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Rhinebeck board approves porch repairs and well‑house restoration at 18 James Street with conditions
Summary
The planning board granted site-plan approval and a special-use permit for porch repairs and restoration of a historic well house at 18 James Street, subject to conditions and documentation, after the applicant agreed to preserve historically sensitive elements and provide updated drawings.
The Rhinebeck Planning Board voted Monday to approve site-plan and special-use permit applications for repairs and restoration at 18 James Street, including porch steps, railings and a well house, with conditions and documentation required before final sign-off.
Attorney and representative Sean Kemp spoke for the owner, Simon Sasseberg, and described proposed work intended to preserve the house’s historic character while improving safety and durability. "This is a continuation of public hearing from last month regarding some improvements to his home," Kemp said, presenting updated drawings dated Jan. 30, 2025.
Mr. Sasseberg asked to retain the existing well house structure while securing and repairing it, replacing modern lattice with historically sympathetic vertical boards, and replacing badly deteriorated porch posts and steps. He favored bluestone steps rather than exposed wood in the north-facing, moisture-prone entrance.
Board members and preservation-minded commenters recommended that work be reversible where possible and expressed support for restoring historic elements if documentation supports that approach. "Everything they're proposing here is reversible, which is also one of the first rules of approaching historic preservation," one board member said during deliberations.
Planning staff presented a draft approval resolution finding the proposal consistent with Town Code Chapter 125 and the board's standards; the approval was conditioned on three items listed in the resolution and a requirement that all materials submitted to the Building Department for permits match the plan the board approved. The board authorized the planning-board chair to sign the site plan once the conditions were satisfied.
The resolution cited the applicant’s submission (architectural package dated 11/25/2024 with architect’s checklist dated 01/30/2025) and stated that environmental review under SEQRA (State Environmental Quality Review) was not required for this unlisted action.
Next steps: The applicant must satisfy three conditions listed in the planning-board resolution and submit final materials to the Building Department; once those items are addressed, the chair will sign the approved site plan.
