Poughkeepsie ZBA grants variance for 6‑story building at 306–316 Main Street with 12 affordable units

The Poughkeepsie Zoning Board of Appeals voted to grant a variance permitting a six‑story building at 306 and 316 Main Street, conditioning the approval on the provision of 12 affordable units defined by the board.

The variance was approved after discussion of whether the project should be reviewed under the city’s new zoning code or the prior code. The board’s resolution requires that 12 dwelling units — 10 percent of the project’s 120 units — be offered as affordable housing, with six units priced at no more than 60–80 percent of Dutchess County area median income (AMI) and six units priced at no more than 80–100 percent of Dutchess County AMI.

The board had debated whether the applicant could instead proceed under the new code, which allows bonus height without a variance if the affordable housing mix defined in the new code is met. The applicant’s representative said the project’s financing relies on adding the sixth floor to reach a per‑unit cost that makes construction viable. The board’s discussion cited financial justification submitted by the applicant and concerns that granting a variance could set a precedent for future applications.

Jay Blumenfeld, representing 316 Main Street LLC, told the board the site carries large fixed costs — site work, utilities and podium structure — that make per‑unit economics more favorable only if the sixth story is added. "When you go to six stories and you add those 24 units, it obviously changes the per‑unit cost by a substantial amount," Blumenfeld said, describing why the company needs the extra floor to reach financing thresholds.

Board members questioned whether the applicant’s affordability commitment matched the new code’s detailed split. The applicant initially described offering all 12 affordable units at 80 percent AMI; after further discussion the applicant agreed to the split required by the new code standard and the board incorporated that split into the variance condition.

The board’s written resolution, read into the record, describes the application as a request for a variance of section 19‑3.37 (Table 3.37‑2) of the zoning ordinance to permit a sixth story in the Poughkeepsie Innovation District historic core where five stories are otherwise permitted. The resolution notes the planning board declared itself lead agency and issued a negative declaration under SEQRA on Jan. 28, 2025.

The board also directed staff to finalize a written resolution that will include the correct plan dates and the affordable‑housing condition. The applicant said it will pursue the remaining planning‑board approvals quickly in hopes of starting construction before winter.

The motion to grant the variance passed on a roll call; the board recorded a majority vote in favor and one dissent. The applicant was advised to notify city staff in advance of construction start dates.

The approval does not by itself clear remaining planning and permitting steps: the applicant and the project still must obtain the planning board’s site plan approvals and satisfy other agency reviews before construction begins.