Eastdale Main Street Village in Poughkeepsie is one of the first new urban projects of village scale and character in Upstate New York, providing a model for developers elsewhere in slow-growing parts of the state. 

Main Street spans State Route 44, the Dutchess Turnpike, which has been subject to low-density commercial and residential development since the mid-20th Century. The village initiated sidewalks, crosswalks, bump-outs to reduce the crossing distance, and on-street parking that slows traffic to begin transforming that section of the highway, which is in the Town of Poughkeepsie, about two miles east of the City.

The 60-acre village, which won a Charter Award this year for its four-block-long Main Street, is diverse in its uses and building types. Residential types include elevator apartments, walk-up flats, townhouses, apartments above retail, and the preservation of a historic farmhouse totaling more than 400 living spaces. Shops include a small grocery store, flowers, home decor, pet supplies, and boutique and specialty stores. Ten different kinds of restaurants and cafes, from ice cream to fine dining, occupy the main street. A range of services is offered, including medical offices, hair and nail salons, fitness, physical therapy, and insurance. Commercial space totals 120,000 square feet. A variety of parks and public spaces, including a green with events such as markets and concerts, a playground, access to the Wappingers Creek and stream side trails, a dog park, and a bocce court promote outdoor activity.

“[Eastdale Village] is a great example of how the public and private sector can work together to do great things,” declares former U.S. Representative and U.S. Ambassador Sean Patrick Maloney.

Instead of standard retail leasing arrangements, Eastdale Village offers business owners the opportunity to purchase fee-simple lots where they can build their shops with residential units above, the design team explains. “This unique ownership model enables entrepreneurs to offset their mortgage costs through rental income from the upper-level apartments. For emerging businesses, the development provides small incubator cottages, creating an accessible entry point into the community's commercial ecosystem.”

The design team notes how Eastdale Main Street Village promotes New Urbanism principles:

• The mix of residential, shops, restaurants, office space, and public space creates a true live-work-play environment that supports a 24-hour community where residents can meet most daily needs within walking distance.
• The diverse housing options promote affordability and attract a varied population, advancing inclusive communities.
• The design prioritizes pedestrian-friendly streets and public spaces, encouraging walking and reducing car dependence, and promoting health and social interaction.
• An innovative approach to commercial space ownership and the provision of incubator cottages for startups directly supports local entrepreneurship and economic development.
• The development's lively streets, sidewalks, and greens are vibrant public spaces encouraging community interaction and engagement.
• By attracting visitors from the broader Hudson Bay region, the village demonstrates sensitivity to regional character and traditions. Many of the designs were inspired by the architectural heritage of the region.
• The mixed-use, walkable character of the village is more sustainable and compact than conventional suburban sprawl.

The project's implementation strategy has focused on organic growth and careful phasing. The development team began by establishing a critical mass of residential units to support commercial vitality, then introduced commercial spaces while developing public amenities and community programming. “This measured approach has allowed the community to evolve naturally while maintaining its commitment to New Urbanist principles,” notes the design team.

The 2025 Charter Awards will be presented at CNU33 in Providence, Rhode Island, on June 12.

Eastdale Main Street Village, Poughkeepsie, NY: 

• Union Studio Architecture & Community Design, Principal firm
• Kirchhoff, Developer
• Hudson Highlands, Construction team

2025 CNU Charter Awards Jury

• Rico Quirindongo (chair), Director, City of Seattle Office of Planning and Community Development
• Majora Carter, CEO of Majora Carter Group in the Bronx, New York City
• Jake Day, Maryland Secretary of Housing and Community Development
• Anne Fairfax, Principal, Fairfax & Sammons in New York, NY, and Palm Beach, FL
• Eric Kronberg, Principal, Kronberg Urbanists + Architects in Atlanta, GA
• Steven Lewis, Principal, ZGF Architects in Greater Los Angeles, CA
• Donna Moodie, Chief Impact Officer, Urban League of Metropolitan Seattle
• Joe Nickol, Principal, Yard & Company in Cincinnati, OH