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Neighbors oppose, board approves variance for proposed motel conversion at 169 Route 214 in Phoenicia
Summary
The Shandaken ZBA heard objections from neighbors about converting an existing multifamily property at 169 Route 214 into a motel/lodge; the applicant said the plan is to continue short-term rentals for groups of roughly 15–20 people, and the board later approved the setback variances by roll call.
The Town of Shandaken Zoning Board of Appeals heard extended public comment on a proposed reclassification of 169 Route 214 in Phoenicia before approving related setback variances at its July 15 meeting.
Pat McGahn, who said he resides at 6173 New York 28 and represents the owner, described the property's recent history: ownership since 2022, renovations in 2023 and operation as short-term rentals since 2024. "So it still is gonna be gauged around 15, maybe up to 20 people on site at once," McGahn said, adding that there are no plans to host large events or weddings. That assurance did not satisfy some neighbors.
Mount Tremper resident Maureen Millar urged the board to deny the variances, calling the proposal "an inappropriate use of a special permit" and arguing that converting the building toward a hotel-like use would alter the neighborhood and could amount to spot zoning. The board read a new written objection into the record that warned the change would remove the option of full-time housing and alter neighborhood character.
After closing the hearing and taking the matter up during the regular meeting, the board voted to approve the requested setback variances for 169 Route 214 on a roll-call vote recorded in the meeting transcript. Members recorded on the roll call included Gary Guilometti, Allen Bello, Ruby Hubert, Frank Cuevas and Jeremy Bernstein; the vote recorded five 'yes' votes.
