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.
Millerton News
Elena Spellman
In a barn on Maple Avenue in Great Barrington, Kathy Reisfeld merges two unlikely worlds: wealth management and yoga, teaching clients and students alike how stability — financial and emotional — comes from practice.
Her life sits at an intersection many assume can’t exist: high finance and yoga. One world is often reduced to greed, the other to “woo-woo” stretching. Yet in conversation, she makes both feel grounded, less like opposites and more like two languages describing the same human need for stability.
On one floor of her barn are yoga mats and the steady rhythm of breath. On the other are computer screens, market charts and conversations about retirement plans and portfolio diversification. For Reisfeld, founder of Berkshire Wealth Group in Great Barrington, these are two sides of a single practice.
“At the end of the day, you’re just dealing with people,” she said. “Whether we’re talking about financial stability or mental stability, it’s kind of all the same thing.”
Reisfeld has spent nearly 30 years in finance, building a client-centered advisory practice that eventually led her to go independent. But her relationship with money began long before her career.
When her mother became ill during Reisfeld’s childhood, finances tightened. It wasn’t poverty, she said, but it was constrained enough to teach her how money — or its lack — can dictate the terms of one’s life. That lesson took on a deeper meaning as she watched her mother remain in a difficult marriage without full financial independence. “Money represented autonomy,” she said. “Freedom.”
In college, Reisfeld initially majored in physics, drawn to systems and structure. But an economics class shifted her direction. Markets, she realized, were systems too — not only mathematical, but deeply human.
After graduating, she landed an internship with a financial adviser and gradually discovered a profession that combined curiosity, problem-solving and relationship-building.
“The more I learned, the more I kind of wanted to get involved,” she said.
Over time, she realized she wasn’t interested in chasing predictions; she was interested in guiding people through uncertainty.
Over nearly three decades, she has watched the industry evolve. It has moved, she believes, from selling products to offering advice — a shift toward aligning compensation with clients’ best interests.
She’s candid about the stereotypes that cling to finance: that it’s driven by greed and full of money-hungry people. Those people exist, she said, but they aren’t the majority.
“It’s kind of like the few bad apples ruining it for everyone.”
At its best, she believes, the work is quieter and more meaningful than its reputation suggests.

Yoga entered her life in 2001, when she was living in New York City and training as a marathon runner.
“I was, like, very anti-yoga,” she admitted with a laugh.
But once she tried it, something shifted. A workshop with Nancy Gilgoff, the first American woman to travel to India to study Ashtanga yoga, “blew my mind open,” she said, revealing yoga as something far larger than poses or stretching.
What began as a physical complement to her running became a doorway into something deeper.
“Ashtanga means eight limbs,” Reisfeld explained. “The physical practice is just the entry point.”
The overlap she sees between yoga and investing is patience. Both practices demand discipline through fluctuation — the ups and downs, the good days and bad days, and the willingness to keep showing up.
In yoga philosophy, she points to the stilling of the mind. In investing, that becomes tuning out the noise — the headlines that spike fear or euphoria, the endless predictions that feel authoritative and rarely land cleanly.
After almost three decades in a traditionally male-dominated industry, Reisfeld has learned to move comfortably in rooms where she was often one of the few women present.
Asked what it was like starting out as a woman in finance, she smiled.
“The lines for the restroom were shorter.”
The humor reflects her temperament. She began her career at 21, and mentorship was not always easy to find. But finance, like yoga, rewards consistency. Ultimately, she built her business through steady growth.
For Reisfeld, yoga is fundamentally about integration. Money is no exception. It shapes how we live, the choices we make and the freedoms we have. Ignoring it doesn’t make it disappear. It only makes it harder.
Now rooted in the Berkshires, advising clients and teaching yoga classes from the same barn, Reisfeld’s work feels less like two careers and more like one philosophy.
When asked what she hopes people feel after spending time with her — whether reviewing a portfolio or finishing a yoga session — her answer is immediate.
“More confident,” she said. “Less stressed. More optimistic about their future.”
For more information or to book an appointment, visit berkshirewealthgroup.com
Kathy Reisfeld, Branch Owner
250 Maple Ave, Great Barrington, MA 01230
845-263-3996
Securities offered through Raymond James Financial Services, Inc. Member FINRA/SIPC.
Berkshire Wealth Group is not a registered broker/dealer and is independent of Raymond James Financial Services, Inc.
Investment advisory services offered through Raymond James Financial Services Advisors, Inc.
Elena Spellman is a Client Service Associate at Berkshire Wealth Group

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Dee Salomon
A partially mowed meadow in early spring provides habitat for wildlife while helping to keep invasive plants in check.
Love it or hate it, there is no denying the several blankets of snow this winter were beautiful, especially as they visually muffled some of the damage they caused in the first place.There appears to be tree damage — some minor and some major — in many places, and now that we can move around, the pre-spring cleanup begins. Here, a heavy snow buildup on our sun porch roof crashed onto the shrubs below, snapping off branches and cleaving a boxwood in half, flattening it.
The other area that has been flattened by the snow is the meadow, now heading into its fourth year of post-lawn alterations. A short recap on its genesis: I simply stopped mowing a half-acre of lawn, planted some flowering plants, spread little bluestem seeds and, far less simply, obsessively pluck out invasive plants such as sheep sorrel and stilt grass. And while it’s not exactly enchanting, it is flourishing, so much so that I cannot bring myself to mow.
I have doubts:If I mow in the spring, would I kill all the overwintering insects? If I mow after the first frost, as suggested in a 2017 paper by the esteemed Kim Stoner, Ph.D., on the Connecticut AgriculturalExperiment Station website, would I lose the seed heads of yarrow, rattlesnake master and black-eyed Susan that birds are supposed to feed on in the winter?Paralyzed by indecision, I have not been able to bring myself to do even a partial cut.
I took a poll at a recent party attended by horticulturalists, environmentalists and garden experts. There was a consensus that early spring is indeed the best time to mow — early, before the ground-nesting birds like woodcock start nesting.I then called Mike Nadeau, whom I consider a meadow master of the Northwest Corner, and he concurred, following the Xerces Society meadow-mowing guidelines: mow in early spring when dandelions are in bloom.
“Xerces Society says this is the time most insects have hatched out of hollow stems and is between bird migrations.”
Nadeau’s experience has borne this out.
“I stress not to mow in fall because a dormant meadow is a haven for winter critters of all ilk.Birds use dormant plants for nesting materials, eat seeds, refuge — not to mention the other mammalian life that benefits from a meadow. An argument that has worked for me to discourage fall mowing is to describe a dormant meadow, with its myriad seed heads and foliage, as kinetic sculpture, especially with snowfall.It’s a beauty all its own.”
Nadeau mows a third to a half of a meadow each year, ideally using a flail mower, which chops vegetation into small pieces, helping foliage to resprout. The unmowed portion is left as a refuge for the animals that get evicted from their homes in the mowed area.
Stoner agrees with Mike to divide up the meadow and mowing different sections at different times. And she validates my mowing trepidation.
“There’s no perfect time. Any time you mow, you will be disturbing the habitat of some creature. If you don’t mow, you will have invasive plants creeping in, and eventually you will have trees,” she said.
“Best thing is to think about what your goals are — what creatures do want to encourage in your meadow? Then set the time of mowing to protect and enhance the habitat for those creatures.”
Additionally, Nadeau suggests that mown paths should be rerouted at least every two years to prevent rhizomatous grasses from establishing, which can grow into meadow edges and look unsightly. And the window is short:
“It’s too late to mow when spring birds arrive in earnest and new meadow growth is taller than 6 inches.”
Lights Out!
One of my favorite meadow benefits are the hundreds of fireflies that emerge in June. I am grateful for the lack of artificial light from neighbors (save for one house across the river with a persistent outside night light), so these creatures can shine brightly — and securely.
The organization DarkSky International relays the effect outdoor lights can have on fireflies: an almost 50% decrease in flashes per minute, which affects courtship behavior and mating success, according to two studies they cite on its website,darksky.org.
There, you can also get the lowdown on the devastating effects even one outdoor light can have on birds, amphibians, insects and mammals.The organization provides educational materials that explain the issue, making it easier to bring it up to neighbors and friends — which I will soon try with the house across the river.
Dee Salomon ungardens in Litchfield County.
Jack Sheedy
Playwright Cinzi Lavin, left, poses with Kathleen Kelly, director of ‘A Goodnight Kiss.’
Litchfield County playwright Cinzi Lavin’s “A Goodnight Kiss,” based on letters exchanged between a Civil War soldier and the woman who became his wife, premiered in 2025 to sold-out audiences in Goshen, where the couple once lived. Now the original cast, directed by Goshen resident Kathleen Kelly, will present the play beneath the gold dome of Connecticut’s Capitol in Hartford as part of the state’s America250 commemoration — marking what organizers believe may be the first such performance at the Capitol.
“I don’t believe any live performances of an actual play (at the Capitol) have happened,” said Elizabeth Conroy, administrative assistant at the Office of Legislative Management, who coordinates Capitol events.
When Lavin inquired about staging the production there, “they were very excited about it,” she said.
The performance, to take place April 1, is being sponsored by the Connecticut League of Women Voters. Organizers said the Capitol setting offers a fitting backdrop for a story rooted in American history and civic life.
“A Goodnight Kiss” is a dramatic reading drawn from letters exchanged between Sgt. Maj. Frederick Lucas (David Macharelli) and Sarah Jane “Jennie” Wadhams (Olivia Wadsworth). Fred wrote from battlefields, while Jennie wrote from the peaceful confines of Goshen. Together, their letters trace a gradually deepening romance and how the couple overcame objections by Jennie’s father, John Marsh Wadhams, and finally married in 1867.
“I just found it adorable that (Jennie’s father) was going to make sure she got the right kind of husband, which is why Fred had such a hard time,” Kelly said.
BroadwayWorld reviewer Sean Fallon called the play “the most romantic love story I have ever seen acted out on stage.”
The letters were first brought to light in the 2002 book “Fred and Jennie: A Civil War Love Story” by the late Ernest B. Barker, a Goshen resident and descendant of both the Lucas and Wadhams families. The Barker family discovered Fred’s letters in the Wadhams homestead and Jennie’s letters in a house once owned by a Lucas family member. The correspondence is now housed at the Connecticut Museum of Culture and History in Hartford.

Kelly said presenting the story through letters poses a challenge because the actors rarely interact onstage. During rehearsals, she had the performers face one another while reading their letters aloud. “It was just like magic happened,” she said.
Lavin said the play “tells the story of what truly makes America great, what made America great then, and what still makes it great, which is devotion to duty, service to others, integrity and treasuring freedom.”
David Macharelli, who portrays Fred, said, “Charting (Fred’s) course from enthusiastic young recruit gushing with admiration for the new technology of 19th-century warfare to a man crashing into the reality of war is a reminder that even the noblest of causes demand sacrifice, and that sacrifice is often borne by innocents.”
Olivia Wadsworth said of portraying Jennie, “It’s actually a little dizzying to think about. Two people, more than a hundred years ago, sent private letters to one another, and now their love story is being shared in a performance at the state Capitol.”
The performance will take place April 1 at 2 p.m. in Room 310 of the Capitol at 210 Capitol Ave., Hartford. The event is free and open to the public with advance registration at https://bit.ly/4usa9b7. Arrangements for guests with special requirements may be made by emailing Lisa Del Sesto at admin@lwvct.org or calling 203-288-7996. Parking on Capitol grounds is limited, but additional parking is available nearby at the Legislative Office Building, 300 Capitol Ave.
Robin Roraback
Yonah Sadeh, Falls Village filmmaker and curator of David M. Hunt Library’s new VideoWall.
The David M. Hunt Library in Falls Village, known for promoting local artists with its ArtWall, is debuting a new feature showcasing filmmakers. The VideoWall will premiere Saturday, March 28, at 6 p.m. with a screening of two short films by Brooklyn-based documentary filmmaker and animator Imogen Pranger.
The VideoWall is the idea of Falls Village filmmaker Yonah Sadeh, who also serves as curator. “I would love the VideoWall to become a place that showcases the work of local filmmakers, and I hope that other creatives in the area will submit their work to be shown,” he said.
After the screening of the two films, “Mail Myself to You” and “Circle, Circle Square,” Pranger and Sadeh will discuss filmmaking and answer questions.
Of Pranger, Sadeh said, “She has a strong visual voice as a director, and both of these films are great examples of a blend of documentary and experimental filmmaking.”

Pranger described her approach to filmmaking. “I have always approached the visual arts from an interdisciplinary, multimedia perspective.” This approach was a reason why animation was particularly appealing to Pranger as she began exploring the possibilities of filmmaking.
“I particularly fell in love with the tactility of hand-drawn and painted animation and the ways in which it can be used in tandem with analog 16-millimeter film. Stop-motion animation holds the unique power to bring inanimate objects to life, something that became crucial to my practice of archival documentary filmmaking. I appreciate the sense of play that is encouraged in the medium of animation and find great joy in exploring new avenues and possibilities within the medium,” she continued.
At the core of Pranger’s films, she hopes to capture the joy and intimacy of human connection that blossoms through engagement with material and creative process.
After the opening event, the films will remain available to view at any time on the VideoWall screen in the library stacks. “The screen will always be on and ready for anyone to use,” Sadeh said. The installations will last three to four months.
Sadeh added, “Each installation will begin with a public screening at the library, followed by a talkback with the filmmaker.”
Filmmakers can contact Sadeh at huntartwall@gmail.com for information about submitting films for consideration. Visit huntlibrary.org/art-wall for a schedule of ArtWall and VideoWall events, which are free and open to the public.

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