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.
Graham Corrigan
Ivan Howe, 13, performs as Peter Pan at the Sharon Playhouse in Sharon, Connecticut. Howe began his acting career on stage at the Playhouse in “Oliver!” in 2023 and has since performed on stage and even taken a supporting role in the Netflix miniseries “Eric” starring British actor Benedict Cumberbatch.
MILLBROOK — Ivan Howe’s acting career might be growing faster than he is.
In 2023, the Indian Mountain School student and Millbrook native landed his first title role in Sharon Playhouse’s production of “Oliver!” Three years later, he’s about to start high school having shared the screen with Marvel superheroes.
In addition to multiple performances on stage, the 13-year-old rising freshman has already logged a credit on a Netflix show — a 2024 miniseries starring Benedict Cumberbatch called “Eric.”
It didn’t happen by design — Howe’s parents are educators, and his older siblings had other interests. It was a trip to the Playhouse that originally sparked the idea of acting. “I wanted to be an actor because my best friend acted in plays,” Howe said. “I thought that was the coolest thing ever.”
Ivan’s parents Jeni and Jonathan were supportive of the idea. Jonathan had acted in college, and Sharon Playhouse provided a great place to learn. A role in “Elf Jr.” was Ivan’s first role, and “Oliver!” happened soon after. “The Sharon Playhouse is where I found my feet as an actor,” Howe said. “I did my first show there, and I’ve met so many friends and mentors there.”
Ivan’s optimistic perspective may have landed him big roles, but onscreen, he’s become known for something quite different. With dark curly hair and a quiet, commanding presence, he’s often been cast as the brooding, troubled character.
That’s especially true in “Eric,” the 2024 Netflix series that introduced Howe to a much larger audience. He plays Edgar, the son of troubled parents who disappears mysteriously in the streets of New York City. “Edgar wasn’t necessarily a bright and cheerful character,” Howe said, “and I really like characters like that. It would be fun to be in a comedy, but I like the characters who have more depth.”
The series was filmed in Budapest and co-stars Gabby Hoffman and Benedict Cumberbatch, who Ivan idolized from his role as Dr. Strange in the Marvel movies. “I’m obsessed with all things Marvel,” he says, and relished the opportunity to talk shop with one of its tentpole characters. Cumberbatch is a professed fan of the original comic books, too, and by the end of shooting “Eric,” the two actors were sharing meals at a local Hungarian restaurant near the set.
“It was amazing to see all these professional actors, like Gabby and Benedict, in their environment,” he said. “It was a big inspiration for me.”
The cameras represented a big change for Howe, whose previous acting experience had mostly been onstage. The scale of a major Netflix production required him to adapt quickly.
“I was the only kid on set,” Howe said. “It taught me that it’s really a professional workplace, and I learned how to tune out everything except for the scene.”
Easier said than done — especially compared to the live energy of a stage. “In theater, you just have to go with it…but with screen, you have the chance to adjust things.”
After the success of “Eric,” Howe returned to the stage. He played two lead roles: Josh Baskin in “Big” at Sheldrake’s Stagedoor Manor, then returned to the Sharon Playhouse stage as Peter Pan. He’ll be performing in “The Saviors” at the Atlantic Theater Company before starting high school in the fall. In between rehearsals, Howe likes to volunteer at the Trevor Zoo.
As for advice for other aspiring actors — Howe said that feeling uncomfortable is a sign you’re headed in the right direction.
“The hardest part of acting, to me, can be feeling self-conscious,” he said. “Sometimes I can feel myself not acting to the fullest because of thatbarrier. But when I finally do, it’s so much easier. Fight your way into whatever you want to do.”
Nathan Miller
Caroline Farr-Killmer has been leading the effort to rebuild Millerton’s fire-ravaged Water Department building since last February.
MILLERTON — Village officials expect a rebuild of the fire-ravaged Water Department building to begin soon, with the aim of completing it before the end of summer.
Fire project manager Caroline Farr-Killmer has been managing the effort to demolish and rebuild the village’s Public Works Department building since a fire destroyed it and all the equipment inside last winter. She said that Dutchess County Department of Health approval is the last hurdle for a new Water Department building before construction can start.
Millerton Mayor Jenn Najdek said she expects construction to start as soon as the designs get approval from the health department.
Officials described the new Water Department building as an urgent need. Farr-Killmer explained the village’s water system has been operating with just one operational well, causing concerns about potential water shortages at that wellhead and its longevity. The village cannot operate the second well until it is enclosed in a structure, Farr-Killmer said.
Najdek doesn’t expect Millerton’s upcoming 175th anniversary celebration to impact the construction. She said health department approval should be arriving within the week, and the 400-square-foot building likely wouldn’t take long to construct. She clarified that there is no clear timeline at this moment, but expects to get work started as soon as approvals come in.
Millerton’s Water and Highway building caught fire last February, destroying the structure and all of the village’s road maintenance and police equipment. Since then, property restoration firm BELFOR has been working to clear and prep the site for a brand new set of buildings.
Farr-Killmer explained the Water Department building, which will house one of Millerton’s municipal wells, must now be a separate structure from the Highway Department building due to environmental and health regulations. Municipal wells require up to a 200-foot buffer from other structures to prevent drinking water contamination.
Nathan Miller
Kanchisar Jiradhanaiphat, left, and John Schildbach plan to open Muanjai Tea on Main Street in Millerton in early July.
MILLERTON — The opening of a proposed Thai tea shop on Main Street has been delayed while owners await approval from the Dutchess County Department of Health.
John Schildbach, who plans to open the shop with his wife, Kanchisar Jiradhanaiphat, in the former Candy-O’s space, said plans to include seating have complicated the approval process because of the building’s existing septic system.
Candy-O’s, a candy shop which relocated farther down Main Street earlier this year, did not provide seating for customers, allowing it to operate with a smaller septic system under Department of Health regulations.
Schildbach, who wants to add 20 seats, said an engineer has signed off on plans for the tea shop and sent a recommendation to the Department of Health. Despite that recommendation, the shop had to push back the original June 6 opening date.
“We haven’t even started buildout,” Schildbach said. “If I can get everything moving, it’ll probably be early July now.”
Schildbach said interior renovations to the shop couldn’t begin until the business had received permits from the health department. A series of scheduling conflicts meant the engineer couldn’t get to the shop until the first week of June, but Schildbach said he was staying patient.
“You’re always waiting on the people who are in charge,” Schildbach said.
Schildbach said he hopes to receive approval for 20 seats in the shop, but expects the health department to reduce indoor seating slightly.
If that happens, Schildbach said it will only hamper the space’s indoor capacity until Millerton’s municipal wastewater system is installed, which is expected to be complete in 2028. He expects to receive approval for 12 to 14 seats inside the café for the time being.
Department of Health approvals are the last hurdle holding things back, Schildbach said. Once that approval has been obtained, Schildbach said village building officials are prepared to issue permits for the interior renovations and he is ready to get to work.
The shop is targeting an early July opening date, with a goal of opening before Millerton’s 175th celebration set for July 11 to 19.

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Graham Corrigan
Jennifer Burgen, right, and Michael Burgen now own Babette’s Kitchen on Franklin Avenue in Millbrook. The duo have worked at the shop since 2024.
MILLBROOK — A local eatery that has operated on Millbrook’s Franklin Avenue for more than 20 years is changing ownership.
The new owners at Babette’s Kitchen are two longtime employees. Jennifer Burgen, who has worked at Babette’s for the last three years, and Michael Burgen, who joined the kitchen in December 2024, took over earlier this month. Michael had previously been a general manager at Fern in Lakeville.
The couple has long dreamed of running their own restaurant, so when Babette’s co-founders Buffy Arbogast and Beth Daidone expressed a desire to find new owners, the Burgens jumped at the chance.
“We’re excited to continue the legacy that Beth and Buffy started,” said Jennifer Burgen. “We like to say that they kept it in the family.”
For 22 years, Babette’s Kitchen has been a Millbrook staple for coffee, breakfast, lunch and catering. With an emphasis on local produce and a menu sourced from nearby farms, Babette’s has gained regional acclaim for its inventive menu and extensive pastry offerings. Their buttermilk biscuits, frittatas, and seasonal rotations have made the 20-seat café a weekend favorite for locals and weekenders alike.
Like Babette’s founders, the Burgens graduated from the Culinary Institute of America, a culinary school based in Hyde Park. When Babette’s founder Arbogast attended in 2004, she was at the forefront of a gastronomic migration.
The Burgens are part of the second wave, and are committed to keeping Babette’s core menu intact. “We’re not doing any changes for the first couple of years, but in the long term, we’d love to bring some family recipes out,” Burgen said. “My grandmother was a great cook, and Mike’s grandmother was an amazing baker.”
Michael Burgen was raised in the Buffalo area, and he’s looking forward to bringing some of the flavors of Western New York to Babette’s. “There’s a great little food scene up there,” Michael Burgen said. “But a lot of the items are very regional. You don’t really see them in other parts of the state. It’ll be fun to see people experience that.” That will eventually include Buffalo wings during football season, and Beef on Weck, a Buffalo classic that features thinly sliced roast beef on a kummelweck roll with horseradish and caraway seeds.
In the meantime, however, the Burgens are running the kitchen Beth and Buffy have perfected over two decades with little change.
“They’ve built such a great place,” says Michael Burgen, “and it has such a loyal following.” Michael has spent much of the last 18 months learning the ins and outs at Beth’s elbow: her flavors, her systems, and her kitchen space. “Every kitchen is different,” he said. “So her showing me her ways of operating with the equipment was a big part of the production. It takes a lot of the guesswork out.”
For their part, the now-previous owners of Babette’s feel like they’ve found the right team to continue their legacy. In a message posted earlier this week, Arbogast said the Burgens “are the perfect pair to keep Babette’s true to its roots, but to move it forward with fresh bright ideas.”
Millerton News
CANAAN — Anita L. (King) Gochey, 85, of 77 South Canaan Rd. died June 5, 2026, at Geer Village. She was the wife of the late Lester Gochey. Anita was born July 16, 1940,in Winsted, daughter of the late Ivan and Irene (Dulude) King.
Anita was well known throughout the Northwest Corner. She worked for many local businesses and organizations. Anita worked at the Rexall Drug Store, C.A. Lindell and Sons, Bob’s Clothing, Brooks Pharmacy, and the Housatonic Valley Regional High School in the cafeteria.She used her skills in calligraphy to complete the record books for the North Canaan Congregational Church.Anita’s daughter remembers her as being very creative with cardboard, and a loving mom.
Anita is survived by her son Raymond Gochey and his fiancee’ Chris Filkins of Hinsdale, Massachusetts; and her daughter Michele O’Brien of Sharon. She is also survived by her sister Denise Warner of Torrington and her brother Arthur King of Danbury. Her three grandchildren, Kyle Gochey of Pittsfield, Massachusetts, Cody O’Brien of Georgia, and Sabrina O’Brien of Falls Village. Anita was predeceased by her brother, Martin King.
A Celebration of Anita’s life will be held on Saturday June 20, 2026, at 2:00 p.m. in the Newkirk-Palmer Funeral Home 118 Main St. Canaan, CT 06018.
Nathan Miller
Carol Kneeland, left, Cyndhia Valle, center, and Irene Banning knit together on North East Community Center’s back porch during the first “Community Porch Party” on Wednesday, June 3.
MILLERTON — A new pilot program at the North East Community Center aims to bring in community members for chill hangs at the nonprofit’s office on South Center Street this summer.
The weekly “Community Porch Party” is an evolution of senior administrative assistant Ash Baldwin’s “Craft Collective,” which invited community members to enjoy a group crafting session where participants were encouraged to bring individual projects, swap tips and be together. The gathering on Wednesday, June 3, and the preceding “Craft Collective” meetings are part of a broader effort to provide accessible, community-building programming.
The pilot program is set to run every Wednesday through the end of July.
NECC board chair and interim Executive Director Irene Banning joined Baldwin along with Millerton resident Carol Kneeland and Pine Plains resident Cyndhia Valle at the program’s opening night. Kneeland brought enough knitting needles and yarn to go around, and taught Valle how to get started making a knitted square.
“She’s a total pro of 40 minutes,” Kneeland said, knitting needles in hand.
Banning said the community center is working to return to a former status as a community hub. She remembered the COVID-19 pandemic as a turning point for the organization, when it shifted to providing crisis management programs such as its food pantry and housing assistance.
While those programs are still important to NECC’s mission, Banning said, community building is equally so.
She recalled needing an outlet for social interaction when her son moved away from her home, prompting her to find a knitting group based out of Pine Plains.
“One day I just picked up my knitting and I decided to go,” Banning said. “It’s been a fabulous thing.”
The “Community Porch Party” is less focused on the crafting, and instead on just providing an opportunity for people to enjoy a nice yard and a chat with fellow community members. Baldwin and Banning assembled sweet treats and snacks for people to eat, and crafters are encouraged to bring a project but it’s not required.
The effort stems from a recognition that social interaction can be difficult to come by in northeast Dutchess County.
“It’s so hostile out there, and you always have to be careful about what you say or what you don’t say,” Banning said. “Just to have a place where that doesn’t matter is really nice.”
NECC’s “Community Porch Party” is set for Wednesdays from 3 p.m. to 5:30 through July 29.

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