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Neighbors press planning board over proposed Bluestone Court subdivision, board declares lead agency
Summary
Residents raised safety, parking and flooding concerns as SSLI Holdings sought subdividing 2.698 acres into 15 lots under the city's form-based code; the board declared itself lead agency for SEQRA review and tabled the application for further study and interagency review.
The City of Kingston Planning Board on March 17 heard hours of public comment on a proposed subdivision at 21 Bluestone Court that would create a 15-lot walkable-neighborhood plan on about 2.698 acres owned by SSLI Holdings LLC.
Residents said the plan, as revised to meet the city's form-based code, now allows small multiplex units in addition to duplexes and single-family homes and could sharply increase on-street parking and vehicle trips in a narrow neighborhood without sidewalks. Sandy Herna, who said she lives at 258 Lucas Avenue where her property abuts the site, told the board the revised layout places a public road about "9 feet off of my entire backyard," and asked that previously proposed landscaping along Bluestone Court be retained.
The project team said the subdivision is being processed under the form-based code's walkable-neighborhood standards, which require identification of at least two building types; that requirement led the applicant to label some lots for small multiplexes as well as duplexes and single-family homes. The developers said their objective remains creating individual buildable lots and that final building types and density could be further shaped by deed covenants, lot-by-lot sales or future developers.
Neighbors and Alderwoman Sarah Pasti urged more study of traffic and parking impacts. Amy Peterson, who said she lives three parcels away, told the board, "I have flooding in our backyard," and urged the planners to ensure stormwater mitigation is adequate if the site is redeveloped. Residents also asked about wetlands and recent New York State wetland guidance that requires additional jurisdictional determination in some urban projects.
Planning staff confirmed the board has received written comments from the city's Conservation Advisory Council and other parties. The board and applicant agreed to schedule follow-up meetings with the fire chief, city engineer and building department to review the revised one-way circulation plan, emergency access and stormwater design. The applicant said it will circulate a revised schematic addressing those concerns.
Because the Ulster County Department of Health considers the project a Type 1 action under local criteria, the board circulated required papers to involved agencies and on March 17 formally adopted a resolution designating the Planning Board as lead agency for State Environmental Quality Review (SEQRA). The board also voted to refer the matter to the Ulster County Planning Board and to table the application pending additional technical reviews and public comment.
The public hearing remains open; the board said written comments will continue to be accepted and the project will return after further engineering, stormwater and circulation analysis.
The board's next procedural step will include a county referral and coordination with city departments to verify fire and street-acceptance standards, stormwater controls and wetland jurisdictional questions.
