BY: Keith S. Shikowitz, Editor in Chief/Investigative Reporter
After a brief absence from the board, Mayor Mike Kohut returned, and the board finalized three public hearings that began on October 20, 2025. The Broadway North Revitalization project, Special Use Permit Approval to construct a two-story addition above the existing building located at 12 Fairmount Avenue in Village of Haverstraw and concerning a parking and mobility study with three phases: traffic impact, survey of parking capacity and occupancy in Downtown Haverstraw and potential complete street improvement strategies.
The meeting began with the Pledge of Allegiance and the roll call of the Trustees. Trustee Bueno was absent again, recovering from an illness. All other trustees were present as was the mayor.
Kohut called for anyone from the public who had any questions, comments, or concerns, they can ask them at this time. “Seeing none, we’re going to go over to, Mr. Emanuel. We’ll take you first.”
He stepped up to the podium, introduced himself and explained his proposal. “Thank you very much. Good evening everybody. Ira Emanuel, Emanuel RPC, attorneys for the petitioner. This is the application for 152 Broadway. This is a request for the creation of a new zone, application to the site, which is the old Lewis Hornick, facility up on, at the top of Broadway there.
The proposed BNR district expressly implements three of the objectives set forth in sections 4.3.2 and 5.2.2 of the Plan:
A mix of non-polluting, job-generating uses such as sound stage, set design and building, offices, workshops, green infrastructure and technology, incubator/flex space, warehouses, distribution centers, and other light industrial uses reusing and expanding the existing structures at the center of the site and with coverage incentives for green job creation.
Residential multifamily including energy efficient housing and affordable housing over some commercial over structured parking along Broadway and Samsondale Avenue.
Improvements to the Broadway and Samsondale frontages fostering complete streets improvements, and improvements to the safety and functioning of the intersection.
The proposed uses permitted by right in the BNR district are:
Light industrial uses, including, but not limited to, sound stage, set design and building, offices, workshops, green infrastructure and technology, incubator/flex space, warehouses, distribution centers, and other light industrial uses.
Multiple residences, with not more than 25 units per acre as measured against the entire area of the BNR.
When Brady concluded his part of the presentation, Kohut, asked if the board is prepared, to go to the next step in the process, or if the trustees have any questions.
Trustee and Deputy Mayor Gil Carlevaro spoke up, “I’ve got some legal questions to ask our attorney.
After Carlevaro finished his questions, the board left to go into executive session to discuss the proposals.
The board returned about 15 minutes later and Kohut declared that they are at the point of approving the negative declaration. A negative declaration is, a legal statement confirming that a proposed project will not have a significant adverse environmental impact, and therefore an Environmental Impact Report (EIR) is not needed.
He had said he was not going to read the declaration. “Actually, I will, because it’s fairly short. Kohut read it and after the main legal statements in the declaration were read, he summed up the board’s stand on the issue
Now therefore be it resolved. The board hereby adopts the Part 2 of the FEAF prepared on its behalf by the consultant NPVs and the resolution would be that this board hereby finds that the proposed amendment to the zoning code to create a new Broadway North revitalization Plan Unit Development Overlay District. Creates no significant adverse impacts on the environment as found in and for the reasons stated in the draft negative declaration prepared for this board, a copy of which is appended here too in which draft negative declaration is hereby adopted by.
He then put the resolution to a roll call vote. The resolution passed unanimously but all of the trustees present had concerns about the project.
Trustee Gil Carlevaro: “I vote yes, but I have concerns about the overall layout. There are things we haven’t really seen. An architectural drawing is the only thing we’ve seen.
I also have concerns about the traffic flow and traffic.
Trustee Joel Santana also voted yes and also had concerns with the general schematics of the amount of residential buildings on the site and also the proximity to the flood plain. I also have traffic concerns.
Trustee Richard Senna. “I vote yes on adopting the negative declaration, but I do have concerns about the third building, the position of it, the closeness to the Minisceongo, the building on Samsondale there, yes, just to be clear, clear for the record.
Kohut is the only person who votes yes without expressing any concerns about the project
He continued with the next order of business on the BNR District. He first asked Mr. Brady a clarification question about the local law they were considering, which was if the amending of the zoning code and adopting the BNR district were the same thing. Brady said, “We have 4 things listed, adopt the local law and adopt the district, but they’re the same thing.”
Kohut read the new local law, after the preliminary standard information was presented Kohut read the board’s adoption of the law, “…NOW, THEREFORE, BE IT RESOLVED, that this Board hereby adopts a local law amending the Zoning Code of the Village of Haverstraw to create a new zoning district to be called “Broadway North Revitalization Planned Unit Development Overlay District (BNR)” and to apply the overlay to the Petitioner’s property at 152 Broadway, which local law is appended hereto.”
Prior to the vote, Kohut had one final question for Emanuel.
The trustees again stated their concerns about the project, but the vote was again unanimous in favor of the resolution.
When all of the resolutions and concerns were aired, Emanuel closed by stating, “We will work with you, and we hope and we know that this will be a project you’ll be proud of. Yes, thank you, gentlemen. We’re all excited about it. This is, this is a huge step forward for the project, and we’ll be back soon.”
The Chair Factory Project weas next on the list of public hearings. William D’Avella the developer for the project was called up to give the board a procedural update of where the Chair factory project was at.
“I came, to maybe take place in some of the conversations you had earlier with counsel, to see you all again and I thought that we would just perhaps take a moment to just give a quick update on, where we’re at with the project. We’ve made some good progress. This acquisition I believe you talked with the counselor earlier, is a really important milestone for the project. With all the properties under control, we’ll be able to show real physical progress on site. You can expect to see a construction fence up on Allison Avenue, perhaps with some renderings coming soon to give people a vision of the future and start to see some real physical tangible progress on the site, which we’re excited to start putting in place the second we take control in early December.
I understand we maybe got some feedback from the trustees. We’ll talk through with your counsel. I’m sure we can get to a place, where we have both feel comfortable moving forward and, and I thank you guys for your comments on that.”
He went on to explain the progress of the final construction plans and the financing that they are seeking and the timeline they are envisioning for the project.
Kohut then got down to the nitty gritty of the meeting, the official village reports of the Village Attorney and the trustees. He began with the Village Attorney Jay Hood.
Hood spoke about the Affordable Housing 80 unit complex on Maple Avenue which will be built over the parking lot. There will be two levels of parking. One which the Village will own and operate for public use and one level for the residents of the complex.
“I have concerns about a security interest they’re going to start to get their loan as well and they want to make sure they’re secure and the village understands that they have now a loan on your property, which is leased. That’s what the document’s about. You can authorize them to sign.”
Kohut said, “I’m looking for a motion to authorize the mayor to sign the documents relating to the lease transfer of the property. The motion was made, seconded, voted on and carried
Kohut then gave his Mayor’s report which contained “a couple of minor things.” He began with the annual early closing times, I should say for Christmas Eve and New Year’s Eve to close Village Hall at 2 p.m. and DPW and Community Center commensurately, meaning 3 hours early, no lunch break.
“The next one we don’t have a resolution on, A request from the Chamber of Commerce for us to sponsor the concert at the Christmas concert at Central Presbyterian Church on December 7th, for $1200 to pay $1000 to the concert band and $200 for refreshments.
I’m looking to request a contribution for the community Thanksgiving dinner that’s held every Thanksgiving at the Cascadia Club. I’m asking for $700 up to a $750 donation towards that Thanksgiving dinner.
We need to set a public hearing date for the, for the discontinuance, street discontinuance of the Chair factory project for what is known as Dock Street, which is, The road that goes down to the left when you get to the bottom of Main Street, the road to the right goes to the restaurant, the road to the left goes, it’s called Dock Street, and it goes over to. The Damiani property as we call it, so we need to set a public hearing for the discontinuance of that public street for the project to continue for December 1st at 7:05.
During the second public participation part of the meeting two questions were asked, Why are you discontinuing that project on that one that you said about December 1st public hearing on the Chair Factory? What do you mean discontinuing the street?
“We’re not discontinuing the project. We’re discontinuing the street. There, there may or may not be a street in the village called Dock Street, that’s officially a dedicated street that will become part of the chair factory project. It will no longer be a public road. So, for legality purposes, the only way you can do that is to discontinue the street. That’s what the, that’s what the legal notice is and the public hearing will be about.” Kohut explained.
There was a discussion with the village treasurer and accountant earlier and they got the village’s financial statement from their auditor. After that discussion, they needed to accept the report as presented by the auditor.
The final item in Kohut’s report was, “We have To accept the resignation with regret of Gabriel Aponte from the position of associate court clerk effective November 28, 2025.”
All of the items in Kohut’s report were voted on and accepted.
With Trustee Bueno still absent, Trustee Carlevaro gave the Fire and Ordinances report.
Next on the agenda was the Public Works Buildings and Grounds report. Trustee Carlevaro gave his report.
“I have a task list from 11/3 to 11/14 from commissioner of public works, Osvaldo Reyes, installed new overnight signs on Fairmont Avenue, fixed, catch basins on Journey Avenue, Highland Avenue, and Dowd Street. They Installed plows on all trucks to be ready for the winter. There were trees planted on the sidewalks of Main, New Main and Broadway. Cleaned all the pump stations, and they’re working right now on the Christmas decorations on the village streets and Village Hall. They’re doing a really nice job too.”
Youth and Family Services Trustee Sena.
“My report is from November 3rd through November 17, 2025. The center continues with its programs, Project Embrace, Collaborative homework help, positive activities, monthly youth celebration, caught being good. This month will be on November 25th, and that will also be the Thanksgiving celebration, and that will be from 4:30 to 6:00. Two other events happened, during a couple of weeks in November, movie night was held on November 3rd, and the movie was K-pop Demon Hunters. I have no idea who that is. On 11/14, There was one night when the youth and families play board games and basketball and so on.”
Trustee Santana reported on buildings and codes. “I have a building department report of activities from November 3, 2025, through November 14, 2025. Rental registrations two, miscellaneous inspections 185, complaints four, searches three, construction inspections six, violations tickets 4 permits and CEOs 5, fines collected at courts $1250 and so ends the report for the building department.”
The minutes of the November 3, 2025, meeting were accepted as written and after a brief public participation Kohut asked for the meeting to be closed.
The next meeting is on December 1, 2025, 7:00 pm at the Haverstraw Village Hall.