qlaDtsq6WWeX0kmxJ3SRthsbUUiPRasiqqXoOS48EtZB~rO-X8DOGwoIil7Y8D~lT92gkU13oVpLzLdWfEeoAK93G8lk70zVlgBFl6yJQ1WLGqzT9rCeYqbL1rCF2uK9Dbo0HYisPS0kiDC9g__&Key-Pair-Id=KUT5TJCACFTXG","author","Dutchess County","date","2025-05-19T00:00:00Z","article","The Rhinebeck Planning Board debated a town‑board referral to rezone a Village Gateway (BG) site for workforce housing and to modify the town’s workforce‑housing regulations. Board members expressed concern that the changes could short‑circuit planning board design review and set aside portions of the town’s design standards and site plan criteria.

Board members noted several substantive issues they want communicated to the town board: the proposal would change parking requirements (the draft would encode two parking spaces per dwelling unit where the board previously recommended 1.5 spaces), could remove or relax portions of the town’s design standards and appendices, and would limit the planning board’s ability to require changes to the concept plan during site plan review. Members worried this could reduce the board’s ability to address visual compatibility, walkability, sidewalks and connectivity promised by the workforce housing rules.

Several members also raised environmental concerns: cumulative impacts of multiple discharges to local tributaries and the Rhinebeck Kill, the proximity of development to wetland buffers (including lighting, runoff and habitat impacts), and the potential need for outside consultant review to study cumulative water quality and wetland implications. Members suggested the Conservation Advisory Board (CAB) or an independent consultant be asked to evaluate cumulative environmental impacts.

Planning staff and counsel reiterated that the town board has the ultimate zoning authority and may adopt amendments; the planning board’s role is to review and provide technical comments. The board voted to have staff (Jim) prepare a referral response reflecting the board’s concerns and offering to meet with the town board to discuss the issues.

The motion instructed planning staff to prepare a response that re‑states the planning board’s earlier referral comments, highlights technical clarifications, and offers ongoing collaboration so the town board can consider the planning board’s technical advice during its rezoning work.","mediaType","Video","parentTitle","Town of Rhinebeck Planning Board Meeting 05/19/2025","oneSentenceSummary","After a detailed discussion about process and authority, the Rhinebeck Planning Board directed staff to draft a referral letter with the board’s comments about a proposed workforce‑housing rezoning and changes to related design standards; the board emphasized concerns about design review, parking standards and cumulative environmental impacts.","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},6540138,"Wildflower School application continued; planning board authorizes reply to neighbor’s concerns",355,2265000,2620000,"/Search/View?dp=1&key=3449796-8a87c42d5c3c8e53dd835debc84606d6&start=2265&end=2620","https://assets.pipeline.soar.com/3449796-8a87c42d5c3c8e53dd835debc84606d6/thumbnail_2265000.jpg","/articles/6540138/Rhinebeck/Dutchess-County/New-York/Wildflower-School-application-continued-planning-board-authorizes-reply-to-neighbors-concerns","https://secure.pipeline.soar.com/6540138-dc39731ba812d9ddd126ebe0ed9f5997/orig.mp4?Expires=1776231508&Signature=H2AZYEtesEnX~UkBb9q7hek0FQ0CcgMepyeGQ~Q4F3sEyidHuDp8XJnM4fOxj1jCcuyFW-3nxZHlGXGlkBUTg9HsW5md1Gabw7fOG9riXoJHO9Kjw2zEKZDcP5IgyvsVA0LrHlO36vulUCxGCrTdexyhWvCuHpu6A2ryd4OImmNyiqf~M0SQQL4jC1uLR~eGSn069JAg2LICHzVLdjHbAJz0djPT3nHk7ZwO9YmU5TA3xIOnU22lQAif1g2~9ZOFSecLnst5t88FWPCiWO2kMcyCnCZAnuvAZYhwe77Hm2loDDbRj-n9ePUxZt2u16WGIByih~L7us0N15fWbEt8IQ__&Key-Pair-Id=KUT5TJCACFTXG","The Rhinebeck Planning Board continued the Wildflower School (Route 9) site‑plan and special‑use application for one month to allow the applicant to address outstanding DOT comments and other technical items. Planning staff said the applicant is awaiting final DOT feedback and that neighbors had submitted detailed written concerns earlier in the day.

Board members noted many neighbor concerns relate to private easement and access issues that fall outside the planning board’s jurisdiction. Planning staff and counsel suggested sending a short, explanatory letter clarifying the planning board’s role and the scope of its review; the board asked that the letter acknowledge the neighbor’s written comments while explaining what the planning board can and cannot address and encouraging the neighbor to seek counsel for private easement disputes.

The board voted to authorize Grant Lyons to draft the letter to Christina Luke responding to the correspondence received that day. Planning staff will circulate the draft to the board prior to sending it. The Wildflower School application remains continued while DOT comments and other technical items are resolved.","At the applicant’s request the Wildflower School daycare application on Route 9 was continued for one month while the Planning Board authorized a draft letter responding to a neighbor’s detailed concerns about easement and access.",{"_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},6540143,"Stadsburg Holdings site plan discussion focuses on wetlands, easements and potential trail reservation",135,205000,340000,"/Search/View?dp=1&key=3449796-8a87c42d5c3c8e53dd835debc84606d6&start=205&end=340","https://assets.pipeline.soar.com/3449796-8a87c42d5c3c8e53dd835debc84606d6/thumbnail_205000.jpg","/articles/6540143/Rhinebeck/Dutchess-County/New-York/Stadsburg-Holdings-site-plan-discussion-focuses-on-wetlands-easements-and-potential-trail-reservation","https://secure.pipeline.soar.com/6540143-b9eef0b07fec6c2ffa210e083d07a31e/orig.mp4?Expires=1776231508&Signature=VUncNKVzG8SNrG2UCIkeuTbvUUSfGDJDB4g7jY9rrHzyFicyskJSBdGOrSvEOVsypQDi3evyooUhy68NFOnKdnAYq1SUhsd8rjjMIIN0Xsk3wd4rtmCZw3o8g4SE-aB1Tk~bWlaHwBLOX8KzyPKvAd-ExpkP7amq~Qu3mHVX3sA38s3fMoLNHAjcp5~qQIeSXokL1jgfjQuFArVuC0iEJeeMGLanIJc7DymJoBpEU2eY7s93pYo0D7BU6LctfI5BLbrmKB6bM33X0hkOCg7MlQmQ4ah82HZgxNhC1Jo7IRfILHfo3yn~bLCrf0DN5EgfOsuQ4eAok8zMAynAvO-v7A__&Key-Pair-Id=KUT5TJCACFTXG","The Rhinebeck Planning Board discussed changes to the Stadsburg Holdings LLC (Group 9G) site plan and special‑use application for property associated with Floyd Shelton, including an updated landscaping plan, adjustments to avoid development within wetland boundaries and outstanding easement approvals.

The applicant reported that wetlands on the site were delineated and the plan was adjusted so there is no development within the wetland boundary or its 100‑foot setback. The project team said the Department of Environmental Conservation (DEC) visited the site and has been emailed; DEC staff verbally agreed with the delineation but declined to provide a written jurisdictional determination. The applicant asked the board whether the planning board wants them to pursue a certified jurisdictional determination given DEC’s site visit and email agreement.

The applicant said Central Hudson must sign off on work near its easement; the applicant has been in contact with Central Hudson but has not yet received written approval. The project also will trigger stormwater review because the proposed disturbance exceeds one acre, and the applicant is pursuing the required stormwater and DOT road‑cut permits for use of a previously existing road cut.

Board members and staff raised the site’s inclusion in the Land Conservation Trails (LCT) zoning district, which protects the former Hucklebush rail corridor for potential future multiuse trail use. Staff recommended reserving the side‑yard area (about 30–35 feet) to preserve the corridor for future trail or conservation uses and noting that reservation on plans so the acreage isn’t penalized when calculating density.

Board members suggested adding fencing or boulders as low‑impact barriers where appropriate, and asked the applicant to update the site plan to show the chosen landscaping alternative (the applicant had submitted two options, one with a small gathering area).

The board did not take a final vote; members asked the applicant to pursue outstanding agency letters (Central Hudson, DEC jurisdictional determination if the board wants it) and to return with clarified landscaping and documentation.","The planning board reviewed revisions to the Stadsburg Holdings site plan (group 9G) and received updates on wetlands delineation, Central Hudson easement coordination, DOT road‑cut permitting and reservation of land for a future rail‑trail corridor.",{"_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},6540148,"Planning board declares lead agency, schedules public hearing for Rhinebeck Villas hotel/motel project",2433,2787000,5220000,"/Search/View?dp=1&key=3449796-8a87c42d5c3c8e53dd835debc84606d6&start=2787&end=5220","https://assets.pipeline.soar.com/3449796-8a87c42d5c3c8e53dd835debc84606d6/thumbnail_2787000.jpg","/articles/6540148/Rhinebeck/Dutchess-County/New-York/Planning-board-declares-lead-agency-schedules-public-hearing-for-Rhinebeck-Villas-hotelmotel-project","https://secure.pipeline.soar.com/6540148-45e5d9bc9d2982b3c4287a0bbc149b53/orig.mp4?Expires=1776231508&Signature=irH7QaJipAXuzKiwVUX~0UF8-55VMPcfmE0dU9XLL3dcrv-bqCucJTx8bdlKZe6ltaU9kKWSnwzN46OMrgzCmB1CPDYttq~oWav5RejNAVq8qOKfWNVYtwNvRRHd3tgPKtF7tFUU70Svnp0PDOXVMw5iepREqIhBnrqVES8sjo7pq7eRbMZD4Uze79Q-y5cYxPyoGjtWNGZv~2M~VmEBYPXjrbyORk2kY4OTKXeg59SALnqvDNE-qyGNqj27b~g7UqAp7HIQQYt~eIfyAK2yLOOR4-UEvYPNMVobe~IYUmIVqPetOGzsmu1mGpgqgAFcxxyLYhKV7rF2ohiKoyzjEQ__&Key-Pair-Id=KUT5TJCACFTXG","The Rhinebeck Planning Board on May 19 declared itself lead agency for SEQR review and moved to schedule a public hearing for the Rhinebeck Villas (Ryan Meadows LLC) site plan, setting a submission deadline of June 23 for a July 7 public hearing. The applicant team — represented by agent Sean Kemp and owners including Andrew Paulus and Rob DuPont — described changes to the latest site plan and requested guidance on the exterior renderings and program details.

Board members requested more detail before the hearing on several technical and operational items: wastewater design and the point of discharge (the applicant’s engineer identified an unnamed tributary of the Rhinebeck Kill), emergency access and fire‑department review, photometric plans and dark‑sky‑compliant lighting, full signage and wayfinding plans, sidewalk coordination with adjacent properties, and a clearer narrative describing the intended use of a proposed accessory meeting/breakfast space (whether it will be limited to guests or used as an event venue). The board asked for an exterior materials schedule and suggested earth‑tone finishes to reduce visual impact from Route 9.

The applicant described their building configuration as hotel/motel hybrid buildings with covered exterior circulation and a sheltered elevator and entrance lobbies. The applicant said they are not currently pursuing a zoning variance to enclose second‑floor corridors; they defended the design as driven by square‑footage limits and interior layout needs.

On wastewater, the applicant said updated flows will be submitted; the applicant’s engineer told the board the discharge would be to an unnamed tributary of the Rhinebeck Kill and that the initial submittal did not include flows for the accessory breakfast/meeting area. Board members emphasized that septic and discharge sizing must reflect the final program, including any meeting or event uses and the breakfast accessory area.

The board and applicant agreed to coordinate a single site visit when the board has a full application and asked the applicant to stake building footprints in the field for easier review. The board also urged the applicant to work with the fire department and DOT early on access and sight‑line issues and to provide a complete sign package that includes directional and interior signage for circulation and deliveries.

Procedurally, planning staff circulated an intent to declare lead agency; the board received limited initial comments from Dutchess County Public Health and moved to formalize lead‑agency status so the SEQR review can proceed. The applicant and board agreed on a target submission schedule: materials due June 23 for a July 7 public hearing date. The board asked the applicant to submit a detailed narrative clarifying whether the accessory meeting space will be limited to hotel guests (customary accessory use) or operate as a broader event facility, and to include material samples, renderings and a complete photometric/lighting plan for the public hearing package.","The board agreed to act as lead agency under SEQR and to schedule a public hearing for the Rhinebeck Villas (Ryan Meadows LLC) hotel/motel project, while members pressed the applicant for more detail on wastewater discharge, building design and uses of on‑site meeting space.",{"_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},6540153,"Rhinebeck planning board approves remediation plan, lifts violation for 23 Boyce Road solar work",557,1468000,2025000,"/Search/View?dp=1&key=3449796-8a87c42d5c3c8e53dd835debc84606d6&start=1468&end=2025","https://assets.pipeline.soar.com/3449796-8a87c42d5c3c8e53dd835debc84606d6/thumbnail_1468000.jpg","/articles/6540153/Rhinebeck/Dutchess-County/New-York/Rhinebeck-planning-board-approves-remediation-plan-lifts-violation-for-23-Boyce-Road-solar-work","https://secure.pipeline.soar.com/6540153-55183cd66e80025c5d576eeaac449dc2/orig.mp4?Expires=1776231508&Signature=ogGYC~BXX13zCCT0WVta2MhuBIbDXFhVfBCkyjHt9s-BqFHrGYFzn9G~r0ZG6fLQ4yuDbM3NrLs46mKw308CfUVZopShKDnW7ybxBgxj3r5YRSudWqDSQ1j35Yhf5ooJgFr1I72nINU16Iz2zYsYZju04B00K2aHgMQJEIszejU3NuGNmBmeOQVhzApABPpcW~hQ-qPGTZB~nvLOVV6Y2OVAFSgNYArfc0sDsMb9LDIq-phwB1sq74AdV2tUIWDS7UE7jkQvQhyj9LQf3ZiWuGgx96U~6gt1Jodbu3081wDDxEeJOsVQqBZusqzjGOgJALr8MjT5PLJHIsaCndsSUw__&Key-Pair-Id=KUT5TJCACFTXG","The Rhinebeck Planning Board on May 19 approved a resolution finding no significant environmental impact and authorized site plan, wetland and special-use permits for work at 23 Boyce Road, concluding a months‑long review of unauthorized clearing related to a rooftop solar installation.

The board conditioned its approval on the applicant implementing recommendations in the Hudsonia report dated Nov. 15, 2024; paying outstanding consultant fees and escrow; and maintaining the required plantings over the life of the property. Planning staff said the zoning enforcement officer would inspect the plantings after installation and again in one year to confirm survival and replacement of any dead material.

The board heard that the property received a notice of violation after vegetation and trees were removed from a wetland buffer in late 2023 during installation of solar equipment. Planning staff said Hudsonia recommended increasing the number and placement of shrubs and species selection to withstand deer browse; the applicant revised plans to double the originally proposed shrub count to a total of 48 to remediate the removal.

Planning staff said that once Hudsonia’s recommendations are implemented and consultant fees are paid, Zoning Enforcement Officer Brian Tam would consider the violation satisfied and would lift the stop‑work order so the applicant may continue the solar installation and remediation.

Board member Jim read the short Environmental Assessment Form (EAF) parts 1–3 aloud and the board issued a negative declaration under SEQR, finding no significant environmental impact that would require a full environmental impact statement.

The board then moved to adopt the approval resolution. The roll call recorded affirmative votes from board members who answered: Edwin (aye), Ron (aye), Sharon (aye) and Reese (aye); the motion carried and the board secretary was authorized to provide the approval resolution and next‑step instructions to the applicant.

The approval attaches the EAF, requires adherence to the Hudsonia planting plan, grants the wetland permit conditioned upon site plan approval, and authorizes the planning board chair to sign the plans once conditions are met.

The resolution notes that all materials submitted for building permits must match the planning board–approved documents, or building permits may be rejected.

The board emphasized that the planting requirement is a covenant running with the land and must be maintained by future property owners.","The Rhinebeck Planning Board voted to issue a negative declaration under SEQR and approve site plan, wetland and special-use permits for Alexander Wright’s 23 Boyce Road property after the applicant agreed to implement Hudsonia’s remediation recommendations and pay outstanding consultant fees.","actionData","errors"]

Article not found

Planning board to prepare formal comments on proposed workforce‑housing zoning amendment after lengthy debate

Wildflower School application continued; planning board authorizes reply to neighbor’s concerns

Stadsburg Holdings site plan discussion focuses on wetlands, easements and potential trail reservation

Planning board declares lead agency, schedules public hearing for Rhinebeck Villas hotel/motel project

Rhinebeck planning board approves remediation plan, lifts violation for 23 Boyce Road solar work