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May 06, 2026 Meeting Minutes

May 06, 2026 Meeting Minutes

  • Approved

    • Page Status

    APPROVED

     Date

    May 6, 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)

    • Andrew Howard (Planning Board Attorney)

    • William Ryan (Planning Board Attorney-Alternate)

    • Ryan Loucks (Town Engineer)

    Absent

    • Michelle Mormile (Town Engineer)

    Participants

    • Pat Prendergast

    • Sloan Shaffer

    • Peter Brillis

    • Charles Robinson

    • Peter Huber

    • Robert Ihlenburg

    • Fire Chief Jahns

    • John Cahill

    • Dale Shaffer

    • Seamus Quigley

    • Dana Gentile

    • Kirstin Young

    Correspondence

    • PB-240: Special Use Permit –– Frederick W Kelly Jr –– 352 SR 82

      • Applicant received initial comments on the application and requested to be removed from the agenda and will plan to return in June.

    • PB-206: Lot Line Adjustment –– Black Bridge, LLC

      • Applicants Attorney called and requested to come to the June meeting so that his client can update the survey with recommended corrections.

     Applications

    Public Hearing

    • None

    Old Business

    • PB-174: Special Use Permit –– Sunfair Farm LLC –– 210 Cold Spring Road
      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-210: Short-Term Rental Permit –– Jeremy and Natasha Dillahunt –– 464 County Route 19
      A Short-Term Rental permit application at 464 County Route 19 171.-1-26.2.

    • PB-237: Special Use Permit –– Peter Brillis –– 10 Westland Ave
      A Special Use Permit for the construction of a 2400 sqft detached garage on an existing residential parcel at 10 Westland Ave 192.4-1-4.110.

    • PB-221: Site Plan Approval –– Charles L. Robinson –– 665 County Route 2
      Site Plan Review application for construction of a 2,880 square foot private vehicle storage barn at 665 Columbia County Route 19 (Tax Parcel #201.-1-36).

    • PB-239: Subdivision –– John E Cahill Jr –– Black Bridge Rd
      A Minor Subdivision application to create 2 parcels from an 83.18-acre property located on Black Bridge Rd, 182.-1-22.

    • PB-241: Site Plan Approval –– Dames Outpost –– 3231 US 9
      Site Plan Review application for a antique/vintage retail shop at 3231 Route 9, 151.-1-30.3.

    • PB-242: Special Use Permit –– Dana Gentile –– 305 Wire Road
      Special Use Permit for seasonal farm camp and children’s workshops at 305 Wire Road, 159.-1-1.3.

    • PB-243: Site Plan Approval –– Kirstin Young –– 19 Pine Rd
      A Site Plan Review application to expand/convert existing garage to an accessory dwelling unit (ADU) at 19 Pine Rd, 201.2-1-15.

    Minutes

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

    • Roll call at 19:01.

    • Motion to accept minutes from Apr 1, 2026 was made by George Weidler, 2nd by Craig Dombrowski.

    • All in favor. Motion approved.

    PB-174: Special Use Permit –– Sunfair Farm LLC –– 210 Cold Spring Road

    • Attorney Howard has recused himself from this application. Attorney Ryan will be the acting attorney. Pat Prendergast provided 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.

    • Pat Prendergast discussed changes to the map regarding the driveway and shown that they will accommodate the 20' roadway where they can.

    • They will add a dry hydrant. Robert Bellinger asked if the dry hydrant to be moved to the rear pond, since if there’s a fire, it might be too close to the building to hook up.

    • The pond has a volume of 145,000 gallons. Pat Prendergast said he will look into moving the dry hydrant to the rear pond.

    • Robert Bellinger asked about fire truck having access to park in front of the barn. Pat Prendergast said he will check with the Fire Chief Jahns about where the best place to park a truck and update.

    • Pat Prendergast commented about updates to the map to show sculptures.

    • George Weidler asked about the measurement of 500' radius. If they can’t meet the 500', they would need a variance from ZBA. Pat Prendergast said they have applied to the ZBA for that variance.

    • George Weidler asked why is the board reviewing this application at this time.

    • Pat Prendergast wanted to come in and provide updates.

    • Robert Bellinger asked what the distance is now. Pat Prendergast said it’s about 475'.

    • Phil Massaro commented that it should measured line of sight.

    • Robert Bellinger concerned about traffic coming up around the corner and there’s not a lot of line of sight. Pat Prendergast said they did have a study done, but that was tailored to the road volume.

    • George Weidler wanted to know what they might do about the pond possibly being an attractive nuisance for children accessing the lake. Robert Bellinger commented that his insurance company might have concern about that as well. Pat Prendergast did say the pond goes in gradually, unlike a pool where there’s a steep drop-off. Sloan Shaffer said that they have insurance and the insurance company is aware of the project and does not have issue with the ponds.

    • Pat Prendergast stated he believes that they satisfied everything, except the 500' issue.

    • They will discuss with the Fire Chief Jahns regarding the best layout for them to park.

    • They will plan to come back next month with updates on the project as well as with updates from the ZBA.

    • Attorney Ryan departed.

    • Attorney Howard has returned.

    PB-210: Short-Term Rental Permit –– Jeremy and Natasha Dillahunt –– 464 County Route 19

    • Applicants were not present.

    • The Board noted the applicants had been absent multiple meetings despite reminders being sent.

    • No action was taken.

    PB-237: Special Use Permit –– Peter Brillis –– 10 Westland Ave

    • Peter Brilliis presented a request for a Special Use Permit for the construction of a 2400 sqft detached garage on an existing residential parcel at 10 Westland Ave 192.4-1-4.110.

    • Robert Bellinger had questions about electric or water.

    • Robert Bellinger asked about Westland being a private road. Yes, it is. They did close Westland off and made it unused lawn. Years ago, his grandparents had an agreement with everyone on the road if they needed to use it. They said no. Robert Bellinger asked about a road maintenance agreement. Yes there is one.

    • Additional discussion included:

      • Existing road conditions

      • Turnaround space

      • Shared road maintenance agreement

    • The Board determined a public hearing would be required.

    • Robert Bellinger commented about setting a public hearing.

    • Motion to set public harding by Rebecca Harcleroad, 2nd by Stephen Thibeault. All in favor, motion approved.

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

    PB-221: Site Plan Approval –– Charles L. Robinson –– 665 County Route 2

    • Charles Robinson returned to present updates to his Site Plan Review application for construction of a 2,880 square foot private vehicle storage barn at 665 Columbia County Route 19 (Tax Parcel #201.-1-36).

    • Updated survey was shows topography etc.

    • Robert Bellinger asked about the town line. It does not go through the whole map. Robert Ihlenburg said he didn’t do that because he thought it would interfere with the topo lines.

    • Robert Bellinger asked about addressing the Fire Chief’s concern about the turn in. Charles Robinson said yes. Fire Chief Jahns said he hasn’t seen anything. The board noted he was provided the agenda like everyone else on the board

    • Peter Huber, the contractor, said that the road has not been changed yet. Their plan does reflect that. They have been in contact with Columbia County DOT to open that up. They have a permit from the county to make it perpendicular. Fire Chief Jahns said he would not be able to make the turn to get in there as it is now.

    • Robert Ihlenburg commented grade of driveway is 10%.

    • Peter Huber will provide a new map with engineered conditions to make it work.

    • Craig Dombrowski asked Attorney Howard if we have to consult Clermont. Attorney Howard said no, since this is all within Livingston.

    • Board members requested:

      • Updated plans showing revised turning geometry

      • Clarification of town boundary locations

      • Coordination with the Fire Chief and Town Engineer

    • No formal action was taken pending revised submissions.

    • Charles Robinson will make updates and return in June.

    PB-239: Subdivision –– John E Cahill Jr –– Black Bridge Rd

    • John Cahill presented Minor Subdivision application to create 2 parcels from an 83.18-acre property located on Black Bridge Rd, 182.-1-22.

    • John Cahill discussed his subdivision request to create 2 parcels.

    • The Board confirmed the application qualified as a minor subdivision.

    • Motion to set public harding by George Weidler, 2nd by John Ross. All in favor, motion approved.

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

    PB-241: Site Plan Approval –– Dames Outpost –– 3231 US 9

    • Site Plan Review application for a antique/vintage retail shop at 3231 Route 9, 151.-1-30.3.

    • Dale Shaffer, the applicants engineer, provided comment about an existing building and turning into a retail store.

    • Pointed out existing structures.

    • Described setback lines on the map.

    • Discussed layout of parking and gravel drive.

    • Jeremy Steuhl provided copies of the updated site plan to the board for review. The map on screen shows a future building that they were considering.

    • Robert Bellinger asked if the Town Engineer’s letter was shared with applicant. It was.

      • New plan will remove the future structure.

      • Wants cut sheets for the lighting to ensure they are dark sky compliant.

      • Is the existing septic system have the capacity for the proposed use. Seamus Quigley said the bathroom is for staff use only.

      • Wanted clarification of the easement if they plan to use that gravel road around the building.

    • Robert Bellinger asked if there was going to be curbing. Yes. The width is 28' wide for emergency vehicle access.

    • Robert Bellinger asked if the building is going to be there. They said no since they were just thinking for future use and wanted to be transparent.

    • Robert Bellinger asked if someone was staying upstairs. Seamus Quigley said no. There’s only a toilet in the building.

    • The application will have to go to the Columbia County Planning Board (CCPB) for review.

    • Motion to send to CCPB was made by Rebecca Harcleroad, 2nd by John Ross. All in favor, motion approved.

    • Applicant will return in June following County review and updated submissions.

    PB-242: Special Use Permit –– Dana Gentile –– 305 Wire Road

    • Dana Gentile presented a request for a Special Use Permit for seasonal farm camp and children’s workshops at 305 Wire Road, 159.-1-1.3.

    • Dana has been running the camp for a couple of years. She spoke with the CEO from a few years ago asking if she could do this program and he said yes. They did not realize they needed a Special Use Permit until the current CEO notified them.

    • Full outdoor program, 15-20 kids max.

    • Run by herself, 2 other adults and additional teen helpers.

    • Program runs only 6 weeks in the summer.

    • Dana Gentile pointed out on the map where the camp activity is and the ingress/egress of the camp for parents during drop-off/pickup.

    • Robert Bellinger wants to know about the DOH not needing approval. Attorney Howard said that the DOH could probably give you that letter relatively easy. Have that on DOH letterhead.

    • The Board requested written clarification from the Columbia County Department of Health confirming whether permitting or licensing would be required for the proposed use.

    • Rebecca Harcleroad asked about interaction with the animals for the children. Yes. There’s handwashing stations and pointed them out on the map.

    • Robert Bellinger asked about toilets. Porta-potties will be provided and serviced every week.

    • Attorney Howard looked at the code to see if this would require review by CCPB. Does not see an exemption.

    • Attorney Howard stated this needs to be sent to CCPB.

    • Motion to send to CCPB was made by Craig Dombrowski and 2nd by Stephen Thibeault. All in favor, motion approved.

    • Motion to set public hearing for June was made by Craig Dombrowski, 2nd by George Weidler. All in favor, motion approved.

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

    PB-243: Site Plan Approval –– Kirstin Young –– 19 Pine Rd

    • Kirstin Young presented a Site Plan Review application to expand/convert existing garage to an accessory dwelling unit (ADU) at 19 Pine Rd, 201.2-1-15.

    • Kirstin Young applied for a ADU grant. They are eligible.

    • Kirstin Young pointed out on her site plane, how they determined the property lines and found markers.

    • She pointed out where the ADU would go. In an existing garage and have a small addition.

    • There’s a concrete slab that will be removed.

    • Kirstin Young said she will work on getting an actual survey done if that is required.

    • Current septic tank is 1500 gallons.

    • Robert Bellinger asked if there would be a dishwasher or anything that would contribute to additional grey water to the septic. No.

    • The whole garage will be used. The addition will be mainly where mechanicals and piping etc come through.

    • Kirstin Young will be talking to the DOH about septic location, whether having a separate solids tank for the apartment and have grey water go to existing septic OR just using the existing septic. Ryan Loucks commented that the DOH should be able to help answer that.

    • The Board requested additional information regarding:

      • Septic design

      • Water supply

      • Floor plan details

      • Health Department review

    • Kirstin Young will plan to provide updates and return in June.

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

    • All present voted AYE. Motion passed.

    • Next scheduled meeting will be held Jun 3, 2026.

    • Meeting closed at 20:18.

     

    Respectfully submitted,

     

    Jeremy Steuhl
    Secretary Livingston Planning Board

     

    FOR INTERNAL USE

    Applications Mentioned in this Document