January 07, 2026 Meeting Minutes

Page Status

APPROVED

Date

Jan 7, 2026

Planning Board Members

Present

Robert Bellinger (Planning Board Chair)
Rebecca Harcleroad (Deputy Planning Board Chair)
John Ross
Craig Dombrowski
Stephen Thibeault
George Weidler
Jon Hardy
Jeremy Steuhl (Planning Board Secretary)
Andrew Howard (Planning Board Attorney)
Michelle Mormile (Town Engineer)

Absent

None

Participants

Pat Prendergast
Jeff Hubbard
Frank Doherty
Kayla Shea
Samantha Cummings
Bob Beckmann
Charles Webber

Correspondence

Applicants for the following applications did contact me and said they would not be ready to return to the Planning Board this month with updates for their projects:
- PB-152: Special Use Permit [Fumbo Realty, LLC]
- PB-174: Special Use Permit [Sunfair Farm LLC]
- PB-186: Special Use Permit [Ian Bullis]
  - Applicant does have survey done. It was not in time for this meeting. Unfortunately he cannot make the February meeting and asked to be on the March agenda.

Applications

Public Hearing

PB-156: Site Plan Approval [Chansog Kim]
A Site Plan Review for construction of a commercial greenhouse for cannabis growing at 3461 State Route 9 Hudson, 140.-1-17.200.
PB-189: Subdivision [Red Wing Properties]
A Major Subdivision application to create 2 parcels at 1356 County Route 19 at 192.00-1-21.3.
PB-191: Special Use Permit [Beckmann Land Company LLC]
PB-193: Site Plan Approval [Beckmann Land Company LLC]
A Special Use Permit and Site Plan Review to increase the size of the existing non-conforming building by more than 50% and the construction of an accessory structure level 2 building (50'x100') at 492 State Route 82 161.-1-22.

Old Business

PB-172: Subdivision [Charles & Felicia Webber]
A Major Subdivision application to create 4 parcels of off Maple Lane at 170.-2-6.122

New Business

None

Minutes

Meeting started with the Pledge of Allegiance at 19:00.
Moment of silence was held for Charles Schneider.
Roll call at 19:02.
Motion to accept minutes from Dec 3, 2025 was made by George Weidler, 2nd by Rebecca Harcleroad.
All in favor. Motion approved.
Jeremy Steuhl updated the board on correspondence.

PB-156: Site Plan Approval [Chansog Kim]

Motion to resume the public hearing for application PB-156 was made by John Ross, 2nd by George Weidler. All in favor. Motion approved.
Public hearing opened at 19:04.
Pat Prendergast, along with Mr. Frank Kim and Jeff Hubbard presented updates to the public for their application for Site Plan Review for construction of a commercial greenhouse for cannabis growing at 3461 State Route 9 Hudson, 140.-1-17.200
Pat Prendergast commented on the letter from Mike Sassi about DOT approval. Pat Prendergast Wrote to DOT and they provided a letter that they didn’t have any issue with their access. Other question about odor control. Pat said that they are already using Best Available Technology (BAT).

There will be no signs or public access for the public.
They are 750ft away from nearest neighbor.
Robert Bellinger asked if Office of Cannabis Management (OCM) came down to look at the site. Jeff Hubbard said they don’t do that and they approved the site. OCM knows this is the site and issued the license.
Robert Bellinger opened for public comment.

Public comment:

Mike Sassi commented on the letter he wrote. He is resident of Germantown. Commented that it is a great project and people are happy about new business in the community to increase tax base etc. People are concerned about future unregulated development and odor from the cannabis operation. Concerned about future growth and future development. Discussed the odor elimination plan provided by the applicant. Does not see plan sheet or layout, see’s a CFM, but no independent analysis. Propose that an independent expert is hired, paid for by the applicant, to review and make recommendations as a condition of the permit. Talked about the difference between Best Available Technology (BAT) and Best Practicable Technology (BPT). This project is calling for BAT, but based on the documentation he has, he does not believe it’s BAT. Suggests that the Town hires an independent expert, paid for by the applicant. That expert would conduct a planned inspection for each year. 3 times the first year, 2 times the second year and then 1 time 3rd year etc, assuming the expert agrees after each inspection all is well.

Emily Kress provided letters from the Pinewood Mobile Home Park.

Tom Alvarez from 30 Bells Pond Rd, whose property surrounds the applicant. He has 9 more petitions from residents of the community at bells pond in opposition of the project. He read the letter and provided a copy to the board.

Dave Kimball commented about NYS implementing something and then in a few years, the state changes their mind because they have problems. He believes down the road, this will be a problem.
Chuck Webber commented on how important experts are and his experiences, where people think it’s one thing and then find out it’s another.
Desiree Webber commented about the zoning book and projects being compatible with the neighborhood. She thinks that it needs to be taken into strong consideration, especially for the residents that live right next door. She think that the applicant needs to provide specific examples of other companies that are using these air scrubbers and the town contact them directly.
Robert Bellinger ask if the board had any comments or questions. Board had no comment.
Robert Bellinger asked if we should have a vote tonight or extend public hearing to get more information. Board members agreed to extend the public hearing.
Robert Bellinger would like to review the documents provided recently about the air scrubbers.
Attorney Howard commented on getting an expert involved to determine if this really is BAT. Stephen Thibeault asked if there was a representative on the air scrubbers. Pat Prendergast said he would look into it.
George Weidler asked about a condition that it’s reviewed each year and for BAT at the time of each inspection, that the condition would require them to approve the air scrubbers to what is BAT at the time. Attorney Howard said that is something we can consider.
Motion to adjourn the pubic hearing to Feb 4, 2026 was made by George Weidler, 2nd by Stephen Thibeault.
All in favor. Motion approved.
Public hearing adjourned at 19:28.
Pat Prendergast said he will be in contact with Michelle Mormile to discuss air scrubber review.
Applicant will return at the Feb 4, 2026 meeting to continue the public hearing.
Additional $3000 in escrow was requested.

PB-189: Subdivision [Red Wing Properties]

Motion to open the public hearing for application PB-189 was made by Craig Dombrowski, 2nd by Rebecca Harcleroad. All in favor. Motion approved.
Public hearing opened at 19:31.
Frank Doherty presented a Major Subdivision application to create 2 parcels at 1356 County Route 19 at 192.00-1-21.3.
Frank Doherty provided mail receipts.

Neighbors (Kayla Shea) have been using the 19 acres to raise livestock. They want to purchase that property. No other changes. They want to continue to raise cattle.
Robert Bellinger asked if they had CCDOT approval. Yes, they have approved access letter.
Frank Doherty pointed the access out on the map. Kayla spoke about the exact location.
Robert Bellinger asked if there was public comment. One comment about where this location is compared to their property. It was discussed. They also asked the type of livestock. Cattle is currently what is being raised.
Motion to close the pubic hearing was made by John Ross, 2nd by Rebecca Harcleroad.
All in favor. Motion approved.
Public hearing closed at 19:35.
Attorney Howard read through the SEAF part 2.
All answers are No or Small Impact.

Motion to accept negative declaration made by John Ross, 2nd by Craig Dombrowski.
All in favor, motion approved.
Attorney Howard provided resolution to the board.

Motion to accept the resolution was made by Stephen Thibeault, 2nd by George Weidler.

Vote as follows:

Vote as follows:
Robert Bellinger	Aye
Rebecca Harcleroad	Aye
Stephen Thibeault	Aye
John Ross	Aye
Jon Hardy	Aye
Craig Dombrowski	Aye
George Weidler	Aye

All in favor, motion approved.

PB-191: Special Use Permit [Beckmann Land Company LLC]
PB-193: Site Plan Approval [Beckmann Land Company LLC]

Motion to open the public hearing for application PB-191/193 was made by Craig Dombrowski, 2nd by Rebecca Harcleroad.
All in favor. Motion approved.
Public hearing opened at 19:41
Samantha Cummings presented a Special Use Permit and Site Plan Review to increase the size of the existing non-conforming building by more than 50% and the construction of an accessory structure level 2 building (50'x100').
Samantha Cummings provided copies of mail receipts.

Samantha Cummings provided copy of NYSDOT approval letter.

Started with existing conditions. There are two existing buildings on the site. There are wetlands in the rear, but they are 100' feet away and there’s no disturbance.
Proposing an addition to the front building that would connect and enlarge. The one building is non-conforming already, but the addition is conforming. Adding an additional 5000 sqft building in the back for storage.
Discussed addressing Michelle Mormile’s comments. Monday they met with DOT and got a review letter. The letter was provided to the board.
Discussed CCPB letter #7. Proposed use of the storage building. Bob Beckmann said it’s for car parts and pieces for the cars they restore. Not planning to expand, just need more space.
Robert Bellinger asked about not having floor drains, where does the dust go from the work they do. The tools they are dust free machines. No wet sanding.
George Weidler asked if will have onsite washing of cars, Bob Beckmann said that would be outside.
Robert Bellinger asked if they have paint shop. Not at this time, but possible in the future.
Robert Bellinger asked if they have a license as a vehicle repair shop. They do. It’s issued through the state.
Robert Bellinger asked if the public had any comment.
Robert Bellinger asked if they plan to increase employees. Bob Beckmann said no at this time. Robert Bellinger wants a stipulation on the permit that if they plan to expand staff, they would have to come back to the board.
Robert Bellinger asked if the board had any comment.
Jon Hardy asked if there’s a plan for fire detection. No central system.
Joe Palumbo from Livingston asked if just restoration or if there was collision or towing. Possibly collision, but mainly just restoration. No plans to make it a towing facility. Joe believe there’s more going on there than just restoration.
George Weidler asked if there was a break in use over 12 months. Bob Beckmann said no. Before he purchased the property, he was concerned about the continuation of business. He contacted the building department and the Code Enforcement Officer at the time, Dennis, which he wrote a letter that he was okay to continue the business.
George Weidler asked about the towing. Bob Beckmann said it’s just a continuation of the business that has been operating there. George Weidler asked if the Special Use carries forward with this. Attorney Howard said yes.
Attorney Howard asked Bob Beckmann to provide a copy of the letter to the board so that can be used as a reference in the resolution.
Samantha Cummings asked about the condition of hiring employees. Only 1 employee requires a change. The board said yes.
James Guzzi commented about the expansion of the use and the percentage. Do they have to get a Use Variance? Attorney Howard read the code where the special use permit has to be submitted, not a use variance.
Motion to adjourn the pubic hearing until Feb 4, 2026 was made by George Weidler, 2nd by Stephen Thibeault.
All in favor. Motion approved.
Public hearing adjourned at 20:02.
Samantha Cummings asked if there was any changes needed to site plan. Not at this time.
Applicant will return to the Feb 4, 2026 meeting.

PB-172: Subdivision [Charles & Felicia Webber]

Charles Webber presented a Major Subdivision application to create 4 parcels of off Maple Lane at 170.-2-6.122.
Robert Bellinger talked about the new maps.
There’s an easement proposed for the airport runway through the new lots. Robert Bellinger doesn’t think that’s a good idea. Especially if you sell any these lots in the future.
Robert Bellinger brought up the contour map. Contour lines should show throughout the entire parcel.
Robert Bellinger commented regarding the neighbors showing as “n/f”. They should list who actually owns the property.
Robert Bellinger, should remove anything that’s on the map that’s not there. Anything that is there, should be added/changed from “proposed” to what is actually there. Ex. The septic system for the house. It actually is there, but it shows as “proposed”.
Robert Bellinger asked about any progress made with driveway access and whether anyone from the town has been out to look at it. He’s working on submitting the application.
Discussion about the easement for the runway came up. Chuck Webber commented that he takes off and lands there once a year. Robert Bellinger said he doesn’t want to have an easement for a runway. It seems it would be a safety issue.
Applicant took advice from the board and will make decision on how to proceed.

There being no further business, a motion to adjourn was made by George Weidler, 2nd by Rebecca Harcleroad.
All present voted AYE. Motion passed.
Next scheduled meeting will be held Feb 4, 2026
Meeting closed at 20:17.

Respectfully submitted,

Jeremy Steuhl
Secretary Livingston Planning Board

FOR INTERNAL USE

Applications Mentioned in this Document