Kingston Approves 42-Unit Frog Alley Housing Project

This article examines Kingston’s unanimous Planning Board decision to approve a 42-unit mixed-use development on Frog Alley, next to Deising’s Bakery. It highlights the Dutch-style “rowhouse court” design and the pedestrian and bicycle-friendly public spaces.

The project includes a complex mix of affordable and workforce housing funded in part by county dollars. Its layout, funding strategy, and regulatory approvals show how form-based coding and community amenities shape urban infill in Kingston.

Architectural Concept and Urban Form

The development uses a Dutch-inspired rowhouse court design, blending residential units with pedestrian and bicycle spaces that run through and between buildings. This layout is meant to encourage daily interactions and walkable connections to Uptown Kingston and Kingston Plaza.

The site sits next to Deising’s Bakery, using the existing neighborhood activity to create a lively ground-floor space.

Key Design Features

Key elements include a mix of uses, accessible public areas, and careful building massing to fit the historic surroundings. The project was changed from a 2025 proposal by removing four townhomes and adding space for an electrical transformer, more handicapped parking, and loading zones.

Improvements to the public areas focus on bike parking and shared green spaces to support different ways of getting around.

• Unit mix: 1 studio, 17 one-bedrooms, 18 two-bedrooms, 4 three-bedrooms, and 2 live-work units
• Extensive bike parking and shared green space integrated with building footprints
• Public realm designed to connect with Uptown and Kingston Plaza

Affordability Strategy and Funding Landscape

The project follows Kingston’s form-based code and uses Ulster County funding to support its affordability goals. A main goal is to keep some apartments affordable for long-term residents, working with county and city programs.

Affordability Targets and Funding Commitments

At least a dozen units have rent restrictions: five units at 60% AMI, one unit at 80% AMI (per Ulster County funding), plus the city’s five “affordable” (80% AMI) units and two workforce units at 120% AMI. Developer Lefkowitz may offer more units at 80% AMI, depending on financing.

County Deputy Executive Amberly Jane Campbell confirmed the project received $380,000 from the Housing Action Fund, with affordability covenants meant to last for decades. Critics have questioned the 80% AMI designation, since it means rents around $1,678 for a studio and up to $2,492 for a three-bedroom under 2026 AMI projections.

• Total affordable commitments: 5 units at 60% AMI, 1 unit at 80% AMI, 5 city-designated affordable units at 80% AMI, and 2 workforce units at 120% AMI
• County funding: $380,000 from the Housing Action Fund, with long-term affordability covenants
• Debate over 80% AMI thresholds and rent levels, subject to 2026 AMI updates

Timeline, Fees, and Regulatory Compliance

Lefkowitz expects construction could begin this fall if permits are approved on time. The build is estimated to take 14–18 months, with a possible opening in early 2028.

The developer must pay a $91,000 fee in lieu of parkland to support Kingston’s Recreation Fund. The project meets Kingston Fire Department standards for emergency access and pavement strength.

A state historic review found no impact on the nearby Louw Bogardus stone house ruins. Planned tree plantings will exceed requirements for the removal of a large tree.

Community Review and Planning Board Feedback

Planning Board members praised the design for its community-building potential. They highlighted its walkability to Uptown and Kingston Plaza.

They commended the collaborative revisions with the developer and architect Alessandro Ronfini. The project aligns with current planning norms and enhances the neighborhood’s urban fabric.

 
Here is the source article for this story: Kingston Planning Board OKs 42-unit Frog Alley housing project