April 01, 2026 Meeting Minutes

Page Status

DRAFT

Date

Apr 1, 2026

Planning Board Members

Present

Robert Bellinger (Planning Board Chair)
Rebecca Harcleroad (Deputy Planning Board Chair)
John Ross
Craig Dombrowski
George Weidler
Jon Hardy
Stephen Thibeault
Jeremy Steuhl (Planning Board Secretary)
Mike Sassi (Planning Board Secretary)
Andrew Howard (Planning Board Attorney)
William Ryan (Planning Board Attorney-Alternate)

Absent

Michelle Mormile (Town Engineer)

Participants

Sloan Schaffer
Jordana Longo
Ian Bullis
Andrew Horlock
Randy Hinkein
Fire Chief Jahns

Correspondence

PB-210: Short-Term Rental Permit [Jeremy and Natasha Dillahunt]
- Applicant is traveling for the holiday and apologizes that he cannot make this meeting and requests to be postponed to the May 6, 2026 meeting.

Applications

Public Hearing

PB-186: Special Use Permit [Ian Bullis]
A Special Use Permit application to build a 1650sqft garage/shop/barn, accessory structure type 2 at 1634 Blue Hill Rd, 170.-1-18.121.
PB-208: Subdivision [Keil Equipment Co., Inc.]
A Minor Subdivision application to create 2 parcels (Lot 1: 4.95 +/- acres Lot 2: 0.05 +/- acres) off of Maple Lane at 170.-2-18.100.
PB-218: Site Plan Approval [Kleins Kill Fruit Farm Inc.]
A Site Plan Review application to replace an existing 13,500 sq. ft. fruit packing house with a 22,000 sq. ft. packing facility and a 2,500 sq. ft. accessory farm equipment shop at 469 CR 10 150.-1-57.1.

Old Business

PB-174: Special Use Permit [Sunfair Farm LLC]
A Special Use Permit application to host small and medium-sized events at our barn located at 210 Cold Spring Road 150.-1-33.11.

New Business

PB-222: Lot Line Adjustment [Sunfair Farm LLC]
A lot line adjustment application to merge parcels 150.-1-33.11 and 150.-1-33.12 at 210 Cold Spring Road.

Minutes

Meeting started with the Pledge of Allegiance at 19:00.
Roll call at 19:01.
Motion to accept minutes from Mar 4, 2026 was made by George Weidler, 2nd by John Ross.
All in favor. Motion approved.

PB-174: Special Use Permit [Sunfair Farm LLC]

Attorney Howard has recused himself from this application. Attorney Ryan will be the acting attorney. Sloan Schaffer returned to provide updates on a Special Use Permit application to host small and medium-sized events at our barn located at 210 Cold Spring Road 150.-1-33.11.
Sloan Schaffer provided paper copies to the board, of the revised narrative.
Sloan Schaffer thanked the board for coming on site to visit the site.
Robert Bellinger commented on open items for driveway, parking and fire code changes.
Sloan Schaffer would like conditional approval before they make any capital improvements.
Sloan Schaffer provided a copy of the estimate and work plan from the contractor for the driveway.
Robert Bellinger commented on a line item related to the site plan. Sloan Schaffer provided an updated map to show that those are sculptures, not actual structures. On the map, Sloan Schaffer highlighted the sculptures, but is more than happy to have the surveyor to make the changes.
George Weidler commented on the occupancy and it has to conform to what the C/O says. Sloan Schaffer agreed and said he wants to cap it at 99 as per CEO.
George Weidler asked about the nearest neighbor, being 500'. George Weidler believes it’s about 25' short. Sloan Schaffer showed the original site plan document showing the 500' radius completely is within his property. George Weidler asked who drew that on the plan. Sloan Schaffer replied that he did.
- Would like to have it officially shown by a surveyor. Sloan Schaffer said that shouldn’t be a problem.
Robert Bellinger asked about how to control the attendance if capped at 99. Sloan Schaffer said they would not accept any reservations for anything over that size. Robert Bellinger mentioned that the head count also shall include staff and workers etc.
Sloan Schaffer stated again, that they would want conditional approvals to proceed forward, without having to invest financially.
John Ross had to leave the meeting.
Robert Bellinger commented about having a dry hydrant at the pond, since if they do not proceed with sprinklers, they should have a hydrant put in at their pond.
Robert Bellinger would like to have the applicant return to the May meeting with the applicants engineer and if the board deems the application complete, they can schedule public hearing.

PB-222: Lot Line Adjustment [Sunfair Farm LLC]

Attorney Howard has recused himself from this application. Attorney Ryan will be the acting attorney.
Sloan Schaffer presented a lot line adjustment application to merge parcels 150.-1-33.11 and 150.-1-33.12 at 210 Cold Spring Road.
Paper maps were provided to the board for review.
Motion to accept the map was made by George Weidler, 2nd by Rebecca Harcleroad.
All in favor, motion approved.
Attorney Ryan read through the SEAF part 2.
All answers are No or Small Impact.

Motion to accept negative declaration made by Craig Dombrowski, 2nd by George Weidler.
All in favor, motion approved.
Motion to approve the lot line adjustment was made by Stephen Thibeault, 2nd by George Weidler.
All in favor, motion approved.

PB-186: Special Use Permit [Ian Bullis]

Attorney Ryan departed.
Attorney Howard returned.
Motion to open the public hearing for application PB-186 was made by Craig Dombrowski, 2nd by Stephen Thibeault. All in favor. Motion approved.
Public hearing opened at 19:37.
Ian Bullis presented a Special Use Permit application to build a 1650sqft garage/shop/barn, accessory structure type 2 at 1634 Blue Hill Rd, 170.-1-18.121.
Ian provided copies of the mailing receipts.
Ian pointed out on the map the location for the building and described how he plans to use it and conforms to setbacks.
Robert Bellinger asked if any comment from the public?
Question was asked about how many buildings are on the property. Just one right now.
Desiree Webber asked if in the future you might want to consider adding some screening to the neighbors don’t have to see it. She is a neighbor. Not requesting it, but something to maybe keep in mind.
Robert Bellinger asked if any additional comment from the board. No additional comment.
Motion to close the pubic hearing was made by Rebecca Harcleroad, 2nd by Craig Dombrowski.
All in favor. Motion approved.
Public hearing closed at 19:42.
Attorney Howard read through the SEAF part 2.
All answers are No or Small Impact.

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

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

Vote as follows:	AYE	NAY	ABSENT/ABSTAIN

Vote as follows:	AYE	NAY	ABSENT/ABSTAIN
Robert Bellinger
Rebecca Harcleroad
Stephen Thibeault
John Ross
Craig Dombrowski
George Weidler
Jonathan Hardy

All in favor, motion approved.

PB-208: Subdivision [Keil Equipment Co., Inc.]

Motion to open the public hearing for application PB-208 was made by Craig Dombrowski, 2nd by Rebecca Harcleroad. All in favor. Motion approved.
Public hearing opened at 19:49.
Andrew Horlock presented a Minor Subdivision application to create 2 parcels (Lot 1: 4.95 +/- acres Lot 2: 0.05 +/- acres) off of Maple Lane at 170.-2-18.100.
Andrew Horlock displayed a map for the public to see and explained the project.
Noted that it is a non-conforming lot and the ZBA did provide approval for that. Attorney Howard did mention that there is a condition, where if this lot changes use, the lot will be reabsorbed into the Keil lot.
Robert Bellinger asked any comments from the public or the board.
Robert Bellinger mentioned that a jersey barrier should be put up or concrete Ballards. Andrew Horlock said the client would like to fence the whole thing around the perimeter.
Driveway permit has been submitted, but no intention of putting a new driveway in, since there is already an easement. Board agreed.
Motion to close the pubic hearing was made by Craig Dombrowski, 2nd by George Weidler.
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.

Motion to accept negative declaration made by Stephen Thibeault, 2nd by Jon Hardy.
All in favor, motion approved.
Attorney Howard provided resolution to the board.

Motion to accept the resolution with condition of final curb cut approval by the Livingston Highway Superintendent was made by Rebecca Harcleroad, 2nd by Craig Dombrowski.

Vote as follows:	AYE	NAY	ABSENT/ABSTAIN

Vote as follows:	AYE	NAY	ABSENT/ABSTAIN
Robert Bellinger
Rebecca Harcleroad
Stephen Thibeault
John Ross
Craig Dombrowski
George Weidler
Jonathan Hardy

All in favor, motion approved.

PB-218: Site Plan Approval [Kleins Kill Fruit Farm Inc.]

Motion to open the public hearing for application PB-208 was made by Rebecca Harcleroad, 2nd by Craig Dombrowski. All in favor. Motion approved.
Public hearing opened at 19:59.
Randy Hinkein presented a Site Plan Review application to replace an existing 13,500 sq. ft. fruit packing house with a 22,000 sq. ft. packing facility and a 2,500 sq. ft. accessory farm equipment shop at 469 CR 10 150.-1-57.1.
Described the project and their plans.
Spoke with the fire company and will address the open items.
The offices on the plan are planned to be removed and incorporated into the packing house.
Robert Bellinger asked if any comment from the public or the board. Fire Chief Jahns said they have to put their fire alarm system back up and clean out by the dry hydrant.
Motion to close the pubic hearing was made by George Weidler, 2nd by Craig Dombrowski.
All in favor. Motion approved.
Public hearing closed at 20:02.
Attorney Howard read through the SEAF part 2.
All answers are No or Small Impact.

Motion to accept negative declaration made by Stephen Thibeault, 2nd by Rebecca Harcleroad.
All in favor, motion approved.
Attorney Howard provided resolution to the board.

Motion to accept the resolution was made by Stephen Thibeault, 2nd by Rebecca Harcleroad.

Vote as follows:	AYE	NAY	ABSENT/ABSTAIN

Vote as follows:	AYE	NAY	ABSENT/ABSTAIN
Robert Bellinger
Rebecca Harcleroad
Stephen Thibeault
John Ross
Craig Dombrowski
George Weidler
Jonathan Hardy

All in favor, motion approved.

There being no further business, a motion to adjourn was made by George Weidler, 2nd by Craig Dombrowski.
All present voted AYE. Motion passed.
Next scheduled meeting will be held May 6, 2026.
Meeting closed at 20:05.

Respectfully submitted,

Jeremy Steuhl
Secretary Livingston Planning Board

FOR INTERNAL USE

Applications Mentioned in this Document