MONTICELLO — The Village of Monticello held a public hearing Wednesday evening on Proposed Local Law #2 of 2025, which would add Section 280-59 to the Village Code and pave the way for a new Planned Unit Development (PUD) at the corner of Hamilton Road and Route 42.

Village resident Joel Kohn and planner Tom Shepstone presented the details. Shepstone explained that the law would accommodate a large-scale residential and mixed-use development planned around Hamilton Road, Route 42 and Shaker Heights.

“This area has significant wetlands, so we’ve designed around that,” Shepstone said.

The plan includes single-family homes, trails, picnic areas and approximately 600 multi-family units. Community amenities like a pool and some commercial space would also be included. “It would be a very pedestrian-traveling community where people wouldn’t necessarily have to leave the development,” he said, emphasizing its self-sufficiency.

The project would be phased and would allow a mix of housing types, with variable building facades, open space, and trails. Residential density would be capped at eight units per gross acre, with a maximum of 30% lot coverage. Building heights would be limited to 45 feet for residential and 65 feet for commercial, with no residential building exceeding 160 feet in length.

“We’re doing this because we want the flexibility of design,” Shepstone added. “That’s the point of a Planned Unit Development.”

The plan calls for one parking space per dwelling unit, with most units expected to be 600 square feet or smaller. Water and sewer services would connect to the Village’s systems, with several wells already drilled and proposed to be dedicated to the Village. Additional infrastructure would be installed or financially guaranteed during development.

Shepstone expressed a desire to close the hearing and proceed with a vote, but Trustee Theodore Hutchins noted that the County’s 239 Review was still pending and recommended keeping the hearing open. Kohn confirmed that he had submitted materials to the county and expected feedback in time for the next meeting.

Public concerns 

and support

Resident Leo Glass questioned the building lengths and unit density. Kohn clarified that the buildings could house 20 families in three-story structures and would maintain 25-foot spacing between buildings to allow access for emergency vehicles.

Glass also raised concerns about the overall number of units and infrastructure strain. 

“The sewage outflow from that project is going to be tremendous,” Glass warned. “Why are we repeating the same problem time after time... mass density crammed down our throat?”

Diana Curbelo expressed skepticism about water availability and urged the Board to wait until the developer could answer more questions. Another resident, Olga, questioned the affordability and intent behind the housing. “It sounds great because we need more housing, but not at this cost,” she said. “You’re not considering the people in the community. How are they going to benefit?”

Yakov Mandelovics offered a different view, supporting the project as an economic boost. “It will increase home ownership, it will increase business,” he said. “They’re going to build everything and be responsible financially. We’re going to benefit.”