North East board approves commercial zoning overhaul after four-year process

MILLERTON — North East Town Board members unanimously approved an overhaul of the town's commercial zoning code, bringing a more than four-year process to close.

The Town Board voted to pass Local Law no. 1 of 2026 at its regular meeting on Thursday, April 9, officially adopting a 181-page zoning code rewrite that allows for mixed use development along Route 44, updates definitions across the town's code and creates new permitted land-use tables for improved readability.

Town Supervisor Chris Kennan, board members and attorney Warren Replansky praised the work and the volunteers on the town's Zoning Review Committee for their commitment to the years-long process. Kennan called out to two members of the review committee that attended Thursday's meeting — Chair Edie Greenwood and Bill Kish — to thank them and their fellow volunteers for years of work on the zoning rewrite.

"On behalf of the board, we want to say thank you," Kennan said. "We hope that you are pleased to see something come to a stopping point."

Thursday's approval clears the way for further revisions to the zoning code expected to focus on residential land use. Kennan said that process may begin soon with the formation of a new Zoning Review Committee, but could not yet provide a clear timeline.

The approved commercial zoning overhaul modernizes regulations that have remained largely unchanged since their adoption in the '70s, aligning them with the town’s 2019 Comprehensive Plan and current economic and housing needs. The revisions place a strong emphasis on encouraging reinvestment in commercial districts, expanding housing options — including multifamily, mixed-use and affordable housing — and updating standards to reflect modern land uses and technologies.

Town officials have said the goal is to support local businesses, streamline approvals, and provide clearer, more predictable rules, while preserving neighborhood character and quality of life.

The code also includes language for a Zoning Enforcement Officer, intended to provide more power for the town in enforcing and regulating land use in the town.

A full version of the adopted zoning code will be available online at townofnortheastny.gov.

The new code put an emphasis on housing options in the town's commercial center, encouraging developers to construct apartments above commercial spaces by allowing larger building footprints and lot coverage.

Since January, board members have revised the draft to allow additional retail uses in the Boulevard West district, which includes parcels from the eastern border of the village along Route 44 to Kelsey Brook, a tributary of Webatuck Creek. The additional retail uses will allow sales of pre-fabricated sheds and playground equipment after a request from property owner Rob Cooper.

Among the more substantive revisions was the decision to impose an overall size cap on accessory dwelling units. The board voted to limit ADUs to a maximum of 1,200 square feet and specified that they must be accessible from an existing driveway on the property. Board members also discussed adding language to clarify how ownership through an LLC or trust would comply with the requirement that the property owner reside in the principal dwelling.

Other adopted changes to the code include breaking up long sentences in some definitions to improve clarity. Board members also opted to require new parking lots to construct at least 10% of spaces with electric vehicle-ready equipment for later installation of EV chargers, and to require marked pedestrian infrastructure and lighting in all parking lots.

One proposal — which would have allowed retail businesses and restaurants in the so-called Irondale District, a small commercial area encompassing seven parcels along Route 22 near Winchell Mountain Road and Irondale Road — was withdrawn at the board's March 20 meeting after sharp criticism from the town’s Zoning Review Committee, residents and the Village of Millerton’s Board of Trustees.

That decision continued to draw debate into the final public hearing Thursday night, with North East resident Rob Cooper submitting a written comment to the board expressing his support of expanded commercial uses in Irondale. Cooper's comment was the sole comment provided at the final public hearing — which the board rejected.

The draft zoning code drew controversy late last year after North East resident Tyler Graham launched a website, savemillerton.org, where he published accusations that the Town Board was attempting to push the zoning changes through without proper oversight or community involvement. Graham’s criticism marked the sharpest opposition to the proposal, contrasting with broader public comment that was largely supportive of the effort.

Zoning Review Committee Chair Edie Greenwood expressed pride in her committee members in a brief comment following the Thursday night meeting. Bill Kish said he was glad the process had come to an end.

"I'm looking forward to doing the next one, if I get on the committee," Kish said.

Additional reporting from Aly Morrissey