Planning board pauses Old Rhinebeck Aerodrome master plan hearing, requires traffic study and more environmental detail

The Town of Red Hook Planning Board on June 1 heard more than a dozen public commenters on a proposed master plan and Special Use Permit for the Old Rhinebeck Aerodrome Museum, then agreed to continue the public hearing to its June 15 meeting and to require additional information from the applicant.

Chair Sam Phelan told the public the board had received about 20 written comments and allowed commenters to read letters into the record. Neighbors and local groups raised concerns about the scale of proposed buildings, potential unauthorized uses, expansion of events, increased traffic, aviation safety and impacts to wetlands and habitat. Tomas Wise urged the board to deny the application or require additional studies, saying opponents are concerned about "the scale of the proposed buildings" and the possibility of expanded uses.

Amy Shein, spokesperson for the Sawkill Watershed Community, said the project's Environmental Assessment Form (EAF) was incomplete, did not fully acknowledge potential impacts to wetlands and wildlife, and appeared to lack field verification by a wetland scientist. In response, Chair Phelan and applicant representative Kelly Libolt said wetlands had been delineated and that the map showing a DEC jurisdictional determination is included in the master-plan materials.

An independent traffic review presented by licensed engineer Stephan Maffia concluded that the applicants provided insufficient data to determine likely traffic impacts and cited local zoning code §143-51 items (impairment of neighborhood value, inadequate accessways, parking overwhelm, and adverse effects on general welfare). Maffia said increases in building area and days of operation could raise traffic intensity; he recommended more granular trip-generation data beyond daily ticket sales. Board members noted the applicants had proposed one event per month in an extended calendar, no change to the existing air-show schedule and no nighttime special events.

The board directed applicants to supply a traffic study, a clearer statement about habitat protection and native species, more detailed descriptions of special events (including indoor/outdoor distinctions, anticipated attendance, activities, timing and definitions such as "antique plane"), and documentation addressing wetland buffer areas. Nancy Low-Hogan read a list of clarification questions that included whether miscellaneous events equate to special events, expected attendance, types of aircraft to be stored, and counts of permanent versus borrowed planes.

Ken Stenger noted the Aerodrome's non-conforming-use history and asked the board to consider Article 8 limits on expansion for non-conforming uses. Board consultant Ted Fink and planner Brandee Nelson recommended the applicants prepare a formal comment-response document and noted that a traffic study and site-plan information could inform later approvals.

Chair Phelan closed oral testimony for the night by proposing a continuation; Jennifer Gray, counsel to the board, confirmed the hearing will be continued on June 15, 2026. The board's requests for additional studies and clarifications will be recorded as part of the master-plan review.