North East Board will weigh ‘Country Inn’ zoning change

MILLERTON — The North East Town Board agreed to consider a petition for a change to Agricultural District zoning that would accommodate the construction of a new country inn on Tuesday, April 15.

Existing zoning regulations in such a district allow for “repurposing an existing structure” for overnight accommodations.

John and Kristen King,owners of a 36 acre parcel located at Route 44/22 and Smithfield Road, want to build a winery that also would feature 24 rooms for overnight guests, with some number of the rooms as separate from a main building.

“Weddings and other events would take place,” the King’s indicated in a letter from their attorney. “A modestly sized restaurant is being considered which will offer farm fresh food.”

Workforce housing would be available on the property.

John King addressed the Board, noting that the plan calls for a couple of staff houses, and that their proposal would bring jobs to the community.

In agreeing to accept the King’s petition, the Town Board acknowledged that zoning amendments can be lengthy engagements.

“I do see a benefit to the community,” Supervisor Christopher Kennan said before the Board voted in favor of accepting the King’s requests.

King told the Board that it was not feasible to operate a winery without the auxiliary income that would be possible from a country inn facility. He said the project would have phases — building the winery, followed by planting the vineyard and constructing the guest house and individual villas.

The King’s petition for a change to so-called A5A Agricultural District zoning would apply to all such districts in the Town.

“Allowing overnight accommodations, weddings and other events as proposed will help farmers sustain their agricultural and ‘protect valuable farmland’,”
Joshua Mackey, attorney for the Kings, wrote in a supporting letter to the Board.

Extensive

Zoning Review

The King’s petition landed as the Town has been undertaking a years-long review of its zoning with a current focus on the commercial districts.

Public comment at the meeting raised concern about resource constraints associated with a zoning amendment processs that would coincide with the massive project to review zoning in the commercial district. Other comment noted that agriculture has changed since the current regulations were adopted, and recognized change that needs to be made to increase affordable housing in the Town.

The bulk of the Board’s meeting was a working session with Nan Stolzenburg, a professional planner, who reviewed amendments fromthe Zoning Review Committee.

“We’ve been working on this for four years,” Kennan said at the beginning of the meeting, as he thanked everyone involved.A goal of the work aims to permit housing in commercial areas and the discussion led by Stolzenburg focused on defining how that would be done.

Definition of terms, such as accessory dwelling units, and other guidance on language in the Town’s code, was viewed as key to successful amendingof the code. The Board aired discussion on a variety of topics, such as short-term rentals, manufactured homes, conservation subdivisions, and Stolzenburg’s consistent comment was “don’t create vagueness, be specific.”

“Make it clear what your expectations are,” she said.