Planning board approves six‑story, 120‑unit mixed‑use project on Main Street with affordable housing condition

The Planning Board granted site plan approval for a six‑story mixed‑use project that would merge 306 and 316 Main Street into a single lot and build a six‑story structure with 120 residential units and 17,087 square feet of ground-floor commercial space. Approval included a condition that 12 units be income‑restricted under section 19‑6.71b of the zoning ordinance: six units priced between 60–80% of Dutchess County AMI and six units priced between 80–100% AMI.

Applicant representatives (Jay Blumenfeld and architect Jason Anderson) presented updated renderings and massing studies to show the street context and courtyard articulation. The applicant told the board that an agreement reached with the Zoning Board of Appeals tied affordability commitments to the height variance that enabled the six‑story massing, and the board included the affordability condition in its approval language.

Board members discussed design, massing and the project's compatibility with the street. One board member recorded a formal opposition at the vote and provided written reasons on the record: "I had struggled with the previous iteration of this project... I feel very strongly that really given the history of our community, kind of when you add that particular kind of density on Main Street... I still have issues with regards to the massing of the building. I still feel that it's a quite large structure for that particular area... those are my reasons, for, really opposing the project." The motion passed, and the board directed the applicant to address all city department comments and to record the affordability and other conditions in project documentation.

Ending — Next steps The applicant must satisfy all city department comments; the affordability commitment and other conditions will be included in the approval documents. The board or city staff will verify compliance before permits are issued.