Village of Hunter Planning Board
Regular Meeting Minutes
January 23, 2025
8430 Route 23A
Wastewater Treatment Plan Conference Room

Members Present: Paul Slutzky, Chairman
Carl Giangrande, Board Member
Ed Kaplan, Board Member
Penny Sikalis, Board Member (absent)
Gail Shegerian, Alternate Member

Also Present: Michelle Mormile representing Crawford & Associates

Public Present: Fran Clark, Abe Stefanski

Open Meeting: Chairman Slutzky opened the regular meeting at 7:00 PM

Review and Approval of the Minutes of the Workshop Meeting and Planning Board Meeting of December 5, 2024:
After review, E. Kaplan made a MOTION to approve the minutes of both meetings as presented.
C. Giangrande seconded the MOTION, which was approved and carried.

Privilege of the Floor:
Fran Clark asked several questions about properties at the intersection of Route 23A and Route 296 which she is representing for possible sale. The Board advised her that in the Gateway Business District, Dwelling (Attached/Above Business) is a permissible use requiring minimum lot size of 5000 square feet.

New Business:
Tkacz-Martone Major Residential Subdivision—Sketch Plan—Tax ID: 164.05-4-7
Michelle Mormile presenting

M. Mormile presented Sketch Major Subdivision Preliminary Plat showing a six lot subdivision of the existing .84 acre lot with four lots containing .13 acres and two lots containing .16 acres. Two of the lots would have direct access to Route 23A and the other four lots would have direct access to Garfield Avenue. She advised the applicants closed on the purchase of the lot in October of 2024.

Chairman Slutzky asked if the topos shown on the plat were accurate and M. Mormile advised they were determined by Holtz Surveying as of their survey dated October 18, 2024. He also said the corner lot (Lot 6) shows the west side setback as 5 feet while the required rear setback is 15 feet.

C. Giangrande advised he believes the 20 foot wide entrance portions of the two flag lots (lots 2 &3) should not be included in the 5,000 square foot minimum lot size calculations required in the Village Business District for single family homes. After discussion, the Board determined that in accordance with ARTICLE XI, SECTION 4, H. FLAG LOTS paragraph 3, “The Narrow Corridor area shall not be included in the area to be considered to meet the minimum lot size requirement in the Village Zoning Law”. Both the lots in question would apparently still have the required minimum 5000 square feet.

To continue the sketch plan phase of review in future meetings the Board advised the following would be required:

  • Deed showing current ownership of the lot with metes and bounds description of the lot and any covenants or deed restrictions that apply to the lot
  • Completed Planning Board Application Form for proposed Major Residential Subdivision
  • Planning Board fee of $850 payable to Village of Hunter
  • Completed Part 1 Long Environmental Assessment Form

After discussion, the Board determined that the Preliminary Plat should be revised to show the engineered water and sewer lines and pipe sizes as well as storm drainage provisions.

Chairman Slutzky advised the Planning Board would seek lead agency status in a coordinated SEQR review of the proposed project as soon as the application is deemed complete. He said the NYCDEP and NYSDEC would be involved agencies in the review and NYSDOT, NYSDOH, Greene County Planning, Central Hudson and the Village of Hunter water and sewer departments would, at a minimum, be the interested parties in the review. He further advised M. Mormile that the Village water and sewer departments should be contacted early in the review process to determine if water and sewer hookups for the six proposed lots are available.

E. Kaplan advised that there may still exist a drainage culvert running diagonally from northeast to southwest through the lot that may subject the lot to a drainage easement.

M. Mormile advised she anticipated the applicant will want to be included on the agenda for the February Planning Board meeting.

Old Business: none

Chairman’s Report:
Chairman Slutzky circulated for discussion, copies of email from Rich Rock concerning the possibility of securing an area variance for a project in the Gateway Business District that would reduce the required minimum lot size for a multiple family dwelling from 10,000 square feet per unit to 3,000 square feet. After discussion, the Board agreed it would be difficult to secure such a variance from the Zoning Board of Appeals for such a self-created hardship.

Chairman Slutzky circulated to the Board copies of the short term rental law that was recently passed by the state legislature. The Board discussed the possible impacts it could have locally.

Correspondence: none

Adjournment:

There being no further business, E. Kaplan made a MOTION to adjourn. The MOTION was seconded by C. Giangrande and carried by all at 8:39 PM.

Transcribed by:
Paul Slutzky