Members Present: Paul Slutzky, Chairman
Carl Giangrande, Board Member (absent)
Ed Kaplan, Board Member
Penny Sikalis, Board Member (absent)
Gail Shegerian, Alternate Member
Harout Dermenjian, Board Member
Also Present: Ashay Shah with Crawford & Associates representing Tkacz/Martone Subdivision; Ron San Fillipo &John Sullivan representing 44 Division St Corp; Rick Brooks of Control Point Associates representing Slutzky Family Holdings LLC; Bruno Suditu representing Casa Sub Stele; Jesse Fraine of Delaware
Engineering representing Village Hall relocation; James Hannah, Greene County Director of Economic Development
Public Present: Fran Clark, Ruben & Francis Rivera, Bill Piazza, Christine Davis
Public Hearing—Two Lot Minor Subdivision—44 Division Street
Chairman Slutzky opened the Public Hearing at 6:30 PM. J. Sullivan presented receipts of mailing and delivery of Public Hearing Notice to all the designated property abutters.
R. SanFillipo presented the proposed subdivision plat and explained the layout of the subdivision. C. Davis of 34 Division Street asked if any of the apple trees on the lot adjoining her house would be saved. J. Sullivan said they would try to save any healthy trees not in the footprint of a future home to be constructed.
There being no additional comments or concerns from the public, Chairman Slutzky closed the Public Hearing at 6:41 PM.
Public Hearing—Two Lot Minor Subdivision—55 Bridge Street
Deputy Chairman Kaplan opened the Public Hearing at 6:45 PM. R. Brooks presented receipts of mailing and delivery of Public Hearing Notices that were mailed to the designated abutters. He presented the proposed subdivision plat and explained the proposed two lot subdivision. R. Rivera, J. Sullivan and W. Piazza expressed concern that access to their homes for emergency service vehicles and larger delivery vehicles was much easier from Bridge Street through applicant’s Lot 2 via the existing gravel road than it was through their designated ROW between the Weaver and EJM Management Holdings LLC homes, which is only ten foot wide. P. Slutzky advised he would discuss this with the other LLC members and see if an access easement could be arranged.
There being no additional comments or concerns from the public, Deputy Chairman Kaplan closed the Public Hearing at 6:56 PM.
Open Regular Meeting:
Chairman Slutzky opened the regular meeting at 7:00 PM.
Review and Approval of the Minutes of the Planning Board Meeting of March 27, 2025:
After review, E. Kaplan made a MOTION to approve the minutes as presented.
G. Shegerian seconded the MOTION, which was carried by all.
Privilege of the Floor: none requested
New Business:
Village Hall Relocation—Site Plan and Architectural Review
J. Fraine presented the plans for the project and explained the renovations to be done on the west half of the Village owned building and the new addition to be added to the south side of the that half of the building. Chairman Slutzky noted the project is in the Village Business District and would require 239 Referral Review by Greene County Planning due to its proximity to NYS Route 23A.
J. Fraine presented a Short EAF, Part 1-Project Information for the Board’s review. After review, the Board determined that under SEQR 617.5 (c) (9) the proposed project was a Type II action and no further SEQR review was required.
J. Fraine advised the north side of the renovated portion of the building would have the façade remodeled to be consistent in design with the north façade of the County EMS portion of the building. After discussion and review of the proposed elevations of the building, G. Shegerian made a MOTION to approve the project under The Village Architectural Review Law. Chairman Slutzky seconded the MOTION which was carried by all.
Chairman Slutzky made a MOTION to call for a Public Hearing on the project at 6:45 PM before the May meeting of the Planning Board. E. Kaplan seconded the MOTION, which was carried by all.
7935 Main Street—Site Plan and Architectural Review
B. Suditu presented a plan for renovation to the house that was formerly his mother’s home and dental office. After review and discussion, the Board determined that no site plan review would be required, as there were no site plan changes other than removal of two windows on the side facing Main Street.
After discussion of the minimal changes to the building façade and B. Suditu’s assurance that the windows to be removed would be replaced with siding to match the rest of the existing façade, Chairman Slutzky made MOTION to approve the project under Architectural Review. E. Kaplan seconded the MOTION which was carried by all.
Old Business:
Updates to Zoning Law:
Chairman Slutzky advised that the Village Board at their April 22 meeting held a Public Hearing on the proposed revisions to the Village Zoning Law. He said questions were raised about the change to minimum lot size in the Business District and Gateway Business District from 5,000 square feet to 10,000 square feet for Dwelling Attached/ Above Business. Chairman Slutzky advised that he and Mayor Higgins discussed the reasons for this change and the Mayor felt it should be left as recommended by the Planning Board. He added that the Village Board completed Parts 2 and 3 of the Short EAF for the Zoning Law Change and issued a Negative Declaration under SEQR. The Village Board then voted unanimously to adopt the new Zoning Law and Map in total accordance with the Planning Board’s recommendations.
Tkacz-Martone Major Residential Subdivision— Preliminary Plat Review—Tax ID: 164.05-4-7
Ashay Shah presenting
Chairman Slutzky advised that the Village Board adopted the revised Zoning Law at their 4/22/25 meeting, which increased the minimum lot size for Dwelling (Attached/Above Business) from 5,000 square feet to 10,000 square feet. A. Shah questioned whether this project would be grandfathered in under the previous minimum lot size, given that the project was engineered and submitted to the Planning Board well before the change was adopted. E. Kaplan advised he thought it would be grandfathered but the Board should check with the Village attorney prior to answering this question.
Chairman Slutzky advised that Lead Agency request letter had been sent to all involved and interested parties in the SEQR review on 3/28/25 and responses had been received from NYCDEP and NYSDEC and neither agency objected to our being Lead Agency. He reviewed the concerns outlined by the two agencies with the Board and applicant. A. Shah presented a letter from NYS Parks, Recreation, and Historic Preservation which stated that “it is the opinion of OPRHP that no properties, including archeological and/or historic resources, listed in or eligible for the New York State and National Registers of Historic Places will be impacted by this project.” A. Shah added that only a tiny portion of the project lot on the south side is located within a mapped floodplain. He also advised that all the other concerns mentioned in the NYCDEP and NYSDEC responses would be addressed in the SWPPP that will be submitted to NYCDEP for the project.
The Board reviewed Part -2 of the Full EAF. The only potential moderate to large project impacts that the Board identified were Impact on Land a. and b. After discussion with A. Shah, the Board agreed that these potential impacts would be addressed adequately in the required project SWPPP. After further review and discussion, Chairman Slutzky made a MOTION to issue a Negative Declaration under SEQR for the proposed project which has been designated an unlisted action under SEQR, with the condition that a SWPPP must be submitted to and approved by NYCDEP prior to the start of any project work or the issuance of any project building permits. E. Kaplan seconded the MOTION, which was carried by all.
G. Shegerian made a MOTION to hold a Public Hearing on the proposed project at 6:15 PM prior to the May Planning Board meeting. Chairman Slutzky seconded the MOTION, which was carried by all. A. Shah was reminded to mail via return/receipt, the Notice of Public Hearing to all the Board designated abutters, including on the opposite sides of Main Street and Garfield Avenue and to bring proof of mailings to the scheduled Public Hearing.
After discussion, E. Kaplan made a MOTION to accept the Preliminary Plat as complete. G. Shegerian seconded the MOTION, which was carried by all.
E. Kaplan reiterated to A. Shah that if the existing drainage easement on the project lot that he previously identified for the applicant is not extinguished by the applicant, the Board will require the applicant to indemnify the Village, should this create any problems in the future.
Two-Lot Minor Subdivision—44 Division Street
Chairman Slutzky advised that proof of ownership of 44 Division Mountain LLC by Moshe Mateyev and $100 Minor Subdivision review fee were received from applicant.
The Board reviewed the subdivision plat and reminded R. San Fillipo that if a common driveway was to service both lots, reciprocal ingress/egress easements and a road maintenance agreement would be required before a building permit could be issued.
After discussion, E. Kaplan made a MOTION to approve the subdivision plat as presented. G. Shegerian seconded the MOTION, which was carried by all. Chairman Slutzky reminded R. San Fillipo to have the approved plat copies signed by the applicant and then dropped off at the Village Hall for the Chairman’s signature.
Two-Lot Minor Subdivision—55 Bridge Street—Tax Lot #164.05-6-12
Chairman Slutzky disclosed he is a member of the applicant’s LLC and would recuse himself from the review of this project. Deputy Chairman, E. Kaplan lead the project review. R. Brooks of Control Point Associates, the applicant’s surveyor for the project, presented the Final Plat for the 2-lot minor subdivision for review, and reviewed the ingress and egress from both lots and various easements. After all Public Hearing comments had been addressed, Deputy Chairman Kaplan made a MOTION to approve the final plat for the two-lot subdivision. H. dermenjian seconded the MOTION, which was carried by all, with P. Slutzky abstaining from the vote.
Chairman’s Report:
Chairman Slutzky said that the Village Board at their April 22 meeting took the following actions:
Ed Kaplan was appointed Deputy Chairman of the Village Planning Board.
Gail Shegerian was reappointed Alternate Member to the Planning Board for a term to end
4/6/2026.
Harout Dermenjian was appointed Member of the Planning Board for a term to end 4/1/2030.
Karen Sanderson was appointed Member of the Zoning Board of Appeals for a term ending
4/20/29.
After discussion, Chairman Slutzky made a MOTION to reschedule the May 22 Planning Board meeting to May 29 at 7:00PM with the two Public Hearings to be held at 6:15 PM and 6:45 PM prior to the meeting. E. Kaplan seconded the MOTION, which was carried by all.
Adjournment:
E. Kaplan made a MOTION to adjourn the meeting at 8:51 PM. H. Dermenjian seconded the MOTION, which was carried by all.
Transcribed By:
Paul Slutzky