Poughkeepsie ZBA opens hearing on 6‑story proposal at 306–316 Main Street, then adjourns to Feb. 11

The City of Poughkeepsie Zoning Board of Appeals on Jan. 14 opened a public hearing on an application to build a six‑story mixed‑use building at 306–316 Main Street and then adjourned the application and public hearing to its Feb. 11 meeting.

The applicant, represented by Natalie Quinn of KARC Planning Consultants, is seeking an area variance to allow a six‑story building where the new zoning code currently references five stories (68 feet) as the standard. Quinn told the board the proposal combines two parcels into roughly a half‑acre site with about 120 residential units — primarily one‑bedroom units (75), about 40 studios and five two‑bedroom units — and just under 15,000 square feet of commercial space on the ground floor. Quinn said the project team previously received a partial approval in 2021 for a portion of the site and that a planning‑board determination is required before the ZBA can act on the variance.

Why it matters: The requested height variance would allow additional housing capacity downtown but raises questions about how the new zoning code defines height in feet versus stories and about whether the change would affect the historic character of the block along Main Street.

Project details presented to the ZBA included floor plans, rooftop and basement amenities (secure bike storage, gym and communal rooftop space), and updated architectural renderings submitted the same day to the planning board. Quinn said the proposed sixth floor is partially set back and that the building’s height under the new code is about 74 feet — roughly six feet above the five‑story/68‑foot reference in the recently adopted zoning code. Quinn also said there is an option in the new code for additional stories as a bonus if certain requirements (for example, green building practices or specified affordability bands) are met, but she noted the project’s currently proposed affordability bands are tied to Mid‑Hudson Momentum Fund funding through Empire State Development and do not match the city bonus bands exactly.

Board discussion focused on what information the ZBA should request now versus what is more appropriate for the planning board’s architectural review. Chair Sam Finnerman noted the applicant may choose to proceed under the older code or the new code depending on prior planning‑board filings; Quinn confirmed the project’s first submission to the planning board was in August and the planning board declared lead agency in September, which gives the applicant a potential option to proceed under the prior code.

Public comment: Emmett Woods, a property owner across the street at 313 Main Street, said he supports seeing developers invest in and “clean up Main Street,” and welcomed more housing. Jamar Cummings, who said he lives across the street, backed greater density for the city generally but questioned the need for a sixth floor at this location and expressed concern the predominantly studio and one‑bedroom unit mix would not serve larger families on the city’s north side. An additional commenter, who said he had experience in downtown redevelopment in Athens, Georgia, told the board the proposal is attractive and that adding downtown residential can have positive effects for a city.

Quinn said the applicant will provide additional information about the proposed affordability components and the connections to the Mid‑Hudson Momentum Fund and Empire State Development in a cover letter, and she asked the board to identify any specific areas the ZBA wants the applicant to address at the next hearing.

Outcome and next steps: The ZBA opened the public hearing and then adjourned the application and public hearing to the ZBA’s Feb. 11 meeting. Quinn said she expects to appear before the planning board as well; the project remains subject to planning‑board review and any future determinations about which version of the zoning code the applicant will proceed under.

Votes at a glance (recorded as voice votes; counts not specified in transcript): - Motion to approve minutes from the Nov. 12 meeting — approved. - Motion to open public hearing for 654 Main Street (area variance) — opened; later adjourned to Feb. 11. - Motion to open public hearing for 8 South Clinton Street — opened; later adjourned to April 8. - Motion to continue/open public hearing for 178 Mill Street — continued/opened; later adjourned to Feb. 11. - Motion to open public hearing for 306–316 Main Street (area variance for height) — opened; subsequently adjourned to Feb. 11. - Motion to adjourn the ZBA meeting to Feb. 11 — approved.

The ZBA packet notes the site previously received a partial approval in 2021 for part of the properties; the applicant said the project must receive a planning‑board determination before the ZBA may take final action on the height variance. The board will accept additional materials and public comment before the Feb. 11 hearing.