May 12, 2026 Meeting Minutes

 Date

May 12, 2026

 Zoning Board Members

Present

Absent

Participants

• Pat Pendergast, engineer for Sloan S, Sloan Schaffer.

Correspondence

• None

 Applications

• None

Public Hearing

• None

Old Business

• None

New Business

• An area variance application for setback of a General Event Venue changed from 500' to 473' at 210 Cold Spring Rd, 150.-1-33.11 per §4.7 (6)(b) of the town zoning code.

   

• An area variance application for setback of a General Event Venue changed from 500' to 485' at 210 Cold Spring Rd, 150.-1-33.11 per §4.7 (6)(b) of the town zoning code.

Minutes

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

• Roll call at 19:02.

• Reading of the December meeting minutes by Kyle Nilan. Motion to accept the minutes was made by Jason Munz, seconded by David Kimball. All in favor; motion approved.

• Pat Pendergast introduced himself as Sloan Schaffer’s engineer for this project.

• The property’s previous owner had used the barn for events like corporate retreats.

• Seeking approval from Planning Board to host small events and two weddings a year. The proposed tent would be for weddings.

• Code requires 500' setback from venue to closest property line, Pat Pendergast says the barn is approximately 475' from the nearest property line.

• Requesting additional variance for 67' setback to add temporary tent for weddings.

• Sarah Price asked for clarification on what was being requested, a 25' or 67’ variance.

• They are asking for both.

• Thomas Alvarez asked if the Health Dept. has approved of the plan, is there a permit process involved? Food and portable toilets will be provided by outside companies, so they believe there’s no permit required.

• Jason Munz asked how big is the barn. It is 2400', 60' x 40', single level.

• Tomas Alvarez asked what the barn is being used for now? There are occasional dinners there. The property is a working farm and they have held three or four events there in the past. The goal is to host events as supplemental income. Two small weddings a year could be profitable. The other events would have 20-30 guests max.

• The tent location is hypothetical. It was added as a response to the Planning Board’s engineer who asked what if one is requested for a wedding.

• The barn’s maximum occupancy is 99.

• Thomas Alvarez asked if water and sewer have been addressed. Sloan Schaffer said yes.

• David Kimball asked Sloan Schaffer what he wants to use the barn for and would he use the kitchen in the barn for events. Sloan Schaffer said small dinners and workshops that would be catered.

• Jason asked for clarification about the 67' variance, how far is the neighbors nearest structure? Sloan Schaffer indicated it was at a far distance on a 500 acre farm.

• David Kimball asked for clarification on 67' variance for a tent. The setback could change based on the specifics of the tent.

• David Kimball referenced a specific case in the past where a tent’s location in reference to a building was an issue. He recommended ZBA can't rule on the 67' setback for tent because there’s too much uncertainty.

• Thomas Alvarez clarified that the utilities on the map were movable entities.

• Sloan Schaffer and Pat Pendergast decided to remove the 67' variance request for the tent until there was a specific need with details.

• David Kimball asked for clarification on how the distance from the barn to the lot line was measured.

• Pat Pendergast said he used his 200' tape a number of times and determined a 25' variance was appropriate, but the circles on the map by Surveyor Dan Russel are accurate measurements.

• Thomas Alvarez asked if there is any requirement for fences around the ponds on the property. David Kimball said yes, there’s a state code that treats it like a pool. It is considered an attractive nuisance.

• Sloan Schaffer said there is no fence. There was some general discussion about fencing ponds. Jason Munz referenced a specific case at Bell’s pond.

• Thomas Alvarez set the date for a public hearing for Jun 9, 2026.

• A motion to adjourn was made by Sarah Price, seconded by Jason Munz . All in favor; motion approved.

• Next scheduled meeting will be held February 10, 2026.

• Meeting closed at 19:34

Respectfully submitted,

Kyle Nilan
Secretary Livingston Planning Board