At a recent Kingston Planning Board meeting, the Kingstonian development team provided an overview of the current project in preparation for a full presentation for the planning board and the public on Monday, May 9. Following the presentation, a public hearing has been scheduled on Tuesday, May 17 for the public to weigh in on the project’s site plan and special use permit approval.
The Kingstonian project development team was present that evening and that included Dennis Larios (President of the Engineering firm Brinnier & Larios), Michael Moriello (Environmental Attorney) and developer Brad Jordan (Herzog Supply Company). Absent again was JM development principal Joseph Bonura. Brad Jordan explained that they had a new partner since they presented their original application, a developer from South Carolina who would be helping to build and finance the project.
Some of the notable items discussed that evening include:
The Kingstonian developers said that they have brought in another partner since the original application was made. It is a developer from South Carolina who will help to build and finance the project. LISTEN
The parking number was (finally) confirmed by the developers. Dennis Larios committed to create 427 parking spaces LISTEN
143 spots, one per residential unit, will have a spot
296 for the public
Hotel will operate with a valet off site
Special deed parking garage: 83.5
READ: The Kingstonian Project will require 343.5 parking spaces per Kingston’s zoning code
Jordan said that there were 1500 spots at Herzog Plaza for overflow. Valet parking will take cars to the plaza. Larios did a calculation of the available parking at the plaza based on the Kingston zoning code. LISTEN
The Kingstonian will charge the same hourly parking as the city, though the monthly rate has still not been finalized according to Kingstonian developer Brad Jordan. LISTEN
The Kingstonian’s small swimming pool, barbecue area and dog park will all be moved to the roof. LISTEN
The City of Kingston water department has done hybrid flood tests at the site because it will require a fire pump and domestic service pump as a multi-story project. LISTEN
The developers said that they had promised during the SEQR process to take as much gravity sewer to the truck station at Frog Alley which they have accomplished. They will also be collecting and treating the stormwater as a redevelopment project with a hydrodynamic separator on the east and west campus in a small rain garden. LISTEN
The pedestrian walkway to the plaza is going to be open for the same hours as Kingston City Parks. “We’re basically treating it like a city park but we’re flexible” LISTEN
There will be a delivery drop off zone in front of the Senate Garage and in the back of the building inside the plaza so that deliveries aren’t blocking a lane of traffic. LISTEN
According to Larios, in 2020, the state adopted a stricter energy code. The city adopted what’s called a “stretch code: which is stricter yet. “Not many designers have worked with the stretch coach in the United States. It’s coming over from Europe code people are having to get up to speed with it but the design team is dealing with the stretch code right now as we speak with the thermal envelope and all the other requirements in that code and it will likely be an all-electric building as well vehicle spaces…” LISTEN
The site plan will be referred to the Ulster County planning board, City of Kingston Engineering, Water Board and Parks and Recreation. LISTEN
We write regarding the zoning amendment request for the Kingstonian project. The Ulster County Planning Board has reviewed the proposed amendment and has determined that, as presented, it is inconsistent with the City’s zoning and Comprehensive Plan. If the amendment is to be adopted, the County has required changes, particularly the inclusion of affordable housing. We urge the Council to make the changes the County requires. Affordable housing is a critical need in Kingston, and there is no reason that a project receiving substantial public subsidies should escape the responsibility to supply affordable units.
Ulster County and the City of Kingston have an affordable housing crisis, with 55% of residents county-wide spending over 30% of their income on rent. When the City adopted the Mixed Use Overlay District in 2005, it called for 20% affordable units per project. Kingston’s 2025 Comprehensive Plan, adopted in 2016, took the mission city-wide, calling for affordable units in all new residential developments throughout the city. Kingston is the only city in the Mid-Hudson region currently pursuing coverage under New York State’s new rent control laws to rein in its spiraling housing costs.
Applying the City’s affordable housing requirements to the proposed 131-unit Kingstonian project would bring much needed affordable units to Kingston families. In contrast, allowing construction of a luxury housing development with no affordable units would only worsen the housing crisis by further gentrifying Uptown and Kingston overall.
If the Common Council has determined that every developer in the city should provide affordable units at their own expense, then the heavily-subsidized Kingstonian project cannot be excused from providing the same.
The Ulster County Planning Board warned in its letter that “it is disquieting that there is little disclosure of the public investment needed to bring the project to fruition.”
The community is aware of at least $6.8 million in taxpayer-funded grants:
* $3.8 million from Governor Cuomo’s Downtown Revitalization Initiative (DRI);
* $2 million has been granted by the Empire State Development Corp;
* A $1 million Restore NY Grant.
Here’s what our community remains in the dark about:
* The value of tax breaks through the Ulster County IDA, which may excuse the developer from paying sales and mortgage taxes, as well as portions of its city, county and school taxes;
* Thevalue of all municipal real estate that will be contributed to the project, including Fair Street Extension, which will be eliminated, and the city parking lot parcel on North Front Street;
* The municipal parking revenue that will be lost once the public lot is sold.
* The cost of any infrastructure upgrades the City will undertake to accommodate the project.
* Any other public grants, tax credits, or subsidies the Kingstonian is seeking.
Therefore, we make two requests of the Common Council:
1. Do not amend the zoning map without also making the changes to the text of the zoning that the County requires. In particular, clarify that new multi-family housing must include affordable units.
2. Step up to your fiduciary responsibilities and provide the community with a full accounting of the public subsidies expected by the Kingstonian project. Ensure that all decisions requiring Common Council approval, including discretionary approvals and funding awards, have been identified and included in the SEQRA review.
On September 26th, a joint meeting was held between the Kingston Planning Board, Historic Landmarks Preservation Commission (HLPC) and the Heritage Area Commission (HAC) to review a new design presented by the Kingstonian project’s architect Mackenzie Architects from Burlington, Vermont. The new design was triggered by a letter submitted by the State Historic Preservation Office (SHPO) on September 19th stating that their current project design would indeed have “adverse effects to the Kingston Stockade Historic District.” It’s what historic preservation advocates had been saying from the start and why, in part, they had advocated for a positive declaration in SEQR. As you may recall, all that is required for a positive declaration (Pos Dec) for a Type 1 action in the State Environmental Quality Review process (SEQR) is for there to be a single potentialadverse environmental impact. SHPO’s letter is confirmation of at least that.
In what typically takes months to address, the architect created a new design in a week’s time (between SHPO’s letter on 9/19 and the special joint meeting on the 9/26), comparing his ongoing process to Beethovan (video #1 starts at 16:46).
The Kingston Planning Board ultimately tabled the discussion. The HLPC also moved to table further consideration. The HAC did not have a quorum so did not vote.
I presume that the architects new design will be submitted to SHPO with comments from the meeting for further comment. The planning board agreed to set a special meeting in October.
The next planning board meeting is scheduled to occur on Monday, October 21 at 6:00pm. Currently, their agenda lists no detail.
The following video is a document of their discussion. Public comment takes place at the top of Video #1.
The meeting was filmed by The Kingston News brought to you by KingstonCitizens.org.
At the end of July, the City of Kingston’s Planning Office posted nine consultant reports pertaining to the proposed Kingstonian project to the City’s website. They were produced on behalf of the applicant, Kingstonian Development LLC, at the request of the Planning Board which they made in their June 4 meeting (see video of that meeting here). The Planning Board as lead agency in the State Environmental Quality Review (SEQR) of this project will weigh this information as it determines its environmental impact.
In that same meeting, in response to a question about the estimated timeline for review, Kingston Planning Director Suzanne Cahill stated that there would be no hearings on the project in the month of August. But on August 2 the Mayor issued a notice announcing two separate hearings for the Kingstonian that month, including one on Monday August 19 in which the Planning Board will hear public testimony on the consultant reports. The August 19 hearing will probably be the only opportunity for the public to raise questions directly to the Planning Board before it makes its determination.
This means that the community was given just 19 days to digest nine reports worth of information about archaeological resources, visual impacts, geotechnical aspects, stormwater capacity, building demolition, traffic, water supply, sewage, and more—subjects few of us are experts in. Feeling overwhelmed? So are we.
TAKE ACTION: Submit a request in writing to the Planning Board that they allow the public more time to review the reports. email@example.com
There is a prevalent misconception that the “environment” in a State Environmental Quality Review pertains only to natural resources when in fact, according to the SEQR Handbook, “The terms ‘archeological’ and ‘historic’ are specifically included in the definition of the ‘environment’ at Part 617.2(l) as physical conditions potentially affected by a project.” The Handbook explains that such resources are:
“… also often referred to as cultural resources. These resources may be located above ground, underground or underwater, and have significance in the history, pre-history, architecture or culture of the nation, the state, or local or tribal communities. Examples include:
The Kingstonian project site features more than one of these resource examples. The site is in an archaeologically-sensitive area; it contains a historic building—the late 19th century hotel building today the Herzog’s Warehouse; and most of the site lies within the National Register Stockade Historic District. It is also in close proximity to the Senate House State Historic Site.
At the behest of the applicant, Joseph Diamond, a well regarded local archaeologist and professor at SUNY New Paltz, conducted a Phase 1A archaeological survey of the project site. A Phase 1A is an initial survey carried out to evaluate the overall sensitivity of the project area for the presence of cultural resources, as well as to guide the field investigation that follows. No subsurface probing is involved. (More information about archaeological surveys can be found here.) In his summary report, Diamond notes that:
“The project area borders a National Register Historic District in a location where subsurface testing has never been undertaken. Potential archaeological deposits include, but are not limited to 1) the 1658 Stockade along the northern edge of North Front Street, 2) the moat constructed by Stuyvesant in June of 1658 which surrounds 3 sides of the stockade area, 3) deposits associated with the 17th-century Dutch and British Colonial Periods, and 4) deposits of Native American origin which may be mixed with or underlie the deposits from the 17th-century Dutch and British.”
Because of the site’s potential to yield significant pre-historic and historic archaeological information, Diamond recommends a Phase 1B field investigation, which would involve subsurface testing at select locations with the use of a backhoe.
In a letter to the Planning Board dated March 11, 2019, the Kingston Historic Landmarks Preservation Commission (HLPC) outlined its concerns about the Kingstonian project. In submitting this letter—which was unanimously approved by the Commission at its March 7 meeting—the HLPC was fulfilling its role as an involved agency in SEQR. However, for reasons that remain dubious, Planning Director Suzanne Cahill advised the Planning Board to disregard that letter as they were reviewing responses from various agencies about the project at its June 4 meeting, confirming that it was still being “deliberated.”
A relevant side note: Shortly after the HLPC’s letter was submitted to the Planning Board, two highly qualified members—a historic preservation specialist and an architect—were dismissed from the HLPC by Mayor Steve Noble. Two other members resigned in protest of his action. Since April, he has appointed four new individuals to the Commission. (See “CoK’s Executive Branch Move to Streamline Commissions May Impair Historic Preservation Efforts,” KingstonCitizens.org, April 4, 2019)
The concerns outlined in the HLPC’s March letter closely follow the SEQR criteria for determining significance, focusing on criterion “(v) the impairment of the character or quality of important historical, archeological, architectural, or aesthetic resources or of existing community or neighborhood character.” Specific concerns identified by the Commission include the potential to uncover archaeological resources; the demolition of the old hotel building and the potential to create a false sense of history by replicating it; the potential for negative impacts on nearby buildings from excavation and pile-driving; the degree of change to the visual context of the historic district and the Senate House caused by the new construction; and the altering of a major geographic feature, the bluff, which is a key element of the district’s significance (this bluff is discussed in a recent editorial in the Kingston Times, “Building on the past: the Stockade District’s tipping point,” July 28, 2019).
While the reports prepared by the applicant’s consultants touch on some of the HLPC’s concerns, many remain open questions.
Suggested requests that members of the public can make to the Planning Board as they review the applicant’s consultant reports:
When will the Phase 1B archaeological investigation be conducted? If significant archaeological resources are discovered, such as evidence of the original stockade, what contingencies will there be to mitigate adverse impacts to them during construction? When will those contingencies be established?
The geotechnical engineer should provide a summary assessment of the risks posed to nearby buildings by excavation and pile-driving for the project and how such risks can be mitigated. This assessment should be comprehensible to the general public.
The applicant must demonstrate in photos and engineering reports the necessity of demolishing the old hotel building. The historic building should be documented in detailed drawings, including floor plans, elevations, and sections.
The applicant must illustrate the measures that will be taken to avoid creating a false sense of history with the replica hotel building. The Secretary of the Interior’s Standards for Reconstruction state that “Reconstruction will be based on the accurate duplication of historic features and elements substantiated by documentary or physical evidence rather than on conjectural designs or the availability of different features from other historic properties. A reconstructed property will re-create the appearance of the non-surviving historic property in materials, design, color and texture.”
Of the ten vantage points illustrated in the visual impact analysis, none show the proposed plaza in any detail, either of it or from it. This is an important experience to understand as it will be wholly new to the Stockade. Another vantage point that needs to be studied is from the intersection of Fair and North Front Street. Oddly, one of the vantage points included in the analysis is a view south along Wall Street with the Kingstonian out of frame. The purpose of showing this is lost on us.
The visual impact analysis does not include a vantage point of the Kingstonian from farther south along Wall Street. The usefulness of the perspective is to demonstrate whether or not the Schwenk Drive side of the Kingstonian development is visible from within the historic district. Other simulations suggest that the north side rises to a greater height than the development’s North Front Street building.
The rendered perspectives show that the North Front Street garage entrance will be on axis Wall Street making this utilitarian building feature visible from a great distance.
Recognizing that the bluff is significant not only to the story of the historic district but to the history of the settlement of New York state and the nation and that the proposed changes to this feature would be irreversible, what options are there to mitigate this negative impact? The applicant and their architect should study this question carefully.
These questions address only the historic and archaeological aspects of the project. Not touched upon here are concerns about traffic, storm water management, water supply, sewage, sustainability, and the lack of affordable housing. Each merit careful scrutiny by the community. With just four days left before the Planning Board’s public hearing, it is not likely that will happen.
WHEN City of Kingston City Hall
Council Chambers (Top Floor)
MORE After general announcements and introductions, the first order of “regular business” includes public speaking for any planning related topic. Please plan to keep your comments to 2 minutes or less to accommodate more speakers.
SIGN THE PETITION In the meantime, if you are a Kingston resident or business owner, please sign the PETITION to request a Pos Dec and 90-day scoping period.
By Rebecca Martin
On Monday, March 18th beginning at 6:00pm, the Kingston Planning Board is anticipated to accept their role as Lead Agency for the proposed Kingstonian Project, a Type 1 action in the State Environmental Quality Review (SEQR). As Lead Agency, they will make a Positive (Pos) or Negative (Neg) Declaration (Dec) determination for the project.
This is a critical moment in determining what the public review process will be for this project going forward. A transparent and inclusive SEQR process is the public’s rightful opportunity to address important concerns in a comprehensive manner. It also establishes a strong framework for communication among government agencies, project sponsors, and the general public. This is NOT a campaign to stop a development. This is about ensuring that whatever gets built benefits the Kingston community to the greatest extent possible and that adverse impacts are avoided or mitigated.
At tonight’s City of Kingston Planning Board meeting, there are three topics that we are following. You can view them below to learn what they are and suggestions for what the public can do.
The meeting will be held at Kingston City Hall (420 Broadway) 3rd Floor, Council Chambers. For items without a public hearing, please arrive early to sign-up to speak. Public comment occurs at the top of the planning board meeting. Tonight’s meeting will be filmed by The Kingston News thanks to KingstonCitizens.org
Verizon Wireless Communication Tower in Ward 7
Item #7: #261 Flatbush Avenue SPECIAL PERMIT/SITE PLAN to install a wireless service facility/communication tower. SBL 48.74-4-31. SEQR Determination. Zone RR. Ward 7. Cellco Partnership d/b/a Verizon Wireless/applicant; John & Tirzah Sheehy/owner.
WHAT IS THIS?
When this item came up last month at the October Planning Board meeting, the Board “voted unanimously to table the application and refer it to the Ulster County Planning Board. Staff will work with the applicants on preparation of visual simulations as well as a balloon test to show the height of the tower. The public hearing will remain open until the November Planning Board meeting.” Ward 7 Alderman Patrick O’Reilly spoke during public comment (O’Reilly represents Ward 7 where the communication tower is being proposed). According to last month’s minutes, O’Reilly was “interested in knowing how much radiation is emitted from these types of towers. He said that there are already cell towers on top of the neighboring water tower and that this would be in addition to those. Also, he is interested in the visual of the tower and how it would look from the surrounding neighborhoods. He said that there are beautiful views in that area and he would like to know how these views would be affected.”
Of note, the location of this tower is in close proximity to one of Kingston’s public housing complexes.
Recently, a citizen of the City of Kingston who lives near a new proposed Gas Regulating System to be located at 245 Washington Avenue by Central Hudson contacted us with some concerns. Gas and Electric Magnetic Field (EMF) Substations are a part of our landscape in Kingston, given the need for gas and electric in our daily lives.
But process is key, and it was the process that peeked our interest.