Meeting Overview

Meeting  of April  8, 2015

Town  of Orangetown    Planning   Board

 

 

MEMBERS  PRESENT:  Kevin Garvey,  Chairman;  Bruce Bond; Robert Dell; Michael  Mandel; William  Young,  Stephen  Sweeney  and Thomas  Warren

 

MEMBERS ABSENT:  None

 

ALSO PRESENT: John Giardiello,  Director,  Department  of Building,  Zoning, Planning  Administration  and Enforcement;   Robert Magrino,  Deputy Town Attorney;  Ann Marie Ambrose,  Stenographer  and Cheryl Coopersmith,

Chief Clerk

 

Kevin Garvey,  Chairman,  called the meeting to order at 7:30 p.m.

Mr. Garvey  read the agenda.   Hearings  as listed on this meeting’s  agenda  which are made a part of these  minutes were held as noted below:

 

 

Hillside  Commercial  Park Site Plan Final Site Plan Review 68.11 /3/39 & 40; LI zoning district		Postponed  to May 27, 2015	PB #14-27
Merritt Resubdivision Plan Prepreliminary/  Preliminary		Postponed  to	PB #15-10
Resubdivision  Plan & SEQRA  Review		April  22, 2015
64.18/1/78.1  and 78.3;  R-15 zoning  district
New Items:
50 Ramland Road Wireless Communication  Facility		Final Site Plan	PB #15-16
Final Site Plan Review		Approval Subject
73.20/1/30;  LIO zoning  district		to Conditions
The Shops at Orangeburg Commons Site Plan		Postponed  to	PB #15-17
Prepreliminary/  Preliminary  Site & SEQRA  Review	Plan	May 13, 2015
74.15/1/22;  LI zoning district

 

Orangeburg  Commons Site Plan Amendment Prepreliminary/  Preliminary/ Final Site Plan Review

74.15/1/21;  Route 303 Overlay Zone and LI zoning district

 

Postponed  to

May 13, 2015

PB #15-18

 

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Meeting of April 8, 2015

Town of Orangetown  Planning  Board

 

The Pointe at Lake Tappan  Site Plan

Recommendation to the Town Board to Establish  the  Value and Term

of the Performance Bond

73.10/1/4,    5,  & 6 (partial); OP &  PAC zoning districts

 

Recommended

to the Town  Board

PB #15-19

 

 

The decisions   of the March 25,  2015 Planning Board Meeting was reviewed, edited,  and  approved.   The motion for adoption was made and moved by Stephen  Sweeney and seconded by Michael Mandel   and carried as follows: William Young, aye;  Kevin Garvey, aye, Thomas Warren, aye, Robert Dell,  aye; Bruce Bond, aye; Stephen Sweeney, aye and Michael  Mandel,  aye.

 

The Decisions  of the above hearings,  as attached hereto,  although  made by the Board before the conclusion  of the  meeting are not deemed accepted and  . adopted by the Board until adopted by a formal  motion for adoption   of such minutes by the Board.  Following such  approval   and adoption by the Board,  the Decisions  are mailed to the applicant. The verbatim transactions are not transcribed,   but are available.

 

Since there was no further business to come before the Board, a motion to adjourn the meeting was made by Thomas Warren and seconded by Bruce Bond.  The meeting was adjourned at 7:50 p.m.   The next Planning Board meeting is  scheduled for April 22,  2015.

 

 

DATED: April 8,  2015

Cheryl Coopersmith

Chief Clerk Boards and Commissions

 

 

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TO:

 

FROM:

Leslie Snyder,   Snyder  & Snyder,  94 White  Plains Road,  Tarrytown, New York  10591

Orangetown  Planning  Board

 

 

RE:                  50 Ramland  Road Wireless  Telecommunication    Facilities  Plan and

Special   Permit: The application   of Wireless   Edge Towers,  LLC,  applicant,    for 50

Ramland,    LLC,  owner,   (Snyder  & Snyder,  LLP,  attorney  for the applicant)  for Final Site Plan Review,   at a site to be known as “50 Ramland Road Wireless Telecommunication Facilities Site Plan”,  in accordance   with Article  16  of the Town  Law of the  State of New York,  the Land Development   Regulations  of the Town  of Orangetown,  Chapter  21A of the Code of the Town  of Orangetown.  The site is located  at 50 Ramland  Road,   Orangeburg,   Town  of Orangetown,    Rockland County,  New York,  and as shown on the Orangetown  Tax Map as Section  73.20, Block 1,    Lot 30 in the LIO zoning  district.

 

Heard by the Planning   Board of the Town  of Orangetown    at a meeting  held

Wednesday, April  8,  2015, the Board made the following  determinations:

 

Jordan  Fry and  Joseph  Walsh   appeared  and testified  for the applicant. The Board received   the following  communications:

1. 1. Project Review  Committee  Report dated April  1, 2015.
2. An interdepartmental memorandum  from the Office of Building,  Zoning, Planning  Administration   and Enforcement,   Town of Orangetown,   signed   by John Giardiello,    P.E., Director,  dated April 8, 2015.
3. An Interdepartmental memorandum  from the Department  of Environmental Management   and Engineering  (DEME),  Town of Orangetown,   signed by Bruce Peters,   P.E.,   April 2, 2015.
4. 4. A letter from Brooker Engineering,    signed   by Kenneth  DeGennaro,  P.,   dated

April 8,  2015.

5. A letter from the Rockland County  Department  of Planning,  signed  by

Douglas J.  Schuetz,   Acting  Commissioner    of Planning,  dated

April 7, 2015.

6. 6. A letter from the Rockland  County  Department  of Health,   signed  by

Scott McKane,   P.E.,   Senior  Public Health Engineer,   dated  March  19,   2015.

7. 7. A letter from  Rockland   County  Sewer  District,  signed  by Joseph  LaFiandra, Engineer  II,  dated  March 25,  2015.
8. A letter to the Planning Board from  Snyder  & Snyder,   LLP signed   by

Leslie  J. Snyder,   dated March  5, 2015, with an  attachment  of a Memorandum  in Support of Application  for Final  Site Plan Approval  for a Public Utility Wireless Communication   Facility,   prepared  by Wireless  Edge Towers  LLC and New York SMSA  Limited Partnership  d/b/a Verizon  Wireless,   as co-locator.

 

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PB #15-16:  50 Ramland  Road Wireless Telecommunication Plan – Final Site

Plan Approval Subject to Conditions

 

Town of Orangetown Planning Board  Decision

April 8, 2015

Page 2 of 7

 

 

 

 

9. A letter from French  & Parrella,   signed   by Peter Tardy,  P.E.,  Vice President, dated  March 4,  2015.
10. 10. Board Decisions:  ZBA#  15-21,    Performance   Standards  Approved  with Conditions,  dated March 4,  2015, ACABOR  #15-06,   Approved  Subject to Conditions,    dated February  5,  2015 and PB #14-48,   Preliminary    Site  Plan  and Special   Permit Granted,   dated January  14,  2015.
11. Stormwater Management Report prepared  by French  & Parrella,    dated

January  6, 2015,   last  revised   March 4,  2015.

12. 12. Plans  prepared   by French  & Parrella Associates   Consulting  Engineers, dated October  24,  2014,  print dated of December  29, 2014:

Sheet  Number  C-01:   Cover Sheet

Sheet  Number  SP-1:   Site Plan & Notes

Sheet  Number SP-1 B: Site Plan Details

Sheet Sheet	Number Number	SP-2: SP-3:	Enlarged  Area  Plan Elevation
Sheet	Number	SP-4:	Site  Details  – 1
Sheet Sheet	Number Number	SP-5: SP-6:	Site Details   – 2 Shelter  Details
Sheet	Number	SP-6:	Generator   Details

SESC -1:  Soil  Erosion   & Sediment  Control  Plans and Details

SESC -2: Soil  Erosion &  Sediment   Control   Details

13. 13. An  Email  from Brian Orzel,   Project  Manager,    Civil   Engineer,    S.   Army Corps of Engineers,  New York District,   dated  February  9, 2015.

 

The Board reviewed   the plans.

 

 

There  being no one to be heard  from the Public,  a motion was made to close the

Public   Hearing  portion   of the  meeting  by Bruce Bond and second  by

Thomas  Warren  and carried  as follows:   Kevin Garvey,  aye; Bruce Bond,   aye; Michael   Mandel,    aye;  William  Young,   aye; Robert  Dell,   aye;  Thomas   Warren,   aye and Stephen  Sweeney,   aye.

 

 

DECISION:  In  view  of the foregoing  and the testimony  before the Board,   the application   was granted  a FINAL SITE PLAN APPROVAL  SUBJECT  TO THE FOLLOWING  CONDITIONS:

 

 

1. The following note shall   be placed on  the Site  Plan:  “At least

one week prior to the  commencement   of any work,  including   the installation    of erosion   control   devices   or the removal   of trees and vegetation,    a

Pre-construction    meeting  must be held  with  the Town of Orangetown

Department  of Environmental     Management    and Engineering,    Superintendent   of Highways  and the Office  of Building,   Zoning  and   Planning  Administration    and Enforcement.  It is  the responsibility    and obligation   of the property  owner to arrange   such a Meeting.”

 

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2. 2. Stormwater Management Phase II  Regulations: Additional  certification, by an appropriate licensed  or certified  design  professional   shall  be required for all matters before the Planning Board indicating  that the drawings and  project are in compliance  with the  Stormwater Management Phase II  Regulations

 

3. The applicant shall comply with all pertinent and  applicable conditions  of all previous Board  Decisions:   ZBA# 15-21,  Performance Standards Approved with Conditions, dated March 4, 2015,  ACABOR #15-06,  Approved Subject to Conditions, dated February 5,  2015 and PB #14-48, Preliminary  Site Plan and Special  Permit Granted, dated January 14,  2015.

 

4. The Soil erosion and sediment control  plans  and details  are under review by DEME. However,  a stabilized construction entrance shall be added to the SESC plans.   DEME disagrees with the applicant’s engineer’s letter of March 4, 2015,  a stabilized  construction entrance SHALL be installed  at the “telecom compound”

in order to prevent sediment from entering the onsite  drainage  system and either flowing into the wetlands  or the existing pond #2 – this shall  also  be changed   in the SWPPP.

 

 

5. The source benchmark and elevation is required for the given  datum shall  be added to the plan,  just listing the datum  is  insufficient.

 

6. Catch basin/ inlet protection shall be depicted for the existing   onsite basins along  the “entrance driveway” –  between Ramland Road and the “telecom compound” and  also  along the south  side of Ramland   Road.

 

7. The Storm Water Pollution Prevention Plan is under review by DEME. A formal review of the SWPPP will be sent under separate cover the applicant’s engineer. However,  the SWPPP shall  show how the 0.2 acres of disturbance were calculated   i.e.  show calculation  for the area in and  around the “telecom compound” and utility installation   from Ramland Road to “telecom compound.”

 

8. 8. The Drainage Consultant to the Planning Board, Brooker Engineering, reviewed the information and plans   submitted and  held  that application demonstrates that potential  significant adverse impacts with  respect to drainage can be mitigated  and therefore recommends  that the Wireless  Edge –  50

Ramland Road Site Plan be approved for drainage subject  to the following

Project Comment.

 

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Continuation of Condition #8 ….

 

 

 

This is the third drainage review report to the Planning Board for this project;  the last report was dated January 13,  2015.  The project includes the addition of approximately  6,300  square feet of new gravel area for a monopole and equipment storage.  The construction  detail shows a clean  % inch  gravel  to be used for the ground cover;  however,  the voids between the uniform stone  will be filled with leaf litter and debris in  a relatively  short period and this area will act as an impervious  surface.

 

The applicant demonstrates that runoff from the new gravel  areas can be diverted to the existing  stormwater management basin to militate  against increases in  stormwater runoff. The drainage calculations use an impervious surface value for the ground cover of the new gravel  area.  For this submission,

the applicant’s engineer has added a drainage system to intercept  the runoff form the new gravel  area and convey it to the stormwater detention basin.

 

 

Project   Comments

1. 1. The drainage report states,  ‘The  applicant will perform quarterly inspections and yearly maintenance  as required to ensure  leaf and debris removal  so that the gravel  cover remains compacted and not impervious.” This maintenance  procedure should be added to Appendix G of the SWPPP, “Maintenance Inspection Checklist”  and referenced on the Site Pla

 

9. The Rockland County Department of Planning reviewed the plans and provided the following comments which are incorporated herein as conditions of approval:

 

 

1. The conditions in the March 3, 2015 letter from the Rockland County Department of Highways must be met. All required permits must be obtained.
2. An updated review shall be completed by the United States Army Corps of

Engineers and all required permits obtained.

3. The ACABOR minutes of the February 5, 2015 meeting indicate that a Visual Analysis was prepared for the site.  However,  since the Rockland County Department of Planning ware not in receipt of that report,  the Town  Planning Board must ensure that the site  is screened by mature vegetation and proposed landscaping,  as required in Section 8-1 SM (1 ), and that the visual  analysis provided graphic information that accurately portrays the visual   impact of the proposed tower from various vantage points.

 

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Continuation   of Condition  #9 ….

 

 

 

4. 4. The applicant  must demonstrate  that all  conditions  in Section 15L.  (2) and ( 4) have been met. The  proposed  wireless  telecommunication    facility is  being located   within the  100′  buffer of the greenbelt  line.    Since these facilities  may not be located within  buffers  shown on an  approved  site plan

or in  a conversation  or similar   easement,    a variance   for its location   may be

required,   or the location   of the facility  be moved.    In  addition,  the applicant has  not proven that the proposed  height   is  the minimum   height  necessary for adequate  operation  to meet the applicant’   communication   needs and the aesthetic  intrusion   has been minimized   to the greatest  extent practicable.     In fact,   Exhibit   4, FCC Compliance  Report,  notes “there   are no identifiable    national   or regional   operators  to include  in  the analysis.” Indicating     that the proposed  150   foot tall  tower  is  substantially     higher  than may be needed.    The applicant  must demonstrate  that the height   and location   are consistent   with the special    permit  requirements.

 

10. 10. The Rockland  County  Department  of Health   has received  the plans and based on the information    provided,  there are no  Rockland    County  Health Department  approvals    associated   with  this application.

 

11. The Rockland County Sewer  District #1  does not object to the plan   as shown. This project does not affect any sanitary  sewers within  the District  and request no future correspondence   for this site.

 

 

12. 12. The applicant  shall   comply   with all  pertinent    items  in the Guide to the

Preparation     of Site Plans   prior  to signing   the final  plans.

 

 

13. 1 All reviews  and approvals   from various   governmental    agencies   must be obtained  prior to stamping  of the Site Plan.

 

 

14. All of the conditions of this decision,  shall   be binding  upon the owner  of the subject   property,   its successors  and/or assigns,    including  the requirement  to maintain the  property  in accordance   with the conditions    of this decision   and the requirement,    if any,  to install   improvements   pursuant  to Town  Code §21A-9. Failure   to abide by the conditions    of this decision   as set forth herein   shall   be considered  a violation    of Site Plan   Approval   pursuant  to Town  Code §21A-4.

 

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15. TREE PROTECTION: The following note shall be placed on the Site Plan: The Tree Protection and  Preservation  Guidelines adopted

pursuant  to Section  21-24 of the Land Development Regulations   of the Town of Orangetown  will be implemented  in order to protect and preserve both individual specimen  trees and  buffer area with many trees.  Steps that will be taken to reserve and protect existing  trees to remain are as follows:

1. a. No construction  equipment shall  be parked under the tree canopy.
2. b. There will be no excavation or stockpiling  of earth underneath  the trees.
3. c. Trees designated  to be preserved shall  be marked conspicuously    on all sides  at a 5 to 10 foot heig
4. d. The Tree Protection Zone for trees designated  to be preserved will be established    by one  of the  following  methods:

– One  (1)   foot radius from trunk per inch DBH

– Drip line  of the Tree Canopy.  The method chosen  should   be based on providing  the maximum protection  zone  possible.  A barrier  of snow fence or equal  is to be placed  and maintained   one

yard beyond the established   tree protection  zone. If it is agreed that the tree protection  zone of a selected tree must be violated,  one of the following  methods must be employed   to mitigate  the impact:

– Light to Heavy Impacts –  Minimum  of eight  inches of wood chips

installed   in the area to be protected.  Chips shall  be removed upon completion  of work.

– Light Impacts Only –  Installation    of%  inch  of plywood  or boards, or equal  over the area to be protected.

The builder  or its agent may not change  grade within the tree protection  zone of a preserved tree unless such  grade change  has received  final  approval  from the Planning  Board.  If the grade level

is to be changed  more than six (6)  inches,   trees designated  to be

preserved shall  be welled and/or preserved in a raised  bed,  with  the tree well a radius of three (3) feet larger  than the tree canopy.

 

16. All landscaping shown on the site plans  shall  be maintained in  a vigorous growing  condition throughout  the duration   of the use of this site.   Any plants  not so maintained shall  be replaced  with  new plants  at the beginning   of the next immediately   following  growing season.

 

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17. 17. Prior to the  commencement  of any site  work, including  the removal  of trees, the  applicant  shall  install  the soil erosion  and sedimentation  control as required by the Planning   Board.    Prior  to the authorization  to proceed with any phase of the site work, the Town of Orangetown  Department  of Environmental

Management  and Engineering  (DEME)  shall  inspect the installation   of all required soil  erosion  and sedimentation  control  measures.   The applicant  shall contact DEME at least 48 hours in advance for an inspection.

 

18. 18. The contractor’s trailer,  if any is  proposed, shall  be located as approved by the  Planning Board.

 

19. If the applicant, during the course of construction,  encounters  such conditions as flood areas,  underground  water,  soft or silty areas,  improper drainage,  or any other unusual  circumstances  or conditions   that were not foreseen in the original planning,   such  conditions shall  be reported  immediately to DEME.  The applicant shall  submit  their recommendations  as to the special  treatment to be given  such areas to secure adequate, permanent  and satisfactory construction.   DEME shall investigate the condition(s),   and shall either approve the applicant’s recommendations  to correct the condition(s),    or order a modification   thereof.   In the event of the applicant’s  disagreement with the decision  of DEME, or in the event of a significant  change  resulting to the  subdivision    plan  or site  plan  or any change that involves  a wetland  regulated area, the matter shall  be decided by the agency with jurisdiction   in that area (i.e.  Wetlands – U.S.  Army Corps of

Engineers).

 

 

20. 20. Permanent vegetation cover of disturbed  areas shall  be established  on the site within thirty (30)  days of the  completion   of construction.

 

21. Prior (at least 14 days) to the placing  of any road sub-base, the applicant shall  provide the Town of Orangetown  Superintendent  of Highways  and DEME with a plan  and  profile of the graded road to be paved in order that these departments  may review the drawings  conformance  to the approved construction plans and the Town Street Specifications

 

 

22. 22. The Planning Board  shall  retain jurisdiction  over lighting,   landscaping,   signs and refuse contro

 

 

The foregoing  Resolution was made and  moved by Bruce Bond and seconded by Thomas Warren and  carried as follows:  Kevin Garvey, aye; Bruce  Bond,  aye; Michael  Mandel,   aye; William Young, aye;  Robert Dell,  nay, Stephen  Sweeney, aye and  Thomas Warren,  aye.

 

The Clerk  to the Board is hereby  authorized,   directed  and empowered to sign this

DECISION and  file a certified copy in the Office of the Town Clerk  and the Office

of the Planning   Board.                                                               (I,…,.  “‘-    _           ~c- /}

 

Dated:  April  8,  2015                                                             ~u/:.:VU.-‘{f~

Town  of Orangetown  Planning   Board

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PB#15-19:  The Pointe  at Lake  Tappan  Site  Plan –  Recommendation   to the

Town  Board  to Establish   the Value  and  Term  of the  Performance  Bond

 

Town  of Orangetown    Planning   Board  Decision

April  8,  2015

Page 1   of 2

 

TO:

 

 

FROM:

Donald Brenner,   4 Independence  Avenue,  Tappan, New York 10913

Town of Orangetown  Planning  Board

 

 

RE:                 The Pointe at Lake Tappan  Site Plan:   The application   of Donald Brenner,   applicant,    for a Recommendation    to the  Town  Board to Establish  the Value and Term of the Performance  Bond at a site  to be known as “The Pointe at Lake Tappan Site Plan  –  Performance Bond”,  in accordance  with  Article  16 of the  Town  Law of the State of New York, the Land  Development  Regulations   of the Town of Orangetown,   Chapter  21A of the code of the Town  of Orangetown

and  Orangetown.     The site  is  located  on  the South  Side  of Veterans  Memorial Drive,   East of the  existing  Blue Hill Office  Complex  and West of Blue   Hill  South Drive,   Pearl  River,   Town  of Orangetown,   Rockland   County,  New York,  and  as shown on the Orangetown  Tax Map:  Section  73.10,   Block 1,    Lots 4, 5 & 6 (partial);   OP & PAC zoning   districts.

 

Heard by the Planning  Board of the Town of Orangetown  at a meeting   held Wednesday, April 8,  2015,  at which time the Board made the following determinations:

 

 

Donald  Brenner   appeared  and testified  for the applicant. The Board received   the following   communications:

1. Project Review Committee Report dated April 1,   2015.
2. 2. An interdepartmental  memorandum    from the Office of Building,    Zoning, Planning  Administration    and Enforcement,   Town of Orangetown,   signed  by John Giardiello,    E.,   Director,  dated April  8, 2015.
3. Interdepartmental memorandums  from the Department  of Environmental Management    and Engineering    (DEME),   Town of Orangetown,  signed  by Bruce Peters,   P.E.,   dated March 27, 2015.

 

 

The Board reviewed  the submitted    information.   The  hearing   was then open to the Public.

 

 

There  being no one to be heard from-the   Public,   a motion  was made to close the

Public   Hearing  portion  of the meeting  by Bruce Bond and seconded  by

Michael   Mandel  and carried as follows:   Bruce Bond,  aye;  Kevin Garvey,  aye; Michael  Mandel,    aye;  William  Young,   aye; Robert  Dell,  aye; Thomas  Warren, aye,  aye and  Stephen   Sweeney,  aye.

 

RECOMMENDATION:  In  view  of the foregoing,  the Planning   Board Recommends to the Orangetown  Town Board that the value   and term of the Performance   Bond be in accordance   with the Interdepartmental     memorandum from the Department  of Environmental     Management  and Engineering    (DEME), Town of Orangetown,    signed   by Bruce Peters,   P.E.,   dated  March  27,  2015.

 

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The term of the Performance   Bond shall   not exceed two (2)  years as set forth in Section  21A-10  of the Town of Orangetown   Town Code, which   shall   be on or before April 8,  2017, and Subject  to the Following  Conditions:

 

ITEM   Iron  Pins		COST   $       8,550.00
As-Built   Drawings		$     27,000.00
Soil  Erosion   & Sediment	Control	$   137,500.00
Sanitary   Sewers		$   228,745.00
Pumping  Station		$   850,000.00
Forced  Main		$   375,000.00
	Sub-Total	$ 1,626,795.00

Administrative    Close-out

 

(10% of Sub-Total)                    $   162,679.50

 

 

 

Total             $ 1,789,474.50

 

 

 

Inspection    Fee:                                      $      48,803.85

 

(3% of Sub Total  of Bond Amount  to be submitted   to DEME prior  to onset  of construction)

 

 

The foregoing   Resolution   was made and moved  by Bruce Bond and seconded  by Michael   Mandel   and carried   as follows:  Kevin Garvey,  aye;

Bruce  Bond,   aye;  Michael   Mandel,    aye; William   Young,  aye; Robert  Dell,   aye; Thomas  Warren,   aye, aye and Stephen  Sweeney,  aye.

 

 

The Clerk  of the  Board is hereby  authorized,   directed   and  empowered  to sign this RECOMMENDATIONand  file  a certified   copy in the Office  of the  Town  Clerk   and this Office of the Planning   Board.

 

Dated:   April 8, 2015

Town  of Orangetown  Planning   Board

 

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