Meeting Date : March 13, 2023
Download Minutes : Download File

Village of Tivoli

Planning Board


March 13, 2023




Lisa Schwarzbaum; Chairperson

Mike Billeci

Donna Matthews

Pamela Morin

J.P. Ward



Amy Breedlove, Alternate

Also Present

Michele Greig

Ash Umhey, Applicant

Tricia Reed, Applicant

Maria Lewis, Applicant


The meeting was held in the Historic Watts de Peyster Village Hall. It began at 7:06 PM.



Minutes from January 9, 2023 were reviewed.

Pamela Morin made a motion to approve the minutes from January 9, 2023. JP Ward seconded. All in favor. The minutes were approved.

New Business

Kaatsbaan – Site Plan Amendment for Parking

Tricia Reed, Managing Director, and Ash Umbrey, Site Manager, were present to represent Kaatsbaan for an Amended Site Plan. The plan was amended on 4/11/2022 with the condition that when the planned additional parking was desired, Kaatsbaan needed to return to the Planning Board. Kaatsbaan now desires to install 300 additional spaces on site. The area will be excavated, reinforced with fabric and covered in compacted gravel. There will be no asphalt and no changes to the drainage.


Lisa Schwarzbaum asked if there were any initial questions from the board. Mike Billeci asked why Kaatsbaan is seeking more parking at this time. They answered that their plan stated working towards audiences of 1500. They would like to hold two events of that size this year. They currently only have 250 parking spaces. Lisa Schwarzbaum questioned if they are changing the number of events held annually. No, they still plan to hold two festivals: spring (June) and fall (September). They plan other small events in their indoor theater, one per month.


Donna Matthews asked if they are proposing to turn the stage. Yes, changing the orientation of the Mountain Stage. The view of the Catskills behind the stage is nice, but the sun exposure has been unpleasant for the audience. It should not have an impact on noise. Donna Matthews asked if the sound would then travel to the north. Yes.


Lisa Schwarzbaum asked to go over the memo prepared by the Planner. Michele Greig discussed her memo.


SEQR was discussed. It is an Unlisted Action. If more than 500 spaces were requested it would be Type I. Changes to the EAF were discussed.


A formal Site Plan prepared by a professional is required. A Stormwater Pollution Prevention Plan will be required and it will need to be reviewed by the Village Engineer.


Off Street Parking was discussed including location as related to the principal building, construction, snow removal, dimensioning, ADA requirements, landscaping and screening.


Their Special Use permit will need to be amended and is due for annual review established as a condition in the 4/11/2022 resolution.


Once a formal Site Plan is created, the impact to archaeological resources must be determined. LWRP Consistency Review, the circulation of the Agricultural Data Statement, County Planning Review and a public hearing for the Special Permit need to be completed.


Mike Billeci asked if increased traffic had been discussed. Michele Greig answered that if there is an increase to the proposed number of attendees, the traffic study could be revisited. Mike Billeci asked if there is a proposed increase. Michele Greig stated that she is calculating the number based on the number of performances, so she needs to check the file.


Lisa Schwarzbaum asked if the board would review the Special Permit annually. Michele Greig commented that they were avoiding reviews by doing the annual review.


Mike Billeci clarified that 500 cars can come and go at once. Michele Greig commented that they are already conducting two festivals. Tricia Reed said not every show sells out. Mike Billeci clarified that it is currently half the number of cars. The discussion continued about whether the number of parking spaces was being increased or the number of tickets sold.


The next step is a more detailed Site Plan. The engineer will also need to prepare the Storm Water Management Plan when the Site Plan is drawn.


Santa Fe – Site Plan Amendment for a Seasonal Outdoor Dining Tent

Maria Lewis was present to represent Santa Fe. Santa Fe had an outdoor tent during the last 2-3 years that began as a way pivot for Covid. The community loved it, and Santa Fe would like to make the tent a regular seasonal feature.


Lisa Schwarzbaum began with the prepared memo. SEQR will need to be completed. The size of the tent will need to include the dimensions for the tent stakes as well as the tent itself.  The number of parking spaces lost to the tent was questioned.  Parking was discussed generally. How many spaces exist now and how they are dimensioned. Maria Lewis estimates that 4 spaces will be lost to the tent accounting for the stakes; there are currently 19 spaces. More details need to be included on the site plan including more dimensions.

The use of the second story was discussed. There is a 3-bedroom apartment and a studio apartment. Maria Lewis stated that parking is not offered for the residents. Michele Greig said that zoning law dictates that parking has to be calculated for the apartments. She asked what the square footage of the restaurant is to calculate parking. 7 spaces are required for every 1000 sq. ft. for a restaurant. The road frontage can be counted to offset parking requirements. Every 22 linear feet of frontage counts as one parking space. If there isn’t enough parking, a variance can be requested.

Lighting was discussed. There are string lights inside/under the tent (shielded) and candles on the tables. The light at the top of the stairs accessing the second floor was discussed. There is a motion sensor for a spot light. Mike Billeci questioned whether that was a part of this application. Michele Greig stated that it could be made to come into conformance. Zoning states that light must be confined to the property. Mike Billeci will walk by to do a site visit at night.


The application needs to be amended to state that it is the GB and HO district and that it is an ongoing yearly seasonal use. County review will be required. A public hearing can be held at the board’s discretion. The board decided the public hearing is not necessary. The Site Plan needs to be amended to include more dimensions. It should be noted that the lighting is an existing fixture.

Mike Billeci questioned where the adjoining property has parking. Michele Greig commented that the parking review is only for this parcel. Maria Lewis commented that there are parking spaces against the neighboring building, not on the Santa Fe parcel.

Mike Billeci made a motion to approve the resolution declaring the action to be Type II. Pamela Morin seconded. All in favor. SEQR was determined to be a Type II Action.

Michele Grieg offered to review the amended Site Plan before the next meeting so it could be sent directly to the county for review.

Other Business

Michele Greig discussed internal policies with the board. Specifically she asked the board if she should send her memos directly to applicants before the meeting so that applicants are informed. Lisa Schwarzbaum commented that she as chair might want to see them before the applicant. The issue is being taken under consideration.

Lisa Schwarzbaum asked if there were any more questions or other items to discuss. No.

Donna Matthews made a motion to close the meeting. Pamela Morin seconded. All in favor. The meeting was adjourned at 8:07.

Respectfully submitted,

Laura Gail Tyler

Deputy Village Clerk