Members Present:   Dan Poley, Chairman
Karen Sanderson
Dennis Spring

Others Present:       Haley Bigando, P.E. with LaBella Assoc; JC Alten with CMF; Sarah Finn & Peter Finn  with Finn Partners; Kathleen Hilbert, Regina Johnson, Helen Kerr & Donna Bates with Hunter Library

Public Hearing:  Creekside Retreat House—7961 Main Street—Area Variances Review

 Chairman Poley opened the Public Hearing at 6:00 PM and noted that the Notice of Public Hearing was mailed to all abutters, posted to the Village website and published in the legal adds at the Catskill Daily Mail.

Haley Bigando presented proof of mailing and receipt of delivery for the Notice of Public Hearing that was mailed to all ZBA designated abutters.

  1. Bigando presented the site plan and gave a description of the proposed project and the requested area variances. JC Alten, project manager, explained the intended use of the building by visiting artists and performers for the Catskill Mountain Foundation, noting that the building would be used only for the private use by the Foundation and would not be available to the public for room rentals.

Regina Johnson, Helen Kerr and Donna Bates, all members of the Hunter Library Board of Directors, asked various questions about how façade repairs to the library would be made when the existing 7961 buildings are demolished and what the library’s future access to the east side of the library building would be after the new Creekside Retreat building is constructed. JC Alten said the CMF would work with the library board to address any necessary repairs to the library façade when the 7961 building is demolished. H. Bigando advised that the existing space between the two buildings is currently about 2 feet+/-, and that space would increase to approximately 4 feet when the Creekside building is constructed, thus allowing for easier access by the library for repairs and maintenance to the east side of their building.

There being no additional comments from the public, Chairman Poley closed the Public Hearing at 6:11 PM.                    

Call to Order:           Chairman Poley opened the special meeting of the Zoning Board of Appeals at 6:12 PM.

Chairman Poley advised that this public hearing was called to review the area variances application for Creekside Retreat House project at 7961 Main Street. He reiterated that the proposed project entails demolition of existing buildings on site and construction of a retreat house for private use by Catskill Mountain Foundation for their artists in residence. The Retreat House will have fourteen double occupancy rooms with private bathrooms and various amenity spaces.

  1. Bigando presented the site plans for public review and once again described the proposed project for the public in attendance. She described the requested area variances and why they were necessary. It was noted that the existing buildings on site are pre-existing non-conforming under the Village Zoning Law and the requested setback and mean lot width variances are improvements over the existing conditions.

Chairman Poley advised the required 239-m Referral to Greene County Planning has already been done by the Planning Board as part of their site plan review process and that the County Planning response of LOCAL DECISION WITH COMMENT included the comment that “The requested area variances for lot width and setbacks are consistent with the historic Main Street pattern and are being processed in accordance with General Municipal Law 239-m and the Village zoning code”.

Chairman Poley said the ZBA had reviewed the requested variances in depth at their November 3, 2025 special meeting in accordance with ARTICLE 11-ZONING BOARD OF APPEALS, SECTION 11.2 C. VARIANCES of the Village Zoning Law and agreed with applicant’s engineer that that the proposed variances for the Retreat House are not substantial and will not create an undesirable change or have an adverse impact on the physical or environmental conditions of the Village.

Chairman Poley advised that as all public comments have been addressed, he makes a MOTION to approve the requested Area Variances for the Creekside Retreat House project.  K. Sanderson seconded the MOTION, which was carried by all.

Adjournment:

Chairman Poley made a MOTION to adjourn the meeting at 6:20 PM. D. Spring seconded the MOTION, which was carried by all.