February 04, 2026 Meeting Minutes

Page Status

APPROVED

 Date

Feb 4, 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

• Kristal Heinz

• Jeff Hubbard

• Frank Kim

• Paul Kim

• Andrew Didio

• Samantha Cummings

• Bob Beckmann

• Mark Fumasoli

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-174: Special Use Permit [Sunfair Farm LLC]

• Attorney William Better for PB-206: Lot Line Adjustment [Black Bridge, LLC] sent in an email this morning that his client needed to revise his map and would like to be removed from tonights agenda and added to 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-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-152: Special Use Permit [Fumbo Realty, LLC]
  A Special Use Permit for an ice cream stand and farmers market at 669 CR-2 Elizaville, 201.-1-32.100.

New Business

• None

Minutes

• Meeting started with the Pledge of Allegiance at 19:00.

• Roll call at 19:01.

• Motion to accept minutes from Jan 7, 2026 was made by Craig Dombrowski, 2nd by George Weidler.

• 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 Stephen Thibeault, 2nd by John Ross. All in favor. Motion approved.

• Public hearing opened at 19:02.

• Pat Prendergast, along with Frank Kim, Paul Kim, Jeff Hubbard, Kristal Heinz Esq. 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 displayed the maps and commented:

  • He has been in contact with OCM (Office of Cannabis Management). Submitted this correspondence to the board. Discussed setbacks for the cultivation. There are no setbacks (required to be a certain distance from schools, homes etc) for that required by the state. If it was a dispensary, it would required setbacks.

  • If they don’t have the commercial greenhouse, they would then have 10,000ft² of outdoor growing. If indoor, odor control is required. OCM will make periodic visits to verify odor control is working. OCM does provide comment letters on odor control.

  • They contacted Adirondack Environment Services. They have an industrial hygienist and they provided a proposal to monitor. If the Town would like to hire them and have the applicant pay for it, they are willing to do that.

  • Pat Prendergast introduced Kristal Heinz to the project. Kristal provided a letter to Attorney Howard regarding the legality of cannabis. The state regulates odor control. They said there are two (2) types of odor mitigation technologies, active carbon filtering, vapor phase or other technology that OCM might approve. OCM not only tells the applicant what kind of odor mitigation technology they have to use in, they also do testing. Again, verified that OCM will monitor and if they don’t meet OCM standards, OCM will ensure that the odor control standards are met. Referred back to prior meeting minutes, that Town Engineer commented that the system seems above and above of what the industry is doing. The applicant has a license for both indoor or outdoor growth. Outdoor growth does not have odor control. Applicant wants to be a good neighbor and has opted to do this project indoors. Also reminded the board that this is a “By Right” project, per the Town Code. As per NYCRR Title 9, §119.5, does say that your actions cannot impede the duty or obligations of the cannabis board or frustrate the license holders' ability to carry out the operation from which the license was issued. Encourages the board to have a vote on this project tonight.

• Robert Bellinger asked if there is any public comment.

  • Thomas Alvarez reminded the board, that there are 93 signatures in opposition of this project, plus others in the surrounding area. Is concerned that it would open the door to other cannabis projects. Does not have issue with the greenhouse, but concerned about the product that is in it.

  • Desiree Webber asked about finding out from another facility if the odor treatment works or is successful. Pat Prendergast commented that in Copake, there’s greenhouse that do this and don’t have odor control.

  • David Kimball concerned about the greenhouse being very warm and the product is sensitive to temperature and humidity. Wants to know how much electricity will be needed to control temperatures in that greenhouse. Commented on recent cold and the brown outs that have occurred. Concerned that this will contribute to the issue. Pat Prendergast commented that the greenhouse will be heated by propane.

• Motion to close the pubic hearing was made by Craig Dombrowski, 2nd by John Ross.

• All in favor. Motion approved.

• Public hearing closed at 19:16.

• Robert Bellinger commented that this might be a good project, but not for this area. If there was a chance to change the zoning of this location, he thought the town would make this residential. Pat Prendergast reminded the board this is a “commercial zone”.

• Robert Bellinger commented on a news article, that since Covid, violence and drug use is up in school. Possibly the legalization of cannabis has contributed to that.

• Pat Prendergast understands the boards concern about the community. Reminded the board again that if this project is not approved for the greenhouse, then they will grow outside.

• Motion to deny this application was made by Stephen Thibeault, 2nd by Craig Dombrowski.

• Attorney Howard provided resolution to the board denying the site plan approval.

Open

• All in favor, motion to deny has been approved.

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

• Motion to resume the public hearing for application PB-191/193 was made by Rebecca Harcleroad, 2nd by Craig Dombrowski.

• All in favor. Motion approved.

• Public hearing resumed at 19:27.

• Andrew Didio and 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').

• Board received a letter from a resident concerned about the use and maintaining the use. Robert Bellinger asked for Andrew to comment on that. There’s been car storage outside and inside, commented the CEO at the time responded that the building department has issued building permit in 2024 for an additional building and has been in use since the property was purchased in 2023. There’s been work going on inside as well.

• Robert Bellinger asked if comment from the public? No questions were presented or asked.

• Stephen Thibeault asked how many sqft being added. The current non-conforming structure is ~2100ft² and the other building is ~1400ft². The total addition to the 2 that will combine them is just shy of ~2000ft². Then the building in the back is ~5500ft² type II building.

• Robert Bellinger asked if he’s not expanding his business, why do you need all of this extra space.

• George Weidler commented about if there’s only 2 employees, why do they need all of this space. Andrew Didio commented that they are not planning to expand or change the existing use and are not looking for permits to approve hiring employees. They are here to get the special permits for the buildings, not a modification for the use.

• Robert Bellinger asked again about wet sanding or paint booth. No wet sanding is planned, only dry sanding. There could be a paint booth in the future, however the paint booth would be regulated by DEC. There is a license that is required to have that.

• George Weidler asked about washing cars outside. Yes, that’s where cars would be washed, not inside.

• Robert Bellinger concerned that this will become a scrap yard, similar to like Post Bros, where bringing vehicles in and stripping them for parts etc.

• Bob Beckmann commented that since he has purchased the properties, he had done a lot of work to clean it up. He wants it to look desirable and be a good neighbor.

• Robert Bellinger asked about facility in Salt Point and if they plan to move up here. Bob Beckmann said, not at this time and he plans to run Salt Point as is.

• Attorney Howard commented on the site plan. Is there outdoor storage for cars etc, before they are to be worked on? Yes, they will be behind the fence. Andrew Didio pointed out on the map where it might be. Andrew Didio said they could show any additional proposed parking and staging areas\, but as it is now, it’s not called out on the site plan.

• Michelle Mormile asked what kind of base would you have for the parking/staging. Andrew Didio stated it’s currently all gravel. They would not be putting down any new material, but would tune up what’s there. This property was at one point it was old gravel mine, so there’s plenty of material. Attorney Howard recommended putting conditions that the map be updated to show approved parking and staging of vehicles.

• Robert Bellinger commented that he would like to see fencing along side Schneider Rd. Andrew Didio stated it’s densely forested. Robert Bellinger said this time of year it’s clear.

  • Bob Beckmann said he would ensure that any work is not visible from the road. If we need to put some fence in, they’ll put some fence in or bushes/trees to block any view.

  • Fire Chief Jahns stated that he’s been to the site and he’s inspected. No issues. Wants to know why the board is giving this guy a hard time? Especially since there’s someone operating illegally 200ft away.

• Attorney Howard commented that we have evidence that this use has continued.

• Robert Bellinger asked if the board had any additional questions or comment from the public.

• David Kimball asked about the quality of gravel to Michelle Mormile. Michelle commented on how that would work and is typically a case-by-case basis. Bob Beckmann said it drains very well, since he purchased it, never had a problem.

• Motion to close the pubic hearing was made by George Weidler, 2nd by Craig Dombrowski.

• All in favor. Motion approved.

• Public hearing closed at 19:53.

• Attorney Howard read through the SEAF part 2.

• All answers are No or Small Impact.

Open

• Motion to accept negative declaration made by Rebecca Harcleroad, 2nd by John Ross.

• All in favor, motion approved.

• Attorney Howard provided resolution to the board.

Open

• Motion to accept the resolution with conditions that 1) placement of existing/proposed parking and staging areas on site plan, and 2) entrance to comply with all DOT standards, was made by George Weidler, 2nd by Stephen Thibeault.

• All in favor, motion approved.

PB-152: Special Use Permit [Fumbo Realty, LLC]

• Mark Fumasoli returned to provide updates on a Special Use Permit for an ice cream stand and farmers market at 669 CR-2 Elizaville, 201.-1-32.100.

• Revised the overall plan and provided new survey, based on previous comment letter.

• Paper maps provided to the board members to review.

• Board reviewed the site plan.

• Only issue was that some of the buildings and driveways that actually exist are labeled as “Proposed” still. Applicant will have that corrected and provide updated documents prior to next meeting agenda cut-off.

• Motion to send to Columbia County Planning and schedule public hearing for Mar 4, 2026 was made by John Ross, 2nd by George Weidler.

• All in favor. Motion approved.

• Applicant will notify abutting neighbors and return in March for the public hearing.

• There being no further business, a motion to adjourn was made by George Weidler, 2nd by John Ross.

• All present voted AYE. Motion passed.

• Next scheduled meeting will be held Mar 4, 2026

• Meeting closed at 20:10.

Respectfully submitted,

Jeremy Steuhl
Secretary Livingston Planning Board

FOR INTERNAL USE

Applications Mentioned in this Document

• https://townoflivingston.atlassian.net/browse/PB-174

• https://townoflivingston.atlassian.net/browse/PB-206

• https://townoflivingston.atlassian.net/browse/PB-156

• https://townoflivingston.atlassian.net/browse/PB-191

• https://townoflivingston.atlassian.net/browse/PB-193

• https://townoflivingston.atlassian.net/browse/PB-152