North East’s commercial rezoning puts focus on housing

The North East Town Hall building, where town officials will hold a public hearing on Thursday, Jan. 8, at 7 p.m., on proposed zoning code amendments
By Nathan Miller

The North East Town Hall building, where town officials will hold a public hearing on Thursday, Jan. 8, at 7 p.m., on proposed zoning code amendments
MILLERTON — The zoning code changes that will be the focus of a public hearing on Thursday, Jan. 8, represent a major overhaul of the code since it was adopted in the 1970s, placing a strong focus on promoting housing options in the town’s commercial district.
The hearing is scheduled for Jan.8 at 7 p.m. at Town Hall and the draft of the amendments can be found online at townofnortheastny.gov/zoning-review-committee/ or in person at Town Hall or at the NorthEast-Millerton Library.
Zoning regulations, which date to the early 20th century, govern how residents and businesses can use their homes and buildings, and their land. Town officials say their goal in modernizing the code aims to support local business and create new housing options.
While there have been some updates over the years to address specific issues, the changes before the public this time are an ambitious attempt to align with the town’s Comprehensive Plan, which was adopted six years ago.
In this first go-round, the focus is on the town’s commercial districts, such as the so-called Boulevard District that runs along Route 44 to the Connecticut border. Residential and land conservation districts have been included to varying degrees in this proposed update, but largely are to be considered in a second phase of zoning review that soon will be initiated.
A housing focus
The 2019 Comprehensive Plan sought “to promote a variety of housing alternatives” and update zoning laws to allow for higher density development in the Town and Village, noting that fewer than one in five housing types were multi-family dwellings and most of them offered fewer than four units.
The predominant single-family housing stock in the Town and Village dated to the mid-twentieth century; 37% of the housing in the Town and 80% of the housing in the Village was built before 1950.“
This is a sea change but it depends on getting sewers in the Boulevard District,” said Edith Greenwood, who headed the six-member volunteer Zoning Review Committee that worked on all the amendments over years. The committee engaged professional consultants with a goal to make the town’s code more accessible, and streamline approval processes, as well as update language and definitions.
The zoning overhaul, however, addresses more than just housing. The revised code is laid out in extensive detail, and its comprehensive approach requires many pages of documentation — 181 pages to be exact. However, many provisions, regulations and procedures remain unchanged even though they are included in the complete document up for review at the Jan. 8 hearing. Here are some of the changes proposed in the new code:
Multifamily dwellings
Existing code doesn’t contain a section about multifamily dwellings, but the amended code applies standards.
“Multifamily dwellings may be located on upper floors of commercial buildings and/or within standalone buildings,” the amendment provides. “No less than three (3) and no more than twelve (12) individual dwelling units shall be contained in a single building,” according to the draft regulation. Floor areas are defined to conform to New York State codes.
Rental apartments above commercial space
This so-called mixed-use development allows for rental apartments above commercial spaces.
“The intent is to permit mixed use development under carefully regulated conditions to facilitate reinvestment in and the renovation of existing commercial buildings, as well as encourage the development of new mixed-use facilities, resulting in positive economic impacts to those properties and the town at large, while imposing minimal burden on town services and municipal infrastructure,” the draft proposal states.
Adding Affordable Housing standards
The current code is amended to include general standards for affordable housing units, including specifics related to the cost and ownership of such units, among others. Such housing provides homes priced below market rate allowing for housing opportunities to low- to moderate-income families with eligibility based on income.
Proposed affordable housing regulations in North East will limit the cost of affordable rental housing to 30% of 60% of the area median income for Dutchess County. The regulations will limit the cost of so-called “ownership” units to 30% of 80% of the county’s area median income.
Affordable housing regulations provide a benefit to developers, allowing additional commercial space on second and third stories in exchange for placing affordable housing units in the remaining floor area above a commercial space. Commercial buildings are allowed to host additional commercial uses on second and third floors as long as it does not exceed 50% of the floor area of those stories. All remaining floor space must be dedicated to affordable housing.
Accessory Apartment section becomes Accessory Dwelling Unit (ADU)
A section of the current code refers to ‘Accessory Apartments’ but that category is amended to regulate ‘Accessory Dwelling Units,’ which is the current terminology. “An ADU shall be clearly incidental and subordinate to the principal one-family dwelling use and shall not change the one-family residential character of the neighborhood,” the amended code reads.
'Everything but the kitchen sink'
The amended zoning regulations also seek to regulate a wide variety of businesses and activities.
Mobile food vendors will need permits to operate. Electric vehicle charging stations, which didn’t exist in the 1970s, will come under the regulations, including charging stations at residences. Outdoor vehicle storage will have requirements spelled out as well as outdoor dining at restaurants.
EV charging stations are allowed at all residences, but regulations require a zoning permit. Residential chargers are allowed inside garages, on an exterior wall or as a freestanding structure adjacent to a driveway. Chargers are also permitted in parking lots for commercial buildings, subject to site plan approval by the North East Planning Board. Parking regulations get extensive coverage in the amended regulations.
They also include amended regulations for roadside farm stands, cell towers and self-storage warehousing, among many others.
The amended regulations call for the creation of a zoning enforcement officer to receive, review applications for a zoning permit, sign permit and certificate of use, among other duties that include inspections to ensure compliance. The town currently contracts a zoning officer, whose services are shared with the Village and with other municipalities.
The amendments update design standards and site-plan expectations for off-street parking, signage, landscaping and exterior lighting, a category that takes up several pages and even includes illustrations. Motel provisions are deleted and replaced with hotel requirements, and include a requirement prohibiting “the establishment of a tenant/landlord relationship or legal residence by any such occupant.”
A section on cannabis regulates the location and operation of retail cannabis dispensaries “to ensure any such use will be in harmony with and will not have a detrimental effect upon the surrounding area and, that both the location and operation are protective of public health and welfare and preserve quality of life.”Cannabis dispensaries will be permitted within the town as long as they are at least 200 feet “from a private or public school, park, playground, library, adult or child day care, or a place of worship.”
Consumption of cannabis on the premises of a dispensary is prohibited, and an onlooker outside the building must be unable to see or smell the products inside. Regulations also require a detailed operational plan as part of the site plan approval process that would contain information about hours of operation, loitering mitigation, lighting and signage among other details of the business.
Public workshops that have been held with the Town Board to review the proposed changes have for the most part been sparsely attended by the public, as they dragged out for hours while board members quizzed the planning experts as well as the town attorney, Warren Replansky, about detail on any number of zoning matters and how North East’s requirements would align with those of New York State and Dutchess County. The amended zoning regulations have been reviewed by the Dutchess County Department of Planning and Development.
Supervisor Chris Kennan said additional public hearings will be scheduled as necessary. In August, Kennan remarked that the adoption of the updated zoning code amendments could stand as the most significant accomplishment of the current board.
Aly Morrissey
Robin Wall Kimmerer inspired the audience with her grassroots initiative “Plant, Baby, Plant,” encouraging restoration, native planting and care for ecosystems.
Robin Wall Kimmerer, the bestselling author of “Braiding Sweetgrass” and a member of the Citizen Potawatomi Nation, urged a sold-out audience at the Cary Institute of Ecosystem Studies on Friday, March 13, to rethink humanity’s relationship with the natural world through gratitude, reciprocity and responsibility.
Introduced by Cary Institute President Joshua Ginsberg, Kimmerer opened the evening by greeting the audience in Potawatomi, the native language of her ancestors, and grounding the talk in a practice of gratitude.
“Gratitude is the doorway to reciprocity,” Kimmerer said.
Kimmerer, also a mother, botanist and professor, said that Indigenous wisdom does not have to be at odds with Western science, but rather it can help humans reframe the way they understand the Earth.
She also reflected on the personal journey that led to her lifelong commitment to promoting a lens of Indigenous wisdom in Western science. As a young woman entering the field of botany — then largely dominated by men — she said her path in academia was not always welcoming as a female Native scientist.
“It has been a lifelong journey,” she said. “I was born a botanist.”
Throughout the lecture, Kimmerer described how Indigenous ecological knowledge — rooted in observation, experience and ethical responsibility — can complement scientific inquiry and help solve today’s environmental crises.
She pointed to global data showing that about 80 percent of the planet’s remaining biodiversity is found on lands stewarded by Indigenous peoples, many of whom remain under threat from continued colonization and development.
A central theme of the evening was the concept of the “Honorable Harvest,” a code of practical ethics that governs what humans take from the natural world. Its principles include never taking the first one, always asking permission, taking only what is needed, minimizing harm and giving something back.
“Science is a great way to listen for the answer,” Kimmerer said, referring to the practice of asking permission of the natural world and paying attention to ecological limits.
By the end of the talk, Kimmerer turned to the question she said she hears most often: “What can I do?”
Her answer included a call to reciprocity and action. She urged audience members to consider their own “human gifts” and how those gifts might be used in service of the Earth. For example, Kimmerer said she uses her own gift of storytelling to distill complex information and inspire people to think differently about the living world.
“The Earth asks us to change,” she said.
Kimmerer left the audience with a call to action through her latest initiative. In contrast to the slogan “drill, baby, drill,” she said she has helped launch “plant, baby, plant,” a grassroots initiative that encourages people to support the living world through restoration, native planting and care for ecosystems.
D.H. Callahan
"There is no better feeling than working through something with your own brain and your own hands." —Melissa Gamwell
In an age of automation, Melissa Gamwell is keeping the human hand alive.
The Cornwall, Connecticut-based calligrapher is practicing an art form that’s been under attack by machines for nearly 400 years, and people are noticing. For proof, look no further than the line leading to her candle-lit table at the Stissing House Craft Feast each winter. In her first year there, she scribed around 1,200 gift tags, cards, and hand drawn ornaments.
Each piece makes a gift, a note or even a Christmas tree seem more personal, more considered, and more connected to humanity. Since then, demand for her personalized, hand-lettered tags, ornaments and cards has only grown, appearing in mailboxes across the region and at shops like the Cornwall Whale and Marton & Davis in Chatham, New York. Her precision is remarkable, and to watch her create these one-of-a-kind pieces is an art all unto itself.
In recent months, we’ve seen a deluge of stories on digital replacement. Data managers, bankers and even therapists are being replaced by computer programs in mass waves of layoffs. But what many still find surprising about the proliferation of nonhuman competitors in the job market is how it’s affecting the arts. Illustrators, animators, photographers, musicians and even on-screen actors are being supplanted by bots touted as “artificial intelligence agents.”
But calligraphy — and handwriting in general — has been in the crosshairs of mechanical progress for centuries. There was a time, if you can believe it, when writing anything required ink, paper and sometimes even a living, breathing human scribe. No typewriters, no word processors, no voice-to-text programs.
Then came Gutenberg’s printing press. Sure, it changed the world for the better, ensuring a greater distribution of ideas, and helping spark some of the most important political movements in history. But it also marked one of the first moments when technology replaced the artistic work of the human hand. Over the centuries, printers, designers and technologists have continued to innovate. Today, with Photoshop or Illustrator, an entire universe of alphabets exists, from ornate and embellished to precise and futuristic — all designed to replace the human hand.

Yet, despite this centuries-long assault from technology, Gamwell has found her own way to thrive. Largely self-taught, she combines her drawing and industrial design background with an old-school New England childhood in Maine that involved “very tangible, hands-on, creative problem-solving using many materials.” Raised by “parents who loved antiquarian books, often filled with hand-written dedications,” hers was the kind of upbringing in which “traditional practices were cherished and flaunted” — a time and place with “hand-painted lettering on churches, street signage, the stones in beautiful churchyard cemeteries, and log books.”
Those early impressions have stayed with her, heightening her appreciation of sometimes overlooked details.
“There’s so much ephemera floating around with traces of beautiful handwriting to see everywhere, even now in Connecticut,” she said.
Even in a digital age, she keeps technology at a distance.
“You will not find ChatGPT on my phone, and you will usually not find my phone on me,” she said. Instead, she opts for a notebook, a scrap of paper or the back of a receipt. Sometimes, she goes even further, gathering black walnuts from trees on her property to make the specialized ink for her practice.
Gamwell’s approach to her craft is also philosophical. “There is no better feeling than working through something with your own brain and your own hands, even if you find it less exemplary than you would hope. And it only uses the water you’re already consuming. Do you need to convey an idea? Draw it, however horrific or childish. Write it, even if you never learned proper grammar — because you’ve always had programs do it,” she said.
“Sometimes I think that everything I like is ‘historic’ but it’s really that I just find more value in the traditional methods, which are still alive and well, and desperately in need of stewards for the future.”
After nearly 400 years of pressure, it’s encouraging to see handwriting — an art form that once seemed destined for obsolescence — still thriving, one careful stroke at a time. And thanks to Gamwell, perhaps there’s a new generation of observers, collectors and future calligraphers ready to carry it forward.
D.H. Callahan is a voice actor, creative director and trail steward. He lives with his wife, artist Lane Arthur, in West Cornwall, Connecticut.

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Natalia Zukerman
The cast of “The Addams Family” from Northwest Regional School District No. 7 with Principal Kelly Carroll from Ann Antolini Elementary School in New Hartford at Botelle Elementary in Norfolk.
Nearly 50 students from across the region are helping bring the delightfully macabre world of “The Addams Family” to life in Northwestern Regional School District No. 7’s upcoming production. The student cast and crew, representing the towns of Barkhamsted, Colebrook, New Hartford and Norfolk, will stage the musical March 27 and 28 at 7 p.m., with a 2 p.m. matinee on March 29 in the school’s auditorium in Winsted.
Based on the iconic characters created by Charles Addams, the musical follows Wednesday Addams, who shocks her famously eccentric family by falling in love with a perfectly “normal” young man. When his parents come to dinner at the Addams’ mansion, two very different families collide, leading to an evening of secrets, surprises and unexpected revelations about love and belonging.
For director Ann DeCerbo, the show’s mix of humor, spectacle and heart made it an ideal choice for a high school production.
“It’s funny and a little spooky, but underneath that it’s really about family, acceptance and learning to embrace what makes us unique,” she said.
The large cast and crew also made the musical a good fit for the school’s thriving theater program.
“What’s impressed me most is the level of commitment,” DeCerbo said. “These students are balancing school, sports, work, family, lessons, driver’s ed. The list goes on and on. But they show up ready to work and to support each other.”
Senior Gustavo Zurita stars as Gomez Addams opposite Ivy Wallace as Morticia. The cast also includes Kaileigh Grant as Wednesday and Domonic Salz as her love interest Lucas Beineke, along with Maribelle Roach as Uncle Fester, Violet Swanson as Alice Beineke, Levi Swanson as Mal Beineke, Krystal Janak as Grandma Addams, Lorelai DeCerbo as Pugsley Addams and Juan Pablo Urbina Labarrere as Lurch.
Behind the scenes, students are also responsible for set construction, lighting, sound, costumes and stage management, essential elements in creating the Addams family’s famously eerie home.
“We started by really embracing the color palette for the show,” said DeCerbo. “Black and white with very purposeful pops of color. This is the biggest set we’ve had on the NWR7 stage in as long as I can remember.”
While the story is packed with humor and gothic charm, DeCerbo said its message resonates strongly with teenagers.
“High school can be a time when people feel pressure to fit in and meet external expectations,” she said. “This show does a great job of showcasing how much we all have in common while also celebrating individuality.”
That spirit, she added, is part of what makes theater such an important space for students.
“One of the things I appreciate most about theater is that it offers a really welcoming environment where students feel comfortable being exactly who they are,” she said.
Ultimately, DeCerbo hopes audiences come ready to laugh and leave with a reminder that every family has its quirks.
“First and foremost, I hope they have fun,” she said. “But beyond that, I hope audiences leave with a reminder that families and communities don’t have to look the same to work. There’s a lot of joy in celebrating what makes people unique.”
Robin Roraback
Garth Kobel, Art Wall Chair, Mary Randolph, Frank Halden, Ruth Giumarro, Project Chair, Maria Bulson, Barbara Lobdell, Sherry Newman, Elizabeth Frey-Thomas, Donna Heinz around “The Green Man.”
In honor of National Quilt Day, a tradition established in 1991, Hunt Library’s second annual quilt show, “Quilts of Many Colors,” will open Saturday, March 21, with a reception from 5 to 7 p.m. The quilts, made by members of the Hunt Library Quilters, will be displayed through April 17. All quilts will be for sale, and a portion of each sale goes to the library.
At the center of the exhibit is a quilt the Hunt Library Quilters collaborated on called the “Quilt of Many Colors,” inspired by Dolly Parton’s song”Coat of Many Colors.” Each member of the Hunt Library Quilters made two to four 10-inch squares for the twin-size quilt, with Gail Allyn embroidering “The Green Man” for the center square. The Green Man, a symbol of rebirth, is also a symbol of the library, seen carved in stone at the library’s entrance. One hundred percent of the sale of this quilt benefits the library.
Ruth Giumarro, who led the Hunt Library Quilters in this project, explained that the quilting group started last year with the theme “Playing With Art,” which was inspired by children’s book illustrator Eric Carle. Giumarro said, “We had so much fun last year that everyone said, ‘Let’s do it again!’”
“This has been exciting,” said Giumarro. “We started off small with seven people. This year more people came, and there are more who want to come.” The range of experience varies from none to years of sewing and quilting. All are welcome; be a resident of Falls Village is not required.
“It’s all practice,” explained Giumarro, who has been sewing since she was in seventh grade. “Getting a straight line is hardest.”
On March 6, the quilters gathered at Hunt Library to bring their own creations for the show and admire the finished “Quilt of Many Colors.” After looking at each other’s quilts and pricing them, they celebrated with cake.
The Hunt Library is located at 63 Main St. in Falls Village. More information is available at huntlibrary.org
Aly Morrissey
Benjamin Sprague, left, Nolan Howard, center, and Holden Slater conduct a Q&A with community members that came to watch their short documentary films after a filmmaking workshop at the Millerton Moviehouse on Thursday, March 12.
MILLERTON — Students from the Webutuck Central School District screened their five-minute documentaries at The Moviehouse Thursday, March12, showing off their newly acquired skills to an audience of friends, family and community members.
The films — written, directed, shot and edited by the students themselves with guidance from local filmmakers — were the culmination of a two-day student filmmaking bootcamp held earlier this month.
Nolan Howard, Benjamin Sprague and Holden Slater created short documentaries featuring two well-known Main Street businesses, Candy-O’s and Oblong Books, after learning filmmaking fundamentals and conducting interviews with the business owners.
The students worked over the course of a Saturday and Sunday from 9 a.m. to 1 p.m., an impressively short amount of time to write, shoot, edit and produce a complete five-minute documentary.
Local filmmakers Alix Diaconis — a freelance video editor, videographer and photographer based in Millerton — and Brian Gersten, an award-winning documentary filmmaker and editor, guided the students through the filmmaking process.
“We had a clear game plan,” she said, adding that students and faculty spent around an hour on pre-production, then an hour shooting. “Everything was mapped out ahead of time.”
Diaconis said she was largely hands off with her student.
“He edited the entire film himself.”
Jeremy Boviard, the general manager of The Moviehouse, put into context how impressive the student work was.
“What these students accomplished is really difficult, especially considering they did it in just a handful of hours,” Boviard said. “It speaks not only to their filmmaking potential, but also to the value of putting in the hard work and seeing the rewards of it.”
Ninth grader Nolan Howard, who loved his previous filmmaking bootcamp so much that he returned again, said he was inspired by the direction to create real stories people can relate to. Taking the storytelling element to heart, he decided to infuse a Jurassic Park theme into his documentary.
“It inspired me to create a very interesting storyline from an actual movie and put it into a documentary,” Nolan said.
The students edited on iPads using iMovie.
“It showed me how to be a better filmmaker and learn through trials and tribulations,” he added.
Darrin Butland, who teaches arts and media in Webutuck’s EBIS, said he announces the opportunity to students each year.
“Over the years, quite a few students have stepped up, which is great,” Butland said. “Hopefully this will give our students a spark — that creativity piece — and future projects will come from it.”
Butland said it was a gratifying experience as a teacher.
“Nolan has really come out of his shell over the past two years,” he said. “Seeing him speak tonight was huge for him. The other boys were the same way. Watching that kind of confidence grow through this program means everything.”
Aaron Howard, father of student filmmaker Nolan Howard, said he didn’t get a sneak peek of his son’s film, but he knew it was a five-minute documentary about Oblong Books.
“I thought the film was great,” Howard said. “I loved that Nolan put his own creativity and sense of humor into it, but he still covered the important details of the business.”
Howard said he believes the offering at The Moviehouse is a great opportunity for local students.
“To really open up students’ eyes to what it takes and to gain an appreciation for the entertainment industry — and how much time it takes to make a film — is really excellent,” he said.
Boviard said the event was part of The Moviehouse’s ongoing efforts to expand educational community programming.
“Having students involved in this kind of environment is really exciting,” Boviard said. He added that he enjoyed hearing a Webutuck teacher comment during the Q&A session about the students’ public speaking and her excitement to bring that confidence back into the classroom.
“It’s a great benefit because public speaking is something you might not immediately associate with making a film, but it’s such an important skill,” he said.
Diaconis’ work includes HBO and Magnolia Network’s Beach Cottage Chronicles, projects for ESPN and Vox Media, and award-winning films including the Brooklyn Film Festival Audience Award-winning Are You Glad I’m Here.
Gersten’s work has screened at major festivals and appears on platforms including Netflix, HBO, PBS, Amazon Prime, and Peacock. His editing credits include the acclaimed documentary Searching for Mr. Rugoff and Enter the Slipstream.
“I never had an opportunity like this growing up,” Gersten said. “It’s pretty rare for an area like this to offer something like this, especially a free program for middle schoolers. It’s amazing that the Moviehouse is providing this opportunity, and we’re hoping to spread the word.”

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