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.
Joe Brennan
The Edgewood Restaurant, a beloved Amenia roadside restaurant run by George and Anne Phillips, pictured during its peak years in the 1950s and ’60s.
With the recent death of George Phillips at 100, locals are remembering the Edgewood Restaurant, the Amenia supper club he and his wife, Anne Phillips, owned and operated together for more than two decades.
At the Edgewood, there were Delmonico steaks George carved in the basement, lobster tails from an infrared cooker, local trout from the stream outside the door, and a folded paper cup of butter, with heaping bowls of family-style potatoes and vegetables, plus a shot glass of crème de menthe to calm the stomach when the modest check arrived after dessert.
It began as a former gas station and tavern called The Narrows, on the road to Sharon, around a switchback east of Troutbeck. It became a roadhouse restaurant for weddings, bar mitzvahs, proms, graduations, birthdays and holidays with relatives. At Easter, New Year’s and Christmas, George and Anne served the food free — customers only paid for drinks as a thank-you for another good year.
It was a different time. Amenia was an isolated dairy farming community, and two large state psychiatric hospitals employed 4,000 potential diners. People needed a friendly neighborhood restaurant run by a local couple who knew everybody. They offered special-occasion favorites: fried chicken, meatloaf, sliced turkey with gravy, pork chops from nearby farms, and fresh white bread baked at 4 a.m. by George.
There was no maître d’. Waitresses, many still teenagers, greeted guests and helped them find a table. Cloth napkins and sturdy white plates sat in a knotty pine dining room that felt more like a family home than a formal restaurant. Large tables down the center accommodated families. George and Anne fed the staff before opening, and everyone ate the same meals served to customers. Everything was homemade classics of the 1950s and ’60s: cold shrimp and cocktail sauce, stuffed mushrooms, veal parmesan, King crab, clams and oysters on the half shell, chopped hamburger steak, French onion soup, fried chicken and pumpkin pie.
George was a tough but fair boss with a quirky sense of humor. Former employee Kevin Rooney, who worked there as a teenager, recalled being served a hot fudge sundae on a sweltering day — only to discover the “ice cream” was Crisco. Revenge came later in the form of a Coke spiked with Tabasco sauce.
George also kept a series of German shepherds — Rinny, Schultz and Dooley — named after a Jonathan Winters routine featuring talking beer steins. The dogs were locked inside at night for security. Tony Robert, another former employee, remembered coming in one day to find Schultz with the seat of someone’s pants in her jaws. When kids tried to sneak into a dance through the bathroom window after the fire marshal had closed the overcrowded place, George put Rinny in the restroom. Problem solved.
Anne also ran a no-nonsense operation. She marked liquor bottles at night so no one would sneak a drink, though the cleanup crew found ways around it, sipping the blackberry liquer instead. Along with cooking and baking everything from scratch, she raised their children in a life closely tied to the restaurant. The bus dropped their daughters off there after school, and one recalled doing homework while the family spent more time in the restaurant than in their nearby home.

After 23 years of long hours — often more than 100 a week — George began stepping back, at times closing the restaurant to recover. He later moved into real estate and Anne opened a successful craft store.
George sold the place in 1972. At one point, it became a lively beer joint and concert venue, featuring local bands, such as Random Concept, Little Village and Good Friend Coyote. When New York lowered its drinking age to 18 — while it remained 21 just across the state line — it drew crowds from Connecticut. Locals called them “Connecticut Rags,” kids with fancy cars who came to dance, drink and sometimes fight, rocking the floors so hard they bounced like a trampoline and shook dust from the rafters.
At closing time, they had to dodge police waiting across the state line. Sometimes Jack Rooney, Kevin’s father and the bartender, drove them home. One morning, Betty Rooney got a call from a worried mother asking if her son was there. “If he’s wearing red tennis shoes,” she said, “he’s asleep on my front lawn.”
The Edgewood also drew actors from the Sharon Playhouse and notable visitors, including Paul Newman, Cole Porter and even Supreme Court justices. George showed silent movies on a sheet in the dining room, and guests could dance to the Les Schulman Orchestra or to George and his brothers, who had their own band.
It served as a gathering place for groups such as the Eastern Artificial Insemination Cooperative and for events like the Knights of Columbus Communion breakfast. Families marked milestones there — including one that celebrated five birthdays at a Palm Sunday brunch in 1970.
Christmas dinner cost $3 and included stuffed olives, roast pig, prime rib, Virginia ham, deep-sea scallops, Long Island duck, creamed onions and, of course, crème de menthe parfait. On New Year’s Eve 1959, dinner was $15 a couple — $7.50 each for all the champagne you could drink.
The venue came to an end when the building burned to the ground in 1985.
The building is gone, but not the memories — the laughter, the music, the meals, and George carving steaks by hand. He lived a century, but the Edgewood, for those who knew it, was timeless.
Next time you’re driving to Sharon and pass the empty, weedy lot with a rusty electric meter, imagine calling George’s old number to make a reservation for a place that lives on in memory.

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Robin Roraback
Alissa DeGregorio, a New Milford -based artist and designer, has pieces on display at Mine Hill Distillery.
When I’m designing a book, I’m also the bridge between artist and author, the final step that pulls everything together.
— Alissa DeGregorio
A visit to Alissa DeGregorio Art, the website of the artist and designer, reveals the multiple talents she possesses.
Tabs for design, commissions, print club, and classes still reveal only part of her work.On the design page are examples of graphic and book design, including book covers illustrated by DeGregorio, along with samples of licensed products such as coloring pages and lunch boxes, and examples of prop design she has done for film.
The commissions tab includes samples of her pet and house portraits, as well as a new endeavor: wedding bouquet portraits.
“I love painting flowers and it’s a great way to forever preserve such an iconic part of a bride’s special day,” she said.
A shopping tab offers paintings, prints, and calendars for purchase.
Other tabs highlight the classes she teaches at the New Milford Public Library and another new venture:
“I’m starting a print club called ‘Root & Wing’. Each month, I’ll release an animal - or plant-themed – painting as a mailable 5-by-7 print with an accompanying information sheet, meditation and herbal recipe. People can purchase just one month or subscribe for the year,” DeGregorio explained.
DeGregorio considered a career in music.“My dad was a musician, always playing trumpet, piano, guitar or saxophone. As a teenager, I took quickly to the guitar and began writing my own songs, performing on my own and with a band. I thought music would be my path until my mid-twenties, when my focus switched to art.”
She recalls a childhood surrounded by art. “My mom was also an artist, creating detailed pen-and-ink drawings. Artist was the first thing I knew I wanted to be when I grew up and it was never discouraged. As a little kid, I would draw beside her, sculpt with homemade play doh, craft, crochet or paint.”
After graduating from high school in New Fairfield, Conn., and attending Naropa University in Colorado to pursue fine arts and Buddhism for a time, she returned to Connecticut to finish her degree at Western Connecticut State University. “When I was close to completing an illustration BA, a professor encouraged me to stay the extra year and double major in graphic design.”She said the extra time gave her “a strong foundation in design and storytelling. Experience in so many different creative fields has guided my practice and allowed me to pursue many avenues of art-making.”
Her mother, besides being an artist herself, runs Storybook Arts, an agency representing children’s book illustrators. DeGregorio has sometimes helped out. “I’ve always loved children’s illustration; there’s nothing better than a beautifully illustrated story. I had an insider’s eye to the nuts and bolts of the illustration business early on, and that taught me about pricing, contracts, the illustration process and also how to be business savvy but kind.”
DeGregorio likes working with authors who self-publish.She has done this both as a designer and an agent. “When I’m designing a book, I’m also the bridge between artist and author, the final step that pulls everything together. A good agent not only keeps track of timelines and contracts but is a supportive and encouraging ally to the artists they represent.”
An interesting aspect of her many talents is creating props. “I’ve done some prop work for TV and movies, such as handwritten lyric sheets for the upcoming Michael movie, or document and book props for Stranger Things. Those are fun for the wow factor!” she explained.
Of the classes she teaches, she said, “Teaching is enjoyable in that I’m helping to inspire people to have confidence in their own creativity. Watching students leave my classes feeling more joyful is its own reward.”
“I’ve been teaching adult painting classes at the New Milford Public Library for about four years now. I recently taught a series focusing on painting emotions. We talked about what the emotion meant to us, and how to represent that visually. For kids, I try to focus on process art and skill building through an activity, like designing a mythical map or board game, or Herve Tullet-style workshops.” DeGregorio has several classes ongoing through the summer.
DeGregorio’s paintings are on display at Mine Hill Distillery in Roxbury, with an artist reception on May 2 from 5 to 7 p.m. Her husband’s band, Gumbo, will play at the reception.
From May 15 to 17, DeGregorio will be at Goat Days in New Milford, where she will have art for sale.
To find out more about Alissa DeGregorio Art and all that she offers, go to alissadegregorio.com.A link to sign up for classes is also available on the site.
DeGregorio feels fortunate to have followed a path to being an artist. “I love it all and can’t believe some of the things I’ve gotten to do. I look forward to what the future may hold.”
D.H. Callahan
Minimalist works by Agnes Martin on display at Dia:Beacon.
At Dia:Beacon, simplicity commands attention.
On Saturday, April 4, the venerated modern art museum — located at 3 Beekman St. in Beacon, NY — opened an exhibition of works by the middle- to late-20th-century minimalist artist Agnes Martin.
Martin, the Canadian-born New York and New Mexico resident who died in 2004, made the kind of ambiguous abstract art that inspires countless imitators and interpreters.
At first glance, most of the pieces in the new show, “Painting Is Not the Act of Painting,” (on display until June 22) are variations on simple lines and grids painstakingly applied by the artist’s own hand using paint and pencil.
Despite their relative simplicity, it took Martin years of rejecting her own artwork to reach this level of pure abstraction. She would often take knives to paintings she didn’t like, literally slashing work that didn’t live up to her expectations. It wasn’t until she was in her 50s that she began making the work she would become known for.
That evolution is reflected in the exhibition’s 24 works.
Dia:Beacon seems like a perfect place for them. The museum is a monument to simplicity. Even the most complicated pieces are abstractions in their own ways. A straight, unpainted plywood wall with diagonal backing by Donald Judd suggests a room under construction. Michael Heizer’s singular ovoid boulder embedded into a gallery wall strikes unease into visitors.
Subtle grids and softly layered lines by Agnes Martin draw the eye at Dia:BeaconD.H. Callahan
Martin’s pieces feel at home here. In the context of such visual, if not conceptual, simplicity, her art seems louder than it might in almost any other setting. Faint blue and peach stripes gain vibrancy when compared with the all-white canvases of Robert Ryman or the large gray mirrors of Gerhard Richter, both a few rooms away. By comparison, the visibly human-drawn lines of pencil or etched-out paint seem almost complicated, and technically masterful.
It’s enough to make you ponder the name of the exhibition, “Painting Is Not the Act of Painting,” pulled from a quote by Martin: “Painting is not making paintings; it is a development of awareness. And with this awareness, your work changes, but very slowly.”
In a world where studio assistants and fabricators contribute to the output of many artists, Martin relished the act of painting. She painted nearly every day of her adult life. For her, the process was an integral part of the work, and it’s hard to look at these pieces without appreciating her hand.
This repetitive study is also demonstrated across the hall in a gallery dedicated to a single work by Andy Warhol. The piece, “Shadows,” is a study of variations on a single subject. Warhol took photos of shadows in his office and, using a silkscreen process, painted them 102 times on identically sized canvases.
Walking into the room, it may seem like the same image repeated. On closer inspection, the canvases vary widely in color and composition. The work suggests that repetition can produce unexpected forms.
Agnes Martin has become enshrined as one of the leaders of the minimalist movement of the 1960s and ’70s. Her work and artistic philosophies have inspired countless admirers. This exhibition displays a selection of important pieces from nearly 50 years of practice.
Robin Roraback
Hunt Library in Falls Village will present a commemorative show of paintings and etchings by the late Priscilla Belcher of Falls Village.
Priscilla Belcher, a Canaan resident who was known for her community involvement and willingness to speak out, will be featured in a posthumous exhibition at the ArtWall at the Hunt Library from April 25 through May 15.
An opening reception will be held from 5 to 7 p.m. on April 25. The show will commemorate her life and work and will include watercolors and etchings. Belcher died in November 2025 at the age of 95.
Christian Allyn, a close friend, said Belcher largely kept her creative work private. “Priscilla was a very private person. She kept her painting and writings to herself and only a few close family members,” he said, noting that she was self-taught.
After Belcher suffered a fall in 2024, Allyn and her neighbor, Gail Sinclair, prepared her home for her return. “During this process is when Gail and I began to uncover the volumes of art that Priscilla did throughout her life,” he said.
Belcher was born in 1930 in the Huntsville section of Canaan, the youngest of 10 children. Her family struggled during the Great Depression. “She could remember the entire family splitting one cabbage for dinner,” Allyn said. Her father died when she was nine.
She graduated from Lee H. Kellogg School, when it was still located at the Hunt Library building, and went on to graduate from Housatonic Valley Regional High School (HVRHS).She married John Belcher, foster son of local landowner Dorothy Haven, and moved in 1952 to a house in South Canaan that Haven gave them, near the South Canaan Meeting house, the “Little Red House.”
Years later, Belcher sold the home to help cover legal expenses for her neighbor, Peter Reilly, who was wrongly accused of killing his mother while a student at HVRHS in the 1970s.
Allyn described Belcher as part of a generation shaped by hardship. “Priscilla was one of the last living examples of the greatest generation,” he said. “Through that struggle, her tenacity and character were formed, which helped shape Canaan and the wider region into what it is today.”
He added that her advocacy ranged from pushing for pollution controls at the Falls Village landfill to calling for reforms in Region One schools. “Her willingness to put her house up to pay for Peter Reilly’s legal expenses, consistent advocacy of pollution controls … and reform to Region One in 2010 led this area into a far better place,” he said.
Belcher worked as a bookkeeper for the Lakeville Journal and Geer Nursing. After 1978, she devoted her time to gardening, documenting local history, refinishing furniture, attending town meetings, supporting people in recovery, and developing her painting and writing.
“She had a very hard life and often upset other people while she was intending to do good,” Allyn said. He recalled a conversation near the end of her life: “She said to me in her last days, ‘You know, I think I went a little too far with what I did in Falls Village,’” referring to her outspokenness. He added that after reflecting, “her entire outlook changed.”
The opening reception will be a celebration of Priscilla Belcher’s life, art, and legacy. All are welcome.
For more information visit www.huntlibrary.org/art-wall

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