Meeting Overview

Meeting  of December   10, 2014

Town  of Orangetown  Planning Board

 

 

Members   Present:   Kevin Garvey,  Chairman;  William  Young;  Michael  Mandel; Robert  Dell; Bruce Bond; and Stephen  Sweeney

 

Member  Absent: Thomas  Warren

Also  Present:   John Giardiello,  P.E., Director,  Office 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:

 

.                                                            Continued  Items  from  the  October 22. 2014 Meeting:

1                                                                                                 Walgreens   Resubdivision  Plan

I                       Prepreliminary/   Preliminary/                                   Continued

Final Resubdivision  Plan and SEQRA  Review Zone

 

PB #14-46

 

I                    81 Rt. 303 & 165 Oak Tree Road, Tappan

i                 77.15/1/24  & 25; CS & CO/

Route 303 Overlay zoning districts

 

Walgreens   Site  Plan

Prepreliminary/   Preliminary  Site Plan and SEQRA

1                                                                              81 Rt. 303 & 165 Oak Tree Road, Tappan          Continued

I                                      77.15/1/24  & 25; cs & CO/

Route 303 Overlay zoning districts

PB#14-24

 

1

 

Continued  Items  from  the  December   11, 2013 Meeting: Rohland   Site  Plan

 

Prepreliminary/   Preliminary/ Preliminary  Site  Plan   I Final Site Plan & SEQRA  Review Approval  Sul;>ject   I 401- 407 Western  Highway,  Tappan to Conditions     I 74.18/3/31;  LO zoning district Neg.  Dec.

PB #13-47

 

 

I           Rohland   Commercial  Subdivision  Plan

Prepreliminary/   Preliminary/

1

I          Final Subdivision  Plan & SEQRA  Review

401- 407 Western  Highway,  Tappan

1

74.18/3/31;  LO zoning district

PB #13-  48

Preliminary  Site  Plan

Approval  Subject to Conditians

Neg.  Dec.

 

 

Continued  Item from  the June  26. 2013 Meeting:

1

 

• Sambrotto  Minor  Subdivision  Plan

I       Prepreliminary/   Preliminary  Subdivision  Plan and SEQRA  Review

34 Clausland  Mountain  Road, Blauvelt

70.15/2/11;  R-40 zoning district

 

I

PB #13-  29

Preliminary  Subdivision Plan  Approval  Subject to Conditions

Neg. Dec.

 

 

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December   10,   2014

Planning   Board  Meeting

 

 

 

 

New Items:

Miller  Minor    Subdivision

Prepreliminary/     Preliminary/

Final   Subdivision     Plan and  SEQRA  Review

238 West Crooked  Hill Road, Pearl   River

68.11/3/16;      R-15 zoning district

 

 

Continued:   Revise layout

 

PB #14 – 49

 

Grace Tabernacle Site Plan

Final  Site Plan Review

617   Main Street,   Sparkill

77.08/5/41    CS zoning  district

 

I        Retro Fitness  Pearl River  Plans

Consultation     – Pearl   River  Shopping  Center

100   North  Middletown   Road, Pearl  River

69.13/1/3;     CC zoning district

 

Final  Site Plan Approval  Subject to Conditions

 

 

 

Consultation

PB #14-  50

 

 

 

 

 

 

PB #14-  51

 

SMK Erie  Subdivision

Request for Two 90 Day Extensions to File the Subdivision     Plan  with

the Rockland    County Clerk’s   Office

86 West Erie  Street,   Blauvelt

70.13/1/21;       R-15   zoning  district

 

Granted Two (2)

90 Day Extensions to File

PB #14-  52

 

The Pointe at Lake Tappan Site  Plan

Request for Two 90 Day Extensions to File the Subdivision      Plan  with

the Rockland   County Clerk’s    Office

Veterans  Memorial    Drive,   Pearl River

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

Granted Four (4)     PB #14 – 53

90 Day Extensions to File

 

 

~he  decisions    of the  November  12,  2014  Planning  Board   Meeting was reviewed, rdited,   and  approved.   The motion for adoption    was made and moved  by   Bruce Bond   and seconded   by Stephen   Sweeney   and carried  as follows:   William  Young, aye: Kevin Garvey,  aye, Thomas  Warren,   absent,   Robert Dell,   aye;  Bruce Bond, fye;  Stephen  Sweeney,   aye, 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

yanscribed,     but are available.

 

 

Since there was no further  business  to come before the Board,   a motion to

4djourn  the meeting was made by Bruce  Bond and seconded   by Michael   Mandel

9nd agreed  to by all  in  attendance.    The meeting   was adjourned  at 10.:00    pm.

1he  next Planning  Board meeting  is  scheduled  for January   14,  2015.

 

0

DATED: December 10,  2014                           r ,,..,—A~

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PB #13- 47: Rohland Site Plan – Preliminary  Site Plan Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 1of9

 

TO:

 

FROM:

John Atzl, Atzl, Scattassa  & Zigler,  234 North Main Street

New City, New York  10956

Orangetown  Planning  Board

 

 

RE:   Rohland  Site Plan: The application  of Aida  Rohland,  owner, for Prepreliminary/   Preliminary/  Final Site Plan Review at a site known as “Rohland 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  and to determine  the environmental

I                                          significance  of the application  pursuant  to the requirements  of the New York

State Environmental  Quality  Review Act. The site is located at 401-407  Western

1                                                                                     Highway,  Tappan,  Town of Orangetown,  Rockland  County,  New York, and as

I           shown on the Orangetown  Tax Map as Section  74.18,  Block 3, Lot 31 in the LO

!               zoning district.

 

 

I

I                Heard by the Planning  Board of the Town of Orangetown  at meetings  held Wednesday,  December 13, 2013 and December 10, 2014, at which time the Board made the following  determinations:

 

_                             December 13, 2013

John Atzl and Scott Dow, Esq. appeared  and testified.

1                 The Board received the following  communications:

i                    1. Project Review Committee  Report, dated  December  4, 2013.

2. An interdepartmental memorandum  from the Office of Building, Zoning, Planning  Administration   and Enforcement,  Town of Orangetown,  dated December  13, 2013, signed by John Giardiello,  P.E., Director.

i   3. An Interdepartmental   memorandum  from the Department  of Environmental Management  and Engineering  (DEME),  Town of Orangetown,  dated December  5, 2013, signed by Bruce Peters,  P.E.

4. A letter from Brooker Engineering, dated  December  11, 2013, with attachments,  signed by Kenneth  DeGennaro,  P. E.
5. 1 A letter from the Rockland County  Department  of Planning,  dated

November   12, 2013, signed by Thomas  B. Vanderbeek,  P.E.,

.Commissioner  of Planning.

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

Sonny  Lin, P.E., November  22, 2013.

7. A letter from Rockland County Sewer District  No. 1, signed  by

Joseph  LaFiandra,  Engineer  II, dated November  13, 2013.

8. Letters from Rockland County  Department  of Health, signed  by

Scott  McKane,  P.E., Senior  Public Health Engineer,  dated October  31, 2013.

9. A Short Environmental Assessment  Form signed  by Aida Rohland,  dated

October  11, 2013.

10. Copy of Building Permit application, dated October  22, 2013.
11. A Narrative Summary prepared  by Atzl, Scatassa  & Zigler,  P.E., dated

October  11, 2013.

12. Overall Existing Condition Plan, prepared  by Atzl, Scatasa  & Zigler, dated

 

October  11, 2013.

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13. A letter from the Town of Orangetown Zoning Board of AppQij’IWBn~a  by_    _                                                                                                                          .

i;:>aniel Sullivan, dated November 6, 2013.                                        t  \ltd   St tmr 9

 

The Board reviewed the Plan.                                                     N~;~33NVUO ;10  NMOl .

 

 

 

 

PB #13- 47:  Rohland   Site  Plan – Preliminary  Site  Plan  Approval  Subject to

Conditions

 

Town  of Orangetown    Planning   Board  Decision

December   10, 2014

Page 2 of 9

 

 

The Board reviewed  the Plans

 

11

The applicant  requested  a CONTINUATION.

 

December 10, 2014

John Atzl and Scott Dow, Esq. appeared  and testified. The Board received the following  communications:

1. Project Review Committee Report, dated December  3, 2014.

‘I                                         2. An interdepartmental   memorandum  from the Office of Building,  Zoning,

.             Planning  Administration   and Enforcement,  Town of Orangetown,  dated

December  10, 2014, signed by John Giardiello,  P.E., Director.

1

1                                                                           3. An Interdepartmental   memorandum  from the Department  of Environmental

I                 Management  and Engineering  (DEME),  Town of Orangetown,  dated

• December  4, 2014, signed by Bruce Peters,  P .E.

4. A letter from Brooker Engineering, dated  December  10, 2014, with attachments,  signed  by Kenneth  DeGennaro,  P.E.
5. A letter from Atzl, Nasher & Zigler P.C., dated October 21, 2014.
6. A Narrative Summary prepared  by Atzl, Nasher & Zigler, dated October  11,

2013, corrected  October  20, 2014

7. A Short Environmental Assessment  Form signed  by Aida Rohland dated

1                     October  11, 2013, revised October  18, 2014.

i                    8. A Stormwater  Management  Design  Report prepared  by Atzl, Nasher & Zigler, dated September  23, 2014.

\        9. Site Plans prepared  by Atzl, Nasher & Zigler  P.C., dated September  23, 2014,

1                                                 unless noted:

I           Drawing  1: Overall existing  Condition  Plan, dated October  11, 2013, revised

1                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         September  23, 2014

I          Drawing 2: Commercial  Subdivision  Plan, dated October  11, 2013, revised

September  23, 2014

• Drawing 3: Grading  Plan

.                  Drawing 4: Erosion & Sediment  Control  Plan

I         Drawing 5: Details

I       Drawing 6: Drainage  Profiles

• 10. A letter from Rockland  County  Department  of Planning,  signed  by Douglas J.

i           Schuetz,  Acting  Commissioner  of Planning,  dated November  21, 2014.

11. A letter from Rockland County  Department  of Health, signed  by Scott

I      McKane,  Senior  Public Health Engineer,  dated  November  3, 2014. iThe Board reviewed the plan.

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:  Kevin Garvey,  aye; Bruce Bond, aye; Michael Mandel, aye; William  Young,  aye; Robert Dell, aye; Stephen  Sweeney,  aye and Thomas  Warren,  absent.                              ·          ·                ·           ·   –  ·  ·

 

 

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PB #13- 47: Rohland Site Plan – Preliminary  Site Plan Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 3 of 9

 

The proposed  action is classified  as an “unlisted  action” as defined  by Section

617.2 (ak) of the New York State  Environmental  Quality  Review Regulations (SEQRR).  No agency,  other than the Orangetown  Planning  Board will have any significant  involvement  in the review process,  pursuant  to Section  617.6 of SEQRA.  On motion by Bruce Bond and seconded  by William  Young and carried as follows:  Kevin Garvey,  aye; Bruce Bond, aye; William  Young,  aye;

.                                                    Robert  Dell, aye; Stephen  Sweeney,  aye; Michael  Mandel, aye and Thomas

I                   Warren,  absent; the Board declared  itself Lead Agency.

 

I                   Pursuant  to New York Code,  Rules & Regulations  (NYCRR)  Section  617.7, the

i          Town of Orangetown  Planning  Board, as lead agency,  for the reasons  articulated

I                                        in this Board’s  analysis  of all of the submissions  by the applicant,  interested

.                                           agencies,  departments  and the public, with respect to this project including the

I                 Environmental  Assessment  Form, which  reasons  are summarized  in the motion, hereby determines  that the proposed  action will not have a significant  impact on the environment  and a Draft Environmental   Impact Statement  (DEIS) will not be prepared.

 

After  having identified  the relevant  areas of environmental  concern,  namely drainage,  surface water  runoff, land clearing,  vegetation,  fauna, traffic and noise levels, and after having taken a hard look at said environmental   issues, and after having deliberated  regarding  such concerns,  and having  heard from the

applicant,  the applicant’s  professional  representatives,   namely Atzl, Scatassa  &

j                    Zigler,  PC and having heard from the following  offices,  officials  and/or

Departments:

(Town of Orangetown):   Project Review Committee,  Office of Building, Zoning, Planning  Administration   and Enforcement  and Department  of Environmental Management  and Engineering;  and having  heard from the following  involved  and interested  agencies:  Town of Orangetown  Zoning  Board of Appeals,  Rockland County  Department  of Highways,  Rockland  County  Department  of Health, Rockland  County Sewer  District No. 1, and having reviewed  the proposed  Site Plan prepared  by Atzl, Scatassa  & Zigler,  PC, a summary  of the reasons supporting  this determination  are, and the Planning  Board finds that the

proposed  action:

 

• Will not significantly  affect existing  air quality or noise levels;
• Will not significantly affect existing  surface water quality or quantity  or drainage;
• Will not significantly  affect existing  ground water quality or quantity;
• Will not significantly  affect existing traffic  levels;

 

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PB #13- 47: Rohland   Site  Plan  – Preliminary  Site  Plan  Approval  Subject to

[                     Conditions

 

‘              Town  of Orangetown    Planning   Board  Decision

December   10, 2014

:              Page 4of9

 

 

 

 

• Will not create a substantial  increase  in solid waste  production;
• Will not create a potential for erosion, flooding,  leaching  or drainage problems;
• Will not have a significant adverse  impact on the environmental characteristics   of our critical environmental   area or environmentally sensitive  sites or features;
• Will not have an impairment of the character  or quality of important historical,  archeological  or architectural  resources;
• Will not have an impairment of the character  or quality of important aesthetic  resources;
• Will not have an impairment of existing  community  or neighborhood character;
• Will not remove or destroy  large quantities  of vegetation  or fauna;
• Will not remove or destroy large quantities  of wildlife  species or migratory fish;
• Will not have a significant  adverse  impact to natural  resources;
• Is consistent  with the Town of Orangetown’s   Comprehensive/Master    Plan;
• Will not have adverse  economic  or social impacts  upon the Town;
• Will not create a hazard to human  health; and
• Will not create a substantial change  in the use of land, open space or recreational  resources.

 

On motion by Bruce Bond and seconded  by Michael  Mandel and carried  as follows:  Kevin Garvey,  aye; Bruce Bond, aye; Robert  Dell, aye; Thomas  Warren, absent; William  Young,  aye; Michael  Mandel,  aye and Stephen  Sweeney,  aye, the Board made a Negative  Declaration  pursuant  to SEQRA.

 

I

I                        DECISION: In view of the foregoing and the testimony before the Board, the application was GRANTED A PRELIMINARY SITE PLAN APPROVAL SUBJECT TO THE FOLLOWING CONDITIONS:

 

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

ione 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.”

 

I

I      2. The following note shall be placed on the Site Plan regarding Stormwater

Management Phase II Regulations: Additional certification, by an appropriate

licensed or certified design professional shall be required for all matters before

 

lthe Planning Board indicating that the drawings and project are in com~~         5)1\!31l> NRtEl1 with the Stormwater Management Phase 11   Regulations.                        ~·         .                           ·.                                                           .               .               N~   ur· nft1

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PB #13- 47: Rohland Site Plan –  Preliminary  Site Plan Approval  Subject to

Conditions                                                               ·

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 5 of 9

 

3. The extent of the uses and all storage bays and boxes shall be shown and labeled for contents.

 

4. The plans shall show the actual parking spaces and the vehicle storage spaces being provided. Be reminded, no parking is permitted in any required yard unless permitted by the Planning Board. (LI district, column 7, item 8).

 

5. Parking spaces shall be provided for the building on space “E”.

 

6. Space “E” has two uses proposed. The plan shall indicate how the two users

1                                                                                               divide space “E” or divide the building on space”E”.

 

I                                              7. The building on space “E” requires a Minimum Side Yard of 50 feet and 36.3

I                   feet are provided. (LI district, group QQ, column 9). A variance needs to be

,                                             sought from the Town of Orangetown Zoning Board of Appeals.

 

j                8. If required, A variance needs to be sought from the Town of Orangetown

Zoning Board of Appeals for a 280A variance.

 

9. A note shall be placed on the Plan that “No outdoor servicing or manufacturing is permitted”.

 

10. The Short Environmental Assessment Form appears to be in order.

 

11. The applicant is advised that a permit to relocate the existing retaining wall From the Consolidated Rail Corporation property must be obtained prior to signing of the plan.

 

i                         12. The metes and bounds description and the ownership of the sanitary

!                              easement shall be labeled on the Site Plan.

 

I                               13. The page and liber/ instrument number shall be added to all the existing

1                                                    easements/ dedications.

 

14. The Stormwater Management Design Report is under review by DEME. However, due to the size of the drainage area WS#1A, additional inlets/ basins shall be added to capture the flow.

 

15. A SWPPP shall be prepared for this redeveloped site.

 

16. A post construction stormwater maintenance agreement (in accordance with

NYSDEC Phase II regulations and Town of Orangetown Town Code) for the

I         proposed stormwater systems shall be submitted to DEME and the Town of Orangetown Town Attorney’s office for review and approval. Said agreement shall include a maintenance and management schedule, inspection check list, contact person with telephone number, yearly report to be submitted to DEME,

etc.

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PB #13· 47: Rohland Site Plan –  Preliminary  Site Plan Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 6of9

 

 

 

17. Drainage Review Recommendation: The application has provided stormwater management facilities to address mitigation for increases in runoff and the Drainage Consultant, Brooker Engineering, therefore recommends that

Rohland Site Plan and Commercial Subdivision be approved for drainage subject

to the following comments.

 

• The stormwater management system is located about halfway down the hillside, uphill of the lower developed portion of the site. The stormwater management system shall be relocated to the downhill area of the site which will allow most of the developed portion of the site to be treated for stormwater quality and quantity. The Drainage Consultant also notes that excavation of up to 21 feet, five feet offset from the northern property line, is required to build the detention facility at this location. A construction easement from the neighbor or sheeting and shoring will have to be designed if the detention facility is to remain at this location.

 

• As per the consultations previous report dated December 12, 2013, the metal building on the east lot is shown as being constructed in 2009. There are retaining walls surrounding the building that affect the flow of stormwater runoff. The flow path of stormwater runoff in this area shall be shown. Topography extending beyond the southern property limit and the building to the south shall be added to the plan to show the drainage pattern. The grading results in numerous ponding areas; a grading plan

shall be provided that demonstrates positive runoff away from the building and directed to the relocated (or additional) stormwater management facility.

 

 

• A full Stormwater Pollution Prevention Plan shall be provided for the site.

Maintenance of the Stormwater management facilities shall be addressed. If the facilities are to be located on a leased area, the lessee will have to

maintain the facilities with respect to stormwater quality and quantity for all

the uphill tenants. The designer shall consider smaller facilities on each tenant parcel to facilitate individual maintenance of the stormwater facilities. A combination of individual water quality systems per each lot and a regional detention facility for the entire site might be more practical.

 

• The newly constructed gravel areas in the LO zone are shown as being removed and replaced with topsoil and seed. Stormwater mitigation is required in this area for increases in runoff as a result of changes from wooded ground cover to grass ground cover.

 

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PB #13- 47: Rohland Site Plan –  Preliminary  Site Plan Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board Decision

1                                     December 10, 2014

Page 7of9

 

 

 

18. Rockland County Department of Planning had the following comments which are incorporated herein as conditions of approval:

1 )   An  updated review must be completed by the  County of  Rockland

Department of Highways and any required permits obtained.

2)  The application must be made to the Rockland County Department of Health for review of the stormwater management system for compliance with the County Mosquito Code.

3)  The entire length of Western Highway is a County highway. The plans

shall be corrected.

4)  The Overall Existing Condition Plan does not show the shed on Tax

Lot 30 that was mentioned in the October 11, 2013 narrative revised October 20, 2014.  This shall be shown on the site plan if it still exists, or the narrative updated to reflect that it has been removed.

5)  It is unclear what the varying width area, located just  north of the somewhat paralleling the 40 foot wide access and utility easement and represented with  a  dashed  line,  represented.    This  area  must be labeled to clarify its intent.

 

19. The Rockland County Department of Highways reviewed the plans and offered the following remark for consideration:

• Rockland County Highway Department Work Permit will be required for the proposed construction and must be secured prior to the start of any excavation or construction activities on site.

 

20. The Rockland County Department of Health (RCDOH) reviewed the plans and found that application must be made to the Rockland County Department of Health for review of the stormwater management system for compliance with the County Mosquito Code.

 

21. 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.

 

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

‘                             Preparation of Site Plans prior to signing the final plans.

 

23. All reviews and approvals from various governmental agencies must be

;                                           obtained prior to stamping of the Site Plan.

 

24. 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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PB #13- 47: Rohland Site Plan –  Preliminary  Site Plan Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board Decision

,                               December 10, 2014

Page 8of9

 

25. The following agencies do not object to the Town of Orangetown Planning

Board assuming responsibilities of lead agency for SEQRA purposes:

– Rockland County Sewer District No.1

– Rockland County Department of Health

– Rockland County Department of Highways

– Town of Orangetown Zoning Board of Appeals

 

26. 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. No construction equipment shall be parked under the tree canopy.
2. There will be no excavation or stockpiling of earth underneath the trees.
3. Trees designated to be preserved shall be marked conspicuously on all sides at a 5 to 10 foot height.
4. 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.

 

I                               27. All landscaping shown on the Site Plans shall be maintained in a vigorous

1                                                            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

I       immediately following growing season.

 

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PB #13-   47: Rohland   Site   Plan  –  Preliminary    Site  Plan Approval   Subject   to

Conditions

 

Town  of Orangetown  Planning   Board  Decision

December   10, 2014

Page 9 of 9

 

 

 

28. 28. 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     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.

 

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

 

30. 30. 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 DE  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).

 

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

 

32. 32. 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

 

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

 

The  foregoing   Resolution    was made and moved by Bruce Bond and seconded  by

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

Dated: December 10,  2014          ~Co~~(

Town of Orangetown  Planning  Board

Attachment

 

 

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State Environmental  Quality Review Regulations

NEGATIVE DECLARATION

Notice of Determination  of Non-Significance

 

Town of Orangetown  Planning  Board Decision

 

:            December 10, 2014

 

NAME OF ACTION: Rohland Site Plan –  Preliminary  Site Plan Approval

,                                           Subject to Conditions  I Neg. Dec.

 

This notice is issued pursuant to Part 617 of the implementing regulations pertaining to Article 8 (State Environmental Quality Review Regulation) of the Environmental Conservation Law.

The PLANNING BOARD, TOWN OF ORANGETOWN, as Lead Agency, has

determined that the proposed action described below will not have a significant impact on the environment and a Draft Environmental Impact Statement will not be prepared.

 

SEQR STATUS:     Type I                                               Unlisted XXXXXX

CONDITIONED NEGATIVE DECLARATION: Yes                No  XXXXXX DESCRIPTION OF ACTION: Site Plan Review

LOCATION: The site is located at 401-407 Western Highway, Tappan, Town of

Orangetown, Rockland County, New York, and as shown on the Orangetown Tax

Map as Section 74.18, Block 3, Lot 31 in the LO zoning district.

 

 

REASONS SUPPORTING THIS DETERMINATION:

The Orangetown Planning Board, as Lead Agency, determined that the proposed action will not have a significant impact on the environment and a Draft Environmental Impact Statement (DEIS} will not be prepared. The reasons supporting this determination are as follows:

The project will not have a significant impact upon the environment and a DEIS

need not be prepared because the proposed action does not significantly affect

1                                        air quality, surface or ground water quality, noise levels or existing external traffic patterns. In addition, it will have no impact upon the aesthetic, agricultural or cultural resources of the neighborhood. No vegetation, fauna or wildlife species will be affected as a result of this proposed development. The proposed action is

consistent with the Town of Orangetown’s Master Plan and will not have any adverse economic or social impacts upon the Town or its businesses or residences.

If Conditioned Negative Declaration, the specific mitigation is provided on an attachment.

For Further Information contact:

John Giardiello, P.E., Director, Office of Building, Zoning and Planning Administration and Enforcement; Town of Orangetown; 20 Greenbush Road Orangeburg, NY 10962; Telephone Number: 845-359-5100

For Type I  Actions and Conditioned Negative Declarations, a copy of this notice is sent: – Commissioner, New York State Department of Environmental Conservation, – Region 3 Headquarters, NYSDEC, – Town Supervisor, Applicant

– Involved Agencies

 

 

 

 

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PB #13- 48: Rohland Commercial  Subdivision  Plan – Preliminary  Approval

Subject to Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 1of9

 

TO:               John Atzl, Atzl, Scattassa  & Zigler, 234 North Main Street

New City, New York 10956

 

FROM:

Orangetown  Planning  Board

 

 

RE:  Rohland  Subdivision  Plan: The application  of Aida  Rohland,  owner, for Prepreliminary/   Preliminary/  Final Commercial  Subdivision  Plan Review at a site known as “Rohland  Subdivision  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  21 of the Code of the Town of Orangetown  and to determine  the environmental  significance  of the application  pursuant to the requirements  of the New York State Environmental  Quality  Review Act. The site

is located at 401-407  Western  Highway,  Tappan,  Town of Orangetown,  Rockland

County,  New York, and as shown on the Orangetown  Tax Map as Section  74.18, Block 3, Lot 31 in the LO zoning district.

 

 

Heard by the Planning  Board of the Town of Orangetown  at meeting  held Wednesday,  December 13, 2013 and December 10, 2014 at which time the Board made the following  determinations:

 

December 13, 2013

John Atzl and Scott Dow appeared  and testified. The Board received the following  communications:

1. Project Review Committee Report, dated December  4, 2013.
2. An interdepartmental memorandum  from the Office of Building,  Zoning, Planning  Administration   and Enforcement,  Town of Orangetown,  dated December  13, 2013, signed by John Giardiello,  P.E., Director.
3. An Interdepartmental memorandum  from the Department  of Environmental Management  and Engineering  (DEME),  Town of Orangetown,  dated December  5, 2013, signed by Bruce Peters,  P .E.
4. A letter from Brooker Engineering, dated  December  11, 2013, with

attachments,  signed by Kenneth  DeGennaro,  P.E.

5. A letter from the Rockland County Department  of Planning,  dated November  12, 2013, signed  by Thomas  B. Vanderbeek,  P.E., Commissioner  of Planning.
6. A letter from the Rockland County Department  of Highways,  signed  by

Sonny  Lin, P.E., September  17, 2013.

7. Letter from Rockland County  Department  of Health, signed  by

Scott McKane,  P.E., Senior  Public Health  Engineer,  dated October  31, 2013.

8. A Short Environmental Assessment  Form signed  by Aida  Rohland,  dated

.                                                October  11, 2013.

9. A letter from the Town of Orangetown Zoning Board of Appeals,  signed  by

Daniel Sullivan,  Chairman,  dated  November  6, 2013.

10. Copy of Building Permit application, dated October  22, 2013.

,                                                 11. Overall  Existing Condition  Plan, prepared  by Atzl, Scatasa  & Zigler, dated

I                  October  11, 2013.

 

The Board reviewed the Plan.

 

 

 

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PB #13- 48: Rohland Commercial  Subdivision  Plan – Preliminary  Approval

Subject to Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 2of9

 

 

 

The Board reviewed the Plans

The applicant  requested  a CONTINUATION.

 

December 10, 2014

,                                                           John Atzl and Scott Dow, Esq. appeared  and testified. The Board received the following  communications:

1. Project Review Committee Report, dated December  3, 2014.
2. An interdepartmental memorandum  from the Office of Building,  Zoning, Planning  Administration   and Enforcement,  Town of Orangetown,  dated December  10, 2014, signed by John Giardiello,  P.E., Director.
3. An Interdepartmental memorandum  from the Department  of Environmental

Management  and Engineering  (DEME),  Town of Orangetown,  dated

December  4, 2014, signed by Bruce Peters,  P.E.

4. A letter from Brooker Engineering, dated  December  10, 2014, with attachments,  signed by Kenneth  DeGennaro,  P.E.
5. A letter from Atzl, Nasher & Zigler P.C., dated October 21, 2014.
6. A Narrative Summary prepared  by Atzl,  Nasher & Zigler, dated October  11,

2013, corrected  October  20, 2014

7. A Short Environmental Assessment  Form signed  by Aida  Rohland dated

October  11, 2013, revised October  18, 2014.

8. A Stormwater Management Design Report prepared  by Atzl, Nasher & Zigler, dated September  23, 2014.
9. Site Plans prepared by Atzl, Nasher & Zigler P.C., dated September  23, 2014,

unless noted:

Drawing  1: Overall existing  Condition  Plan, dated October  11, 2013, revised

September  23, 2014

Drawing 2: Commercial  Subdivision  Plan, dated October  11, 2013, revised

September  23, 2014

Drawing 3: Grading  Plan

Drawing 4: Erosion & Sediment  Control  Plan

Drawing 5: Details

Drawing 6: Drainage  Profiles

10. A letter from the Rockland County Department  of Planning,  dated

I                November  21, 2014, signed by Douglas  J. Schuetz,  Acting  Commissioner  of

Planning.

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

Scott McKane,  P.E., Senior  Public Health  Engineer,  dated  November  3, 2014. The Board reviewed the plan.

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

111                                                                                             Mandel and carried  as follows:  Kevin Garvey,  aye; Bruce Bond, aye; Michael

Mandel,  aye; William  Young,  aye; Robert Dell, aye; Stephen  Sweeney,  aye and

,                                                 Thomas  Warren,  absent.

 

 

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PB #13- 48: Rohland   Commercial    Subdivision    Plan  – Preliminary    Approval

Subject   to Conditions

 

 

Town  of Orangetown    Planning   Board  Decision

December   10, 2014

Page 3 of 9

 

The proposed  action is classified  as an “unlisted  action” as defined  by Section

617.2 (ak) of the New York State Environmental  Quality  Review  Regulations (SEQRR).  No agency,  other than the Orangetown  Planning  Board will have any significant  involvement  in the review process,  pursuant  to Section  617.6 of SEQRA.  On motion by Bruce Bond and seconded  by William  Young and carried

‘                 as follows:  Kevin Garvey,  aye; Bruce Bond, aye; William  Young,  aye;

Robert Dell, aye; Stephen  Sweeney,  aye; Michael  Mandel, aye and Thomas

Warren,  absent; the Board declared  itself Lead Agency.

 

Pursuant  to New York Code,  Rules & Regulations  (NYCRR)  Section  617.7, the Town of Orangetown  Planning  Board, as lead agency,  for the reasons articulated in this Board’s  analysis  of all of the submissions  by the applicant,  interested agencies,  departments  and the public, with respect to this project including  the Environmental  Assessment  Form, which  reasons  are summarized  in the motion, hereby determines  that the proposed  action will not have a significant  impact on the environment  and a Draft Environmental   Impact Statement  (DEIS} will not be prepared.

 

After having identified  the relevant  areas of environmental  concern,  namely drainage,  surface water  runoff, land clearing,  vegetation,  fauna, traffic and noise levels, and after having taken  a hard look at said environmental   issues, and after having deliberated  regarding  such concerns,  and having  heard from the

applicant,  the applicant’s  professional  representatives,   namely Atzl, Scatassa  & Zigler,  PC and having heard from the following  offices,  officials  and/or Departments:

(Town of Orangetown):  Project Review  Committee,  Office of Building, Zoning, Planning  Administration   and Enforcement  and Department  of Environmental Management  and Engineering;  and having heard from the following  involved  and interested  agencies:  Town of Orangetown  Zoning  Board of Appeals,  Rockland County  Department  of Highways,  Rockland  County  Department  of Health, Rockland  County Sewer  District  No. 1, and having reviewed  the proposed  Site

Plan prepared  by Atzl, Scatassa  & Zigler,  PC, a summary  of the reasons

supporting  this determination   are, and the Planning  Board finds that the proposed  action:

 

 

• Will not significantly  affect existing  air quality  or noise levels;
• Will not significantly affect existing  surface water quality or quantity  or drainage;
• Will not significantly  affect existing  ground water quality or quantity;
• Will not significantly  affect existing traffic  levels;

 

 

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PB #13- 48: Rohland Commercial  Subdivision   Plan – Preliminary  Approval

Subject to Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 4 of 9

 

 

 

• Will not create a substantial  increase  in solid waste  production;
• Will not create a potential for erosion, flooding,  leaching  or drainage problems;
• Will not have a significant adverse  impact on the environmental characteristics  of our critical environmental   area or environmentally sensitive  sites or features;
• Will not have an impairment of the character  or quality of important historical,  archeological  or architectural  resources;
• Will not have an impairment of the character  or quality of important aesthetic  resources;

o      Will not have an impairment  of existing  community  or neighborhood character;

• Will not remove or destroy  large quantities  of vegetation  or fauna;
• Will not remove or destroy large quantities  of wildlife  species or migratory fish;
• Will not have a significant  adverse  impact to natural  resources;
• Is consistent  with the Town of Orangetown’s   Comprehensive/Master    Plan;

o     Will not have adverse  economic  or social impacts  upon the Town;

• Will not create a hazard to human health; and
• Will not create a substantial change  in the use of land, open space or recreational  resources.

 

On motion by Bruce Bond and seconded  by Michael  Mandel and carried  as follows:  Kevin Garvey,  aye; Bruce Bond, aye; Robert  Dell, aye; Thomas  Warren, absent; William  Young,  aye; Michael  Mandel, aye and Stephen  Sweeney,  aye, the Board made a Negative  Declaration  pursuant  to SEQRA.

 

DE~ISION: In view of the foregoing  and the testimony  before the Board, the application  was GRANTED PRELIMINARY APPROVAL SUBJECT TO THE FOLLOWING CONDITIONS:

 

 

1. The following note shall be placed on the Subdivision 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.”

 

2. The following note shall be placed on the Subdivision Plan regarding 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.

 

 

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PB #13- 48: Rohland Commercial  Subdivision  Plan – Preliminary  Approval

Subject to Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 5 of 9

 

3. The commercial subdivision plan shows 3 existing  parcels  shown as

Tax Lots 74.18-3-29,  74.18-3-30  and 74.18-3-31.   Parcel 7 4.18-3-31  is proposing

1

5 tenant  spaces  listed as “A through  E”.  Tenant  space “E” will have two users.

 

 

4. The extent of the uses and all storage bays and boxes shall be shown and labeled for contents.

 

5. The plans shall show the actual parking spaces and the vehicle  storage spaces  being provided.   Be reminded,  no parking  is permitted  in any required yard unless permitted  by the Planning  Board. (LI district,  column  7, item 8).

 

6. Parking spaces shall be provided for the building on space “E”.

 

 

7. Space “E” has two uses proposed. The plan shall indicate  how the two users divide space “E” or divide the building on space “E”.

 

8. The building on space “E” requires a Minimum Side Yard of 50 feet and 36.3 feet are provided.  (LI district, group QQ,  column  9).  A variance  needs to be sought from the Town of Orangetown  Zoning  Board of Appeals.

 

9. If required, A variance needs to be sought from the Town of Orangetown

Zoning  Board of Appeals  for a 280A variance.

 

10. A note shall be placed on the Plan that “No outdoor servicing or manufacturing  is permitted”.

 

11. The Short Environmental Assessment Form appears  to be in order

 

12. Drainage Review Recommendation: The application has provided stormwater  management  facilities  to address  mitigation  for increases  in runoff and the Drainage  Consultant,  Brooker  Engineering,  therefore  recommends  that

Rohland  Site Plan and Commercial  Subdivision  be approved  for drainage  subject to the following  comments.

 

• The stormwater management  system  is located about halfway down the hillside,  uphill of the lower developed  portion of the site.   The stormwater management  system  shall be relocated  to the downhill  area of the site which will allow most of the developed  portion of the site to be treated for stormwater  quality and quantity.   The Drainage  Consultant  also notes that excavation  of up to 21 feet, five feet offset from the northern  property  line, is required to build the detention  facility  at this location.   A construction easement  from the neighbor  or sheeting  and shoring will have to be designed  if the detention  facility  is to remain at this location.

 

 

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PB #13· 48: Rohland Commercial  Subdivision  Plan • Preliminary  Approval

Subject to Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 6of9

 

Continuation  of Condition  #12 …..

 

o       As per the consultations previous report dated December 12, 20131 the metal building on the east lot is shown as being constructed in 2009. There are retaining walls surrounding the building that affect the flow of stormwater runoff. The flow path of stormwater runoff in this area shall be shown. Topography extending beyond the southern property limit and the building to the south shall be added to the plan to show the drainage pattern. The grading results in numerous ponding areas; a grading plan

shall be provided that demonstrates positive runoff away from the building and directed to the relocated (or additional) stormwater management facility.

 

• A full Stormwater Pollution Prevention Plan shall be provided for the site.

Maintenance of the Stormwater management facilities shall be addressed. If the facilities are to be located on a leased area, the lessee will have to maintain the facilities with respect to stormwater quality and quantity for all

the uphill tenants. The designer shall consider smaller facilities on each tenant parcel to facilitate individual maintenance of the stormwater facilities. A combination of individual water quality systems per each lot and a regional detention facility for the entire site might be more practical.

 

• The newly constructed gravel areas in the LO zone are shown as being removed and replaced with topsoil and seed. Stormwater mitigation is required in this area for increases in runoff as a result of changes from wooded ground cover to grass ground cover.

 

13. Rockland County Department of Planning had the following comments which are incorporated herein as conditions of approval:

• An updated review must be completed by the County of Rockland

Department of Highways and any required permits obtained.

• The application must be made to the Rockland County Department of Health for  review of the  stormwater management system for compliance with the County Mosquito Code.
• The entire length of Western Highway is a County highway. The plans shall be corrected.
• The Overall Existing Condition Plan does not show the shed on Tax Lot 30  that  was  mentioned  in  the  October  11, 2013  narrative revised October 20, 2014.  This shall be shown on the site plan if it still exists, or  the  narrative updated to  reflect that  it  has  been removed.
• It is unclear what the varying width area, located just north of the somewhat paralleling the 40 foot wide access and utility easement and represented with a dashed line, represented. This area must be labeled to clarify its intent.

 

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PB #13- 48: Rohland Commercial  Subdivision  Plan – Preliminary  Approval

Subject to Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 7of9

 

 

 

14. The Rockland County Department of Highways reviewed the plans and offered the following remark for consideration:

• Rockland County Highway Department Work Permit will be

required for the proposed construction and must be secured prior to

the start of any excavation or construction activities on site.

 

15. The Rockland County Department of Health (RCDOH) reviewed the plans and found that application must be made to the Rockland County Department of Health for review of the stormwater management system for compliance with the County Mosquito Code.

 

16. 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. ·

 

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

Preparation of Subdivision Plans prior to signing the final plans.

 

18. All reviews and approvals from various governmental agencies must be obtained prior to stamping of the Subdivision Plan.

 

19. 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 §21. Failure

,                                                 to abide by the conditions of this decision as set forth herein shall be considered a violation of Subdivision Plan Approval pursuant to Town Code §21 and §6A.

 

20. The following agencies do not object to the Town of Orangetown Planning

Board assuming responsibilities of lead agency for SEQRA purposes:

– Rockland County Department of Health

– Rockland County Department of Highways

– Town of Orangetown Zoning Board of Appeals

 

21. TREE PROTECTION: The following note shall be placed on the Subdivision

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:

 

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PB #13- 48: Rohland Commercial  Subdivision  Plan – Preliminary  Approval

Subject to Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 8 of 9

 

Continuation  of Condition  #21 ….

 

 

 

1. No construction equipment shall be parked under the tree canopy.
2. There will be no excavation or stockpiling of earth underneath the trees.
3. Trees designated to be preserved shall be marked conspicuously on all sides at a 5 to 10 foot height.
4. 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.

 

22. 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.

 

23. 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.

 

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

 

..        .    …      ..   …….    .. . ~           ..                 .       ‘  ,.. ..

 

 

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PB #13- 48:   Rohland    Commercial    Subdivision    Plan   – Preliminary    Approval

Subject  to Conditions

 

Town  of Orangetown    Planning    Board  Decision

December   10, 2014

Page 9 of 9

 

25. 25. 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  ther   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).

 

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

 

27. 27. 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

 

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

 

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

Sweeney,   aye and Michael    Mandel,   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.

 

Dated: December 10, 2014    r) (} {_p~ Town of Orangetown  Plannin’g86\rrd   I Attachment

 

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State Environmental  Quality Review Regulations

I                                                     NEGATIVE DECLARATION

Notice of Determination  of Non-Significance

 

Town of Orangetown  Planning  Board Decision

 

December 10, 2014

 

NAME OF ACTION: Rohland Commercial  Subdivision  Plan – Preliminary

1

Subdivision  Plan Approval

 

This notice is issued pursuant to Part 617 of the implementing regulations pertaining to Article 8 (State Environmental Quality Review Regulation) of the Environmental Conservation Law.

The PLANNING BOARD, TOWN OF ORANGETOWN, as Lead Agency, has determined that the proposed action described below will not have a significant impact on the environment and a Draft Environmental Impact Statement will not be prepared.

 

SEQR STATUS:     Type I                                               Unlisted XXXXXX

CONDITIONED NEGATIVE DECLARATION: Yes                No  XXXXXX

 

DESCRIPTION OF ACTION: Commercial  Subdivision  Plan Review

 

LOCATION: The site is located at 401-407 Western Highway, Tappan, Town of Orangetown, Rockland County, New York, and as shown on the Orangetown Tax Map as Section 74.18, Block 3, Lot 31 in the LO zoning district.

 

 

REASONS SUPPORTING THIS DETERMINATION:

The Orangetown Planning Board, as Lead Agency, determined that the proposed action will not have a significant impact on the environment and a Draft Environmental Impact Statement (DEIS) will not be prepared. The reasons

1                                   supporting this determination are as follows:

The project will not have a significant impact upon the environment and a DEIS need not be prepared because the proposed action does not significantly affect air quality, surface or ground water quality, noise levels or existing external traffic

1                                                                                         patterns. In addition, it will have no impact upon the aesthetic, agricultural or cultural resources of the neighborhood. No vegetation, fauna or wildlife species will be affected as a result of this proposed development. The proposed action is consistent with the Town of Orangetown’s Master Plan and will not have any adverse economic or social impacts upon the Town or its businesses or

residences.

If Conditioned Negative Declaration, the specific mitigation is provided on an attachment.

For Further Information contact:

John Giardiello, P.E., Director, Office of Building, Zoning and Planning

Administration and Enforcement; Town of Orangetown; 20 Greenbush Road

I                                          Orangeburg, NY 10962; Telephone Number: 845-359-5100

For Type I  Actions and Conditioned Negative Declarations, a copy of this notice is sent: – Commissioner, New York State Department of Environmental Conservation, – Region 3 Headquarters, NYSDEC, – Town Supervisor, Applicant

– Involved Agencies

 

 

3:31.:1:10 S)IH319    NM<J.l tJh  t  GtcJ      St NUr ·g NM013~NV1:10  :JO NMO!

 

PB#13-29: Sambrotto  Minor Subdivision  Plan: Preliminary  Subdivision  Plan

Approval  Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board

December 10, 2014

Page 1  of 11

 

TO:                  Raymond sambrotto,  34 Clausland  Mountain  Road, Blauvelt, New York 10913

 

FROM:         Orangetown  Planning  Board

 

RE:    Sambrotto Minor Subdivision Plan: The application Raymond Sambrotto, owner, (David Hannigan, attorney for the applicant), for Prepreliminary/ Preliminary Subdivision Plan Review, at a site to be known as “Sambrotto

Minor Subdivision  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 21 of the Code of the Town of Orangetown and to determine the environmental significance of the application pursuant to the requirements of the New York State Environmental Quality Review Act. The site is located 34 Clausland Mountain Road, Blauvelt, Town of Orangetown, Rockland County, New York, and as shown on the Orangetown Tax Map as Section 70.15, Block 2, Lot 11  in the R-40 zoning district.

 

Heard by the Planning Board of the Town of Orangetown at meetings held Wednesday, June 26, 2013 and December 10, 2014, the Board made the following determinations:

 

June 26, 2013

Ray Sambrotto appeared and testified.

The Board received the following communications:

1. Project Review Committee Report dated June 18, 2013.
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 June 26, 2013.
3. An Interdepartmental memorandum from the Department of Environmental Management and Engineering (DEME), Town of Orangetown, signed by Bruce Peters, P.E., June 21, 2013.
4. A letter from Brooker Engineering, signed by Kenneth DeGennaro, dated

June 17, 2013.

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

Thomas Vanderbeek, P.E., Commissioner of Planning, dated June 10, 2013.

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

Sonny Lin, P.E., June 24, 2013.

7. A letter from Rockland County Sewer District No. 1, signed by

Joseph LaFiandra, Engineer II, dated June 10, 2013.

8. Letters from Rockland County Department of Health, signed by

Scott McKane, P.E., Senior Public Health Engineer, dated May 29, 2013.

9. A letter from Rockland County Drainage Agency, signed by

Vincent Altieri, Executive Director, dated June 5, 2013.

10. A letter from the New York State Department of Environmental Conservation, Division of Environmental Permits, Region 3, signed by Jean McAvoy, dated

June 20, 2013.                                   ·

 

 

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PB#13-29: Sambrotto  Minor Subdivision  Plan: Preliminary  Subdivision  Plan

Approval  Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board

December 10, 2014

Page 2of11

 

11. A Project description dated June 22, 2013.

,                      12. A Short Environmental Assessment Form signed by Raymond Sambrotto, dated May 5, 2013.

13. A Subdivision Plan prepared by Robert E. Sorace, PLS, dated May 13, 2013.

 

The Board reviewed the plan.

 

1                                 The applicant requested a CONTINUATION.

 

! I

 

December 10, 2014

Ray Sambrotto and Jay Greenwell appeared and testified. The Board received the following communications:

1. Project Review Committee Report dated December 3, 2014.

~                                            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 December 10, 2014.

3. An Interdepartmental memorandum from the Department of Environmental

Management and Engineering (DEME), Town of Orangetown, signed by

;                     Bruce Peters, P.E., December 4, 2014.

:                   4. A letter from Brooker Engineering, signed by Kenneth DeGennero, dated

December 10, 2014.

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

Douglas J. Schuetz, Acting Commissioner of Planning, dated

November 25, 2014.

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

Sonny Lin, P.E., June 24, 2013.

7. A letter from Rockland County Sewer District No. 1, signed by

Joseph LaFiandra, Engineer II, dated June 10, 2013.

8. Letters from Rockland County Department of Health, signed by

Scott McKane, P.E., Senior Public Health Engineer, dated May 29, 2013.

9. A letter from Jay A. Greenwell, PLS, LLC, dated October 22, 2014.

‘I             10. A Narrative Summary: Subdivision of Property for Sambrotto, dated

October 24, 2014.

‘              11. Drainage Calculations prepared by Edward A. Maikish, P.E., dated

October 6, 2014.

1                                   12. Plans prepared by Robert E. Sorace, PLS and Jay Greenwell, PLS, dated

,                                          September 12, 2014:

I                                                                  •           Sheet 1: Subdivision of Property

• Sheet 2: Grading, Drainage & Utility Plan
• Sheet 3: Details

13. A revised Short Environmental Assessment Form dated December 3, 2014,

!             signed by Jay Greenwell, PLS.

 

 

 

 

 

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I                     PB#13-29: Sambrotto  Minor Subdivision Plan: Preliminary  Subdivision  Plan

Approval  Subject to Conditions/ Neg. Dec.

 

Town of Orangetown  Planning  Board

December 10, 2014

Page 3of11

 

The Board reviewed the plans.

 

The hearing was then opened 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 Michael  Mandel and seconded  by Bruce Peters and carried  as follows:  Kevin Garvey,  aye, Bruce Bond, aye, Michael  Mandel,  aye, William  Young,  aye,

Thomas  Warren,  absent,  Robert  Dell, aye and Stephen  Sweeney,  aye.

 

 

The proposed  action is classified  as an “unlisted  action” as defined  by Section

617.2 (ak) of the New York State  Environmental  Quality  Review Regulations (SEQRR).  No agency,  other than the Orangetown  Planning  Board will have any significant  involvement  in the review process,  pursuant  to Section  617 .6 of

SEQ RA.

 

On motion  by Bruce Bond and seconded  by Michael  Mandel and carried as follows:  Kevin Garvey,  aye; Bruce Bond, aye; William  Young,  aye; Robert Dell, aye; Thomas  Warren,  absent;  Michael  Mandel, aye and Stephen  Sweeney,  aye; the Board declared  itself Lead Agency.

 

Pursuant  to New York Code, Rules & Regulations  (NYCRR)  Section  617.7, the

,                 Town of Orangetown  Planning  Board, as lead agency,  for the reasons articulated in this Board’s  analysis  of all of the submissions  by the applicant,  interested agencies,  departments  and the public, with respect to this project including the

1                                        Environmental  Assessment  Form, which  reasons  are summarized  in the motion, hereby determines  that the proposed  action will not have a significant  impact on the environment  and a Draft Environmental   Impact Statement  (DEIS) will not be prepared.

 

After  having identified  the relevant  areas of environmental   concern,  namely drainage,  surface water  runoff, land clearing,  vegetation,  fauna, traffic and noise levels, and after having taken a hard look at said environmental   issues, and after having deliberated  regarding  such concerns,  and having heard from the

applicant,  the applicant’s  professional  representatives,   namely

Robert Sorace,  PLS, and Jay Greenwell,  PLS, and having heard from the following  offices,  officials  and/or  Departments:  (Town of Orangetown):   Project Review Committee,  Office of Building,  Zoning,  Planning Administration   and Enforcement  and Department  of Environmental   Management  and Engineering, and having heard from the following  involved  and interested  agencies:• Rockland  County  Health Department,   Rockland  County  Department  of

Highways,  Rockland  County  Drainage  Agency,  Rockland  County Sewer  District New York State Department  of Environmental  Conservation,  Town of Orangetown  Zoning  Board of Appeals,  and having reviewed  a Parking  Layout Plan by prepared  by Robert Sorace,  PLS, and Jay GreenweH, PLS, a summary of the reasons  supporting  this determination  are, and the Planning  Board finds that the proposed  action:

 

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PB#13-29: Sambrotto  Minor Subdivision  Plan: Preliminary  Subdivision  Plan

Approval  Subject to Conditions/  Neg. Dec.

 

1                                                                                       Town of Orangetown  Planning  Board

December 10, 2014

Page 4of11

 

 

• Will not significantly  affect existing  air quality or noise levels;
• Will not significantly affect existing  surface water quality or quantity  or drainage;
• Will not significantly  affect existing  ground water quality or quantity;
• Will not significantly  affect existing traffic  levels;
• Will not create a substantial  increase  in solid waste  production;
• Will not create a potential for erosion, flooding,  leaching  or drainage problems;
• Will not have a significant adverse  impact on the environmental characteristics  of our critical environmental   area or environmentally sensitive  sites or features;
• Will not have an impairment of the character  or quality of important historical,  archeological  or architectural  resources;  -Will not have an impairment  of the character  or quality of important  aesthetic  resources;

o      Will not have an impairment  of existing  community  or neighborhood character;

• Will not remove or destroy  large quantities  of vegetation  or fauna;
• Will not remove or destroy large quantities  of wildlife  species or migratory fish;
• Will not have a significant  adverse  impact to natural  resources;
• Is consistent  with the Town of Orangetown’s   Comprehensive/Master    Plan;
• Will not have adverse  economic  or social impacts  upon the Town;
• Will not create a hazard to human health; and
• Will not create a substantial change  in the use of land, open space or recreational  resources.

 

On motion by Michael  Mandel and seconded  by Stephen  Sweeney  and carried as follows:  Kevin Garvey,  aye; Bruce Bond, aye; Robert  Dell, aye; Thomas Warren,  absent; William  Young,  aye; Michael  Mandel,  and Stephen  Sweeney, aye, the Board made a Negative  Declaration  pursuant  to SEQRA.

 

DECISION: In view of the foregoing  and the testimony  before the Board, the applicant  was granted a PRELIMINARY APPROVAL SUBJECT TO THE FOLLOWING CONDITIONS:

 

1. The following note shall be placed on the Subdivision 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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PB#13-29: Sambrotto  Minor Subdivision  Plan: Preliminary  Subdivision  Plan

Approval  Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board

December 10, 2014

Page 5of11

 

2. The following note shall be placed on the Subdivision Plan: “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 driveways cannot exceed  a 10% slope and shall be labeled as such.

 

4. The following variances need to be sought for the Garage from the Town of

Orangetown  Zoning  Board of Appeals:

 

Lot#1		Required	Existing	Proposed
Minimum	Front Yard	50 feet	9.3 feet
Minimum	Side Yard	30 feet		11.0 feet
Minimum	Lot Area	40,000  sf		35,691  sf
Lot#2
Minimum	Lot Area	40,000  sf		35,283  sf

 

5. The Short Environmental Assessment  Form appears to be in order.

 

6. DEME notes that the amount/ area of identified steep slopes on the plan has increased  by 25% from the prior submission.   This is a substantial  increase.

Steep slopes  have an adverse  effect on construction,  erosion,  stormwater  runoff,

etc.  For the lots themselves  and the “downstream”  properties.   In order to achieve  a 2 lot subdivision,  this application  will require a driveway  at maximum allowable  slope and variances  for lot size for both proposed  lots.

 

7. The drainage calculations are under review by DEME.   However,  a

“Pere Test” shall be administered  at all proposed  seepage  pit locations,  to ensure adequacy  of designed  drainage  system,  prior to receiving  Final Approval  for the Site Plan. The applicant’s  engineer  shall provide a copy of the field Pere Test to DEME and the Building  Department  for review and approval.

 

8. A post construction stormwater maintenance  agreement  (in accordance  with NYSDEC  Phase II  regulations  and Town of Orangetown  Town Code) for the proposed  stormwater  systems  shall be submitted  to DEME and the Town of Orangetown  Town Attorney’s  office for review and approval.  Said agreement shall include a maintenance  and management  schedule,  inspection  check list,

.                                             contact  person with telephone  number,  yearly  report to be submitted  to DEME,

etc.

I

 

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PB#13-29: Sambrotto  Minor Subdivision  Plan: Preliminary  Subdivision  Plan

Approval  Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board

December 10, 2014

Page 6of11

 

 

9. The soil erosion and sediment control plans and details are under review by DEME. However, due to the steep slopes of the site, the proposed silt fence shall be reinforced with hay bales. A detail for same shall be provided.

 

10. Monuments shall be drawn and labeled at all subdivision corners and along

I                   the entire right of way.

 

11. A profile of the proposed driveway location for lot #2 shall be provided.

 

12. Any existing easements shall be shown on the site plan, including page and liber or instrument number, and ownership, if available.

 

13. Drainage Review Recommendation: The application shows potential significant adverse impacts with respect to drainage can be mitigated. The Drainage Consultant, Brooker Engineering, therefore recommends that Sambrotto Subdivision be approved for drainage subject to the following comments.

 

This is the second drainage review for this project; the last review report was dated June 17, 2013. The property is located on the north side of Clausland

!          Mountain Road, approximately 400 feet east of Greenbush Road. The land

‘      contains steep slopes that slope downhill towards Clausland Mountain Road.

There is an existing dwelling to remain on the west lot; the proposed building is on the east lot. The building lot is heavily wooded with a 1 O’  by 15′ cabin proposed to be removed. More detailed design for a theoretical house and d4riveway has been provided for this submission. The project assumes 5,400 square feet of new impervious area; this consists of 3,800 square feet for the

!             driveway and 1,600 square feet for the new building. Three double drywell systems are provided to mitigate against increased in stormwater runoff.  No infiltration is included in the sizing of the drywalls, which is a conservative approach.

 

i                                   Project Comments:

• 1. A hydrologic analysis shall be performed demonstrating the runoff down the hillside toward the back of the house can be conveyed around the house. A detail for the swale shall be added. The swale shall be directed around the retaining wall adjacent to the garage and not over the wall.

2. A detail of the gutter line channel along Clausland Mountain Road

between the existing driveway culvert uphill of the new driveway and

under the new driveway shall be provide.  Flared end sections for the pipe shall be provided to prevent erosion and clogging at the inlet and outlet.

3. The foundation drainage shall be shown on the plan.

 

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PB#13-29: Sambrotto  Minor Subdivision  Plan: Preliminary  Subdivision  Plan

Approval  Subject to Conditions/  Neg. Dec.

 

1                      Town of Orangetown  Planning  Board

December 10, 2014

Page 7of11

 

Continuation  of Condition  #13 …..

 

4. Roof leader pipes shall be a minimum of six inch diameter.
5. Rim and invert elevations for each drywell shall be shown on the utility plan and on the details.
6. Dimension the location of the trench drains along the driveway for ease of

inspection during construction to ensure that they are constructed in a manner consistent with the calculations contained in the drainage report.

7. 7. Show the path of overland flow from the surcharged
8. Volume of voids in the stone beneath the drywell invert shall not be

included in the drywell storage calculations.

 

14. Rockland County Department of Planning had the following comments which are incorporated herein as conditions of approval:

• A review  shall  be  completed  by the  County  of  Rockland  Department of

Highways and all required permits obtained.

• As required by the Rockland County Stream Control Act, the subdivision map must  be  reviewed and  approved  by the  Chairman  of  the  Rockland County

!                                            Drainage Agency before the Rockland County Clerk will accept same for filing.

o  The conditions in the November 4, 2014 letter from the County of Rockland

Department of Health must be met.

• The narrative indicates that new water service will be provided for the existing

dwelling, but that the well will remain for irrigation purposes. It is further indicated

1

• that the site plan will indicate that the well is “not potable water.”  The plans must

show that the existing well will be used for irrigation purposes only, either by notations on the plans, or by a Map Note.

• Prior to any grading or construction on the site, a soil and erosion control plan shall be developed that meets the New York State Guidelines for Urban Erosion and Sediment Control.
• There shall be no net increase in stormwater runoff from the site.
• The Rockland County Department of Planning requests the opportunity to review any variances that may be requested from the Town of Orangetown Zoning Board of Appeals in order to implement the revised Site Plan, as required by New York State General Municipal Law, Section 239-m, (a)(v).

 

1                                           15. The Rockland County Department of Highways reviewed the plans and offered the following remarks for consideration:

• The exiting terrain for lot #2 as shown area all above 35%. The driveway entrance needs to demonstrate the grade for the first 30 feet can be 3% or less. A transverse section at the access driveway shall be provided to show the culvert or other equivalent means needed to maintain existing roadside swale.
• The existing site for lot #2 is high above the Clausland Mountain Road. A zero net increase in storm water runoff shall be demonstrated and submitted to Rockland County Department of Highways for review.
• A Rockland County Highway Department Work Permit will be required from any proposed work prior to any construction on the site.
• A separate Road Opening Permit will be required from Rockland County

Highway Department for any utility construction that would disrupt any

adjacent County Roads.                                                    3;31:1~0  S)ll:f 313 NM01

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PB#13-29: Sambrotto  Minor Subdivision  Plan: Preliminary  Subdivision  Plan

Approval  Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board

December 10, 2014

Page 8of11

 

16. Rockland County Health  Department  reviewed the plans and provided the following  comments:

o     Application  for Sanitary  Sewer  Extension  approval  is to be made to the

Rockland  County  Health  Department,  Environmental   Health Program.

• An approved backflow  prevention  device  is to be installed  at the existing dwelling for the continued  use of the well.
• Application  is to be made to the Rockland  County  Department  of Health

for review of the storm water  management  system for compliance  with the

County  Mosquito  Code.

 

17. Based upon Rockland County Drainage  Agency  (RCDA)  evaluation  of available  mapping  and information  submitted,  it has been determined  that the proposed  activity  is outside the jurisdiction  of the RCDA. Therefore,  a permit from

I             the RCDA pursuant to the Rockland  County  Stream  Control Act, Chapter  846, is not required  based upon its review of the information  provided.   However,  the RCDA has concerns  with respect to the potential  impacts from the proposed

I                     project to the Sparkill  Creek, a County  regulated  stream,  and affected

floodplains.    Therefore,  the RCDA requests that the RCDA request that the Town carefully  review the proposal  and ensure that it will not result an increase  in

the rate of stormwater  runoff from the site.  In addition,  the Rockland  County Stream  Control Act, Chapter  846, requires that all subdivision  maps must be signed  by the Chairman  of the Rockland  County  Drainage  Agency  before the Rockland  County  Clerk will accept  same for filing.

 

18. 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.

 

I

I            19. The New York State  Department  of Environmental  Conservation  (NYSDEC)

,                    reviewed  the information  submitted  and offered the following  comments:

 

I

1                                                                            Based upon NYSDEC  review, it appears  that the subdivision  of the Sambrotto

,                                          Property  is not under department  jurisdiction.  This project is within the Coastal

[            Management  Zone. Should conditions  change  and this project  require an

:                   individual  permit from New York State,  NYSDC would  need to coordinate  Coastal

Zone  Management  review with the Department  of State.

 

20. The following agencies do not object to the Town of Orangetown  Planning

• Board assuming  responsibilities   of lead agency for SEQRA  purposes:

1

–                           Rockland  County  Health Department

– Rockland  County  Department  of Highways

– Rockland  County  Drainage Agency

1

–              Rockland  County Sewer District #1

– New York State Department  of Environmental  Conservation

Town of Orangetown  Zoning  Board of Appeals

 

1-

 

 

 

 

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PB#13-29: Sambrotto  Minor Subdivision  Plan: Preliminary  Subdivision  Plan

Approval  Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board

December 10, 2014

Page 9of11

 

 

 

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

Preparation of Subdivision Plans prior to signing the final plans.

 

22. All reviews and approvals from various governmental agencies must be obtained prior to stamping of the Subdivision Plan.

 

23. 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 §21. Failure to abide by the conditions of this decision as set forth herein shall be considered a violation of Subdivision Plan Approval pursuant to Town Code §21 and §6A.

 

24. Where a reservation of land for recreation purposes has been deemed by the Planning Board to be inadequate, Money in Lieu of Land for recreation purposes must be collected in accordance with Section 21-20 of the Land Development Regulations ($9,000.00 for every vacant new residential lot). In addition, for every new vacant residential lot, $80.00 will be collected for the Stream Maintenance Fund.

 

25. 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. No construction equipment shall be parked under the tree canopy.
2. There will be no excavation or stockpiling of earth underneath the trees.
3. Trees designated to be preserved shall be marked conspicuously on all sides at a 5 to 10 foot height.
4. 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.

 

 

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PB#13-29: Sambrotto  Minor Subdivision  Plan: Preliminary  Subdivision  Plan

i                       Approval  Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board

December 10, 2014

Page 10of11

 

Continuation  of Condition  #25 …..

 

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.

 

26. 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.

 

27. 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

j        contact  DEME at least 48 hours in advance  for an inspection.

 

,                      28. The contractor’s  trailer,  if any is proposed,  shall be located  as approved  by

i               the Planning  Board.

 

,                                            29. If the applicant,  during the course of construction,  encounters  such conditions

1                                                                                   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

I                                  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

i              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).

 

30. Permanent vegetation cover of disturbed  areas shall be established  on the

!                site within thirty (30) days of the completion  of construction.

 

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PB#13-29:  Sambrotto Minor Subdivision   Plan:  Preliminary  Subdivision Plan

I      Approval  Subject to Conditions/  Neg.  Dec. Town of Orangetown  Planning Board

December 10, 2014

Page 11    of 11

 

 

131. 131. 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

I       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

132. 132. The Planning  Board shall  retain jurisdiction  over lighting,    landscaping,    signs and refuse contro
133. 133. The applicant  shall  consider  mitigating  the site  disturbance  in the front  yard.

 

 

 

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

Dated: December 10, 2014           r lD _{pl):–.o.~~

Town of Orangetown  Planning  Bo’a°r’~           r= n, —-t:\

attachment

 

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State Environmental  Quality Review Regulations

NEGATIVE DECLARATION

Notice of Determination  of Non-Significance

 

PB#13-29: Sambrotto  Minor Subdivision  Plan: Preliminary  Subdivision  Plan

Approval  Subject to Conditions/  Neg. Dec.

 

 

 

I                                                  This notice is issued pursuant to Part 617 of the implementing regulations pertaining to Article 8 (State Environmental Quality Review Regulation) of the Environmental Conservation Law.

The PLANNING BOARD, TOWN OF ORANGETOWN, as Lead Agency, has

determined that the proposed action described below will not have a significant impact on the environment and a Draft Environmental Impact Statement will not be prepared.

 

NAME OF ACTION: Sambrotto  Minor Subdivision  Plan

 

SEQR STATUS:     Type I                                               Unlisted XXXXXX

CONDITIONED NEGATIVE DECLARATION: Yes                No  XXXXXX

 

DESCRIPTION OF ACTION: Preliminary  Subdivision  Plan Subject to

Conditions/  Neg. Dec.

 

LOCATION: The site is located 34 Clausland Mountain Road, Blauvelt, Town of

1                                                                                          Orangetown, Rockland County, New York, and as shown on the Orangetown Tax

I                    Map as Section 70.15, Block 2, Lot 11  in the R-40 zoning district.

 

I

 

REASONS SUPPORTING THIS DETERMINATION:

The Orangetown Planning Board, as Lead Agency, determined that the proposed

action will not have a significant impact on the environment and a Draft

11. 11. Environmental Impact Statement (DEIS) will not be The reasons supporting this determination are as follows:                                .

The project will not have a significant impact upon the environment and a DEIS

need not be prepared because the proposed action does not significantly affect air quality, surface or ground water quality, noise levels or existing external traffic patterns. In addition, it will have no impact upon the aesthetic, agricultural or cultural resources of the neighborhood. No vegetation, fauna or wildlife species will be affected as a result of this proposed development. The proposed action is consistent with the Town of Orangetown’s Master Plan and will not have any

1

I                                  adverse economic or social impacts upon the Town or its businesses or

residences.

If Conditioned Negative Declaration, the specific mitigation is provided on an

1                                                                 attachment.

1                                                                       For Further Information contact:

John Giardiello, P.E., Director, Office of Building, Zoning and Planning

1

I            Administration and Enforcement; Town of Orangetown; 20 Greenbush Road

• Orangeburg, NY 10962; Telephone Number: 845-359-5100

For Type I  Actions and Conditioned Negative Declarations, a copy of this notice

1                                                             is sent: – Commissioner, New York State Department of Environmental

Conservation, – Region 3 Headquarters, NYSDEC, – Town Supervisor, Applicant

1- Involved Agencies

 

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PB #14-50: Grace Tabernacle Site Plan: Final Site Plan Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 1of7

 

TO: FROM:

John Atzl, 234 North Main Street,  New City, 10956

Orangetown  Planning  Board

 

 

RE:                 Grace Tabernacle  Site Plan: The application  of John Mathew, Grace Tabernacle,  Inc., applicant,  for Khaneghah  of Maktab  Maleknia  Naseral lshah, owner, for Final Site Plan Review, at a site known as “Grace Tabernacle 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 617 Main

Street, Sparkill,  Town of Orangetown,  Rockland  County,  New York, and as

;                        shown on the Orangetown  Tax Map as Section  77.08, Block 5, Lot 41 in the CS

,                       zoning district.

 

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

Wednesday,  December 10, 2014, the Board made the following  determinations:

 

I

I            John Atzl and John Mathew appeared  and testified.

:            The Board received the following  communications:

I                   1. Project Review Committee  Report dated  December  3, 2014.

• 1! 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  December  10, 2014.

1

1                               3. An Interdepartmental   memorandum  from the Department  of Environmental Management  and Engineering  (DEME},  Town of Orangetown,  signed  by Bruce Peters,  P.E., dated  December  4, 2014.

4. A letter from Brooker Engineering, signed  by Kenneth  DeGennaro,  P.E., dated

December  9, 2014.

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

Douglas Schuetz,  Acting  Commissioner  of Planning,  dated  November  19, 2014.

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

Sonny  Lin, P.E., dated  December  10, 2014.

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

!                                     Scott McKane,  P.E., Senior  Public Health Engineer,  dated  November  3, 2014, with an attachment  of a letter from  Rockland  County  Department  of Health,

i          signed by Scott McKane,  P.E., Senior  Public Health  Engineer,  dated February

’20,   2014.

)        a. An Interdepartmental   memorandum  from the Bureau of Fire Prevention,  Town

of Orangetown,  signed  by Michael  Bettmann,  Chief Fire Inspector,  dated

I          August  7, 2013.

 

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PB #14-50:  Grace  Tabernacle   Site  Plan:  Final  Site  Plan Approval  Subject to

Conditions

 

Town  of Orangetown    Planning   Board  Decision

December   10, 2014

Page 2 of 7

 

 

9. A Narrative Summary, dated  February  7, 2014, prepared  by Atzl, Scatassa  & Zigler.
10. A letter from Atzl, Nasher & Zigler, dated October 23, 2014.
11. Percolation and Deep Test Hole information,  prepared  by Atzl,  Nasher &

Zigler, dated  November  12, 2014.

12. Stormwater Management Design Report, prepared  by Atzl, Scatassa  & Zigler, signed and sealed  by Ryan A. Nasher,  P.E., dated January  29, 2014, last revision date of October  20, 2014.
13. Plans prepared, signed and sealed by Atzl, Scatassa  & Zigler, dated

January  29, 2014, last revision date of October  20, 2014: Drawing  1  :  Site Plan

Drawing 2: Grading  and Detail Plan

Drawing 3: Landscape,  Lighting and Erosion Control  Plan

14. Architectural Plan prepared by Todd  Phillippe,  R.A.: Proposed  First Floor 1,

:                  dated September  3, 2014, last revision date of September  22, 2014.

15. Board Decisions: ACABOR  #14-31,  Approved  Subject to Conditions,  dated

October  16, 2014, ZBA #14-72,  Front Yard Variance  Approved,  dated October  1,

2014 and PB #14-16,  Preliminary  Site Plan Approved  Subject to Conditions/  Neg. Dec., dated  March 26, 2014.

The Board reviewed the plans.  The hearing was then opened 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

William  Young and carried  as follows:  Bruce Bond, aye; Michael  Mandel,  aye; William  Young,  aye; Robert Dell, aye; Stephen  Sweeney,  aye; Thomas  Warren, absent  and Kevin Garvey,  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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PB #14-50: Grace Tabernacle Site Plan: Final Site Plan Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 3of7

 

 

 

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 previous pertinent and applicable Board

Conditions: ACABOR #14-31, Approved Subject to Conditions, dated October

16, 2014, ZBA #14-72, Front Yard Variance Approved, dated October 1, 2014 and PB #14-16, Preliminary Site Plan Approved Subject to Conditions/ Neg. Dec., dated March 26, 2014.

 

4. The applicant shall consider adding an additional handicap parking space.

 

5. The applicant added a front stairwell to the building in addition to the rear two story addition. This front stairwell addition had not been part of the Preliminary Site Plan, however it was required. Based on its small size, there was no negative impact to the Site Plan. No further comments or objections.

 

6. The revised Stormwater Management Design report is under review by DEME.

 

7. The soil erosion and sediment control plans and details are under review by

DEME.

 

8. A post construction stormwater maintenance agreement (in accordance with

NYSDEC Phase II regulations and Town of Orangetown Town Code) for the

1                                          proposed stormwater systems shall be submitted to DEME and the Town of Orangetown Town Attorney’s office for review and approval. Said agreement shall include a maintenance and management schedule, inspection check list, contact person with telephone number, yearly report to be submitted to DEME,

‘                                   etc.

 

9. Drainage Review Recommendation: The application has provided drainage design to demonstrate that potential significant adverse impacts with respect to drainage can be mitigated. The Drainage Consultant, Brooker Engineering, therefore recommends that the Grace Tabernacle, Inc. Site Plan be approved for drainage subject to the following comments.

 

This is the second drainage review report to the Planning Board from the

Drainage Consultant, Brooker Engineering; the last review was dated March 24,

2014. The project consists of a two story 16.5′ x 26.5′ (438 square feet) addition in the rear to the rear of an existing building. Stormwater runoff flows in a northwest direction across an existing parking lot to an existing field inlet on the property. The applicant is proposing a drywell system to mitigate against potential impacts to increases in stormwater runoff as a result of the new impervious areas.

 

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PB #14-50: Grace Tabernacle Site Plan: Final Site Plan Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 4 of 7

Continuation  of Condition  #9 … Project    Comments

1. The applicant has provided a macadam berm curb along the parking lot

near the addition in order to provide vertical separation for stormwater runoff between the building addition and the parking lot.  The site plan shall show a Belgium block or concrete curb instead of the macadam curb in this area.

 

1 O.  Rockland County Department of Planning had the following comments which are incorporated herein as conditions of approval:

 

• An updated  review  must  be  completed  by  the  County  of  Rockland Department of Highways and all required permits obtained.  The applicant must obtain in writing, that the dedication to the County of Rockland for road widening purposes is being waived, and that no traffic impact statement is warranted.

 

• As indicated in the Rockland County Department of Health letters dated April 15, 2014 and November 3, 2014, an application must be made for review of the stormwater management system for compliance with the County Mosquito Code.

 

• All proposed signage shall be indicated on the Site Plan and shall conform to the municipality’s sign standards.

 

 

• There shall be no net increase in the peak rate of discharge from the site at all design points.

 

11. The Rockland County Department of Highways reviewed the submitted information and offered the following remark:

 

• A Rockland County Highway Department Work Permit will be required prior to  any  proposed construction on  site  and  a  separate  Rockland County Highway Department Road Opening Permit will be required prior to any sewer or utility connections that may require disruption to the paved surface within the County Highway.

 

12. The Rockland County Department of Health reviewed the submitted information and found that application shall be made to the Rockland County Department of Health for review of the stormwater management system for compliance with the County Mosquito Code.

 

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PB #14-50: Grace Tabernacle Site Plan: Final Site Plan Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 5 of 7

 

13. Based upon Rockland County Drainage  Agency  (RCDA)  evaluation  of available  mapping  and information  submitted,  it has been determined  that the proposed  activity  is outside  the jurisdiction  of the RCDA. Therefore,  a permit from

1                                                                                the RCDA pursuant to the Rockland  County Stream  Control Act, Chapter  846, is

I                    not required  based upon its review of the information  provided.   However,  the site is located on Main Street (Rockland  County  Highway  Route #8) in Sparkill.

Please have the applicant  contact the Rockland  County  Highway  Department  for

I            jurisdictional   determination  and permit requirements.

 

14. The Town of Orangetown Fire Prevention Bureau  had the following

i                                comments:

I                                                                                                                                               •                                                             The plan submitted  shows a 2 story addition,  p~ease explain the project.

• The Fire Sprinkler  must be updated to NFPA 13 assembly  occupancies.

Inspected  and tested as per NFPA 25.

• The Fire Alarm  must be separated  into zones  and report to Rockland

County 44-Control.

• Install Key Box.
• Provide  Fire Extinguishers  as required  by NFPA  10.
• Provide  Emergency  lighting as per NEC.
• A floor usage plan must be provided.
• Provide and maintain Fire Lane/Zone  signage,  “No Parking” signage  and striping  and show all signage  and markings  on the final approved  Site Plan.

 

i                              15. The applicant  shall comply with all pertinent  items in the Guide to the

Preparation  of Site Plans prior to signing the final plans.

 

 

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

 

1117. 11 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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PB #14-50: Grace Tabernacle Site Plan: Final Site Plan Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 6of7

 

18. 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. No construction equipment shall be parked under the tree canopy.
2. There will be no excavation or stockpiling of earth underneath the trees.
3. Trees designated to be preserved shall be marked conspicuously on all sides at a 5 to 10 foot height.
4. 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

e  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.

 

19. 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.

 

20. 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.

 

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PB #14-50:    Grace  Tabernacle    Site  Plan:  Final   Site  Plan  Approval   Subject   to

Conditions

 

 

Town  of Orangetown    Planning    Board  Decision

December   10,  2014

Page 7 of 7

 

 

 

 

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

 

22. 22. 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).

 

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

 

24. 24. 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

 

25. 25. 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

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

 

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.

Dated: December 10,  2014        (> J. 0 ~

Town of Orangetown  Planning Bo~        ·~

 

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PB #14-51: Retro Fitness/ Pearl River Shopping  Center: Consultation

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 1of2

 

TO:

 

FROM:

1. David Maccartney, Jr., 96 South Broadway, South Nyack, New

York 10960

Orangetown Planning Board

 

 

RE:               Retro Fitness Pearl River Plan: The application of Ziss Realty Pearl River LLC, applicant, for Pearl River Center Associates, owner, for Consultation at a site to be known as “Retro  Fitness Pearl River 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 21 of the Code of the Town of Orangetown. The site is located at 100 North Middletown Road, Pearl River, Town of Orangetown, Rockland County, New York, and as shown on the Orangetown Tax Map as Section 69.13, Block 1, Lot 3 in the CC zoning district.

 

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

Wednesday,  December 10, 2014, the Board made the following determinations:

 

1. David Maccartney, Jr., Dennis Zysman and Gary Zysman appeared and testified.

The Board received the following communications:

1. Project Review Committee Report dated December 3, 2014.
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 December 10, 2014.
3. An Interdepartmental memorandum from the Department of Environmental Management and Engineering (DEME), Town of Orangetown, signed by Bruce Peters, P.E., dated December 4, 2014.
4. A Narrative Summary, dated November 19, 2014, prepared by J. David

Maccartney, Jr.

5. A letter from Feerick Lynch Maccartney, signed by Stephen Honan; dated

November 19, 2014.

6. Parking Information submitted by Feerick Lynch Maccartney:

• Figure 1  – Parking Demand at Pearl River Shopping Center Chart, dated

Tuesday, October 14, 2014

• Figure 2 –  Future Parking Demand at Pearl River Shopping Center

(Weekday)

7. Retro Fitness Plans prepared by Larson Design Group, dated November 14,

2014:

• A-1: Site Plan
• A-2: Floor/ Life Safety Plan

 

The Board reviewed the plans. The hearing was then opened to the Public.

 

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PB #14-51:     Retro  Fitness/   Pearl  River  Shopping  Center:   Consultation

 

 

Town  of Orangetown    Planning   Board  Decision

December   10, 2014

Page 2 of 2

 

 

CONSULTATION:    In view  of the foregoing  and the testimony  before the Board, the application    the following   comments  were provided  to the Applicant:

 

1. 1. The application    is for a proposed  fitness  gym to reoccupy the vacant  bowlinq alley   space at 100 North Middletown    The applicant  wants  to subdivide  the space and will  require   a commercial    subdivision   plan approval.

 

2. 2. The applicant  has provided  parking calculations/     counts that formulate compliance   with Section  6.38  of Chapter  43,  “Zoning”,  which allows   the Planning Board to reduce the total  parking spaces  required  by fifty (50) percent of the parking  spaces for the use with the least requirement,    where  it can be demonstrated  that one or more such  uses  will  be generating   a demand  for parking spaces  primarily  during  periods where  the other uses   are not in

operation.    As part of this Consultation,    the applicant   wishes to demonstrate compliance   with  the above section   of the code by providing   the Planning   Board with  parking demand  data of the existing   and proposed  shared  uses at the site.

 

3. The Town of Orangetown Bureau of Fire Prevention  reviewed   the plan and offered  the following   comments:

• All exit signs and emergency  lighting   must be in  compliance    with Chapter

10 of the New York State Fire Code.

• A Key Box for Fire Department access  must be installed    in a location to be determined.
• Fire Alarm System  must be installed   in compliance   with  Chapter  9 of the New  York State Fire  Code and NFPA  72.   Prior  to installation,    a drawing showing   the floor plan must be submitted   with  all alarm devices  indicated on the drawing.    All manual  pull   stations  must have protective   covers.   Cut sheets for all devices  must be supplied.
• Fire Sprinkler  System  must be updated/  installed  in compliance   with NFPA

13.

• Flame spread ratings must be provided for all wall  and floor coverings  as well  as ceiling tiles.

 

-”-‘-P

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

Dated:   December   10, 2014      (1   )_  0 (

Town  of Orangetown    Plannin~~l._./–“l

 

 

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PB#14-51:     SMK  Erie  Subdivision     –  Granted    Two  90 Day Extensions    to File the  Subdivision     with  the  Rockland   County   Clerk’s   Office

 

Town  of Orangetown    Planning     Board  Decision

December   10,  2014

Page 1   of 1

 

TO:                 Jay Greenwell,     85 Lafayette  Avenue,   Suffern, New York  10901

 

FROM:

Town of Orangetown    Planning  Board

 

 

RE:                  SMK -Erie Subdivision     Plan: The application    Jay Greenwell,

applicant,    for SMK Home   Builders,    Inc.,   owner,   for Two 90 Day Extensions   to File the Subdivision    Map with  the Rockland   County  Clerk’s   Office,   at a site  to be known as “SMK –  Erie Subdivision    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  21 of the Code of the Town  of Orangetown.     The site is  located  86 West Erie Street,  Blauvelt,    Town of Orangetown,     Rockland County,   New  York,   and as shown on the Orangetown  Tax Map as Section   70.13, Block 1,   Lot 21   in the R-15   zoning   district.

 

Heard by the Planning  Board of the Town  of Orangetown  at a meeting   held Wednesday,  December 10,  2014,  at which time the Board made the  following determinations:

 

The Board received  the  following    communications:

1. 1. Project Review   Committee  Report dated  December  3,  2014.
2. 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  December  10,   2014.
3. 3. An interdepartmental  memorandum  from the Department  of Environmental Management  and   Engineering  (DEME),    Town  of Orangetown,    signed   by Bruce Peters,   P.E.,    dated  December  4,  2014.
4. 4. PB #13-28,  Final   Subdivision     Plan  Approval   Subject  to Conditions   dated

June 26,  2013.

 

I

There  being   no one to be heard   from the Public,   a motion   was made to close the Public   Hearing   portion   of the  meeting  by Michael   Mandel   and seconded  by William   Young and carried   as follows:   Bruce   Bond,    aye;   Kevin Garvey,   aye; Michael   Mandel,    aye; William  Young,   aye; Robert  Dell,   aye;  Stephen  Sweeney, aye and   Thomas  Warren,   absent.

 

DECISION:    In view  of the foregoing,    the Board GRANTED TWO 90  DAY EXTENSIONS  TO FILE THE SUBDIVISION PLAN WITH THE ROCKLAND COUNTY CLERK’S OFFICE.

 

 

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

 

[The   Clerk  of 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 this Office of the  Planning    Board.

Dated:   December 10,  2014        t> (;;;;/(~~–

Town of Orangetown  Planning  ~~

 

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PB#14-53:  The  Pointe  at Lake Tappan  Site  Plan –  Granted   Four  90 Day

Extensions    to File   the Subdivision     with  the  Rockland    County  Clerk’s   Office

 

 

Town  of Orangetown    Planning    Board  Decision

December   10,   2014

Page 1   of 1

 

I      TO:

I      FROM:

I

Donald   Brenner,  4 Independence  Avenue,  Tappan, New York

Town  of Orangetown   Planning  Board

 

I     RE:                  The Pointe at Lake Tappan  Site Plan:   The application    Pearl  River

Veterans,  LLC,  owner (Donald    Brenner,   attorney for the applicant)    for two 90 Day

I       Extensions    to File  the Site Plan, at a site to be known as “The Pointe at Lake

Tappan 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  21 of the Code of the Town  of 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 as

Section   73.10,  Block 1,     Lots 4,  5 & 6 (partial)    in the OP & PAC zoning  districts.

 

Heard by the Planning   Board of the Town of Orangetown  at a meeting  held Wednesday,  December 10,   2014, at which time the Board made the following determinations:

 

The Board received  the  following   communications:

1. 1. PB #13-20,   Final   Site Plan  Approval   Subject  to Conditions   dated

June 12,  2013.

 

\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 William IYoung   and carried   as follows:   Bruce Bond,  aye; Kevin Garvey,  aye;

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

 

DECISION:     In view of the foregoing,  the  Board GRANTED FOUR 90 DAY EXTENSIONS   TO FILE THE SUBDIVISION PLAN WITH THE ROCKLAND

1COUNTY  CLERK’S  OFFICE.

~he foregoing   Resolution  was made and moved  by and William   Young  and

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

 

fhe  Clerk  of the ~oard  is -~ereby a~thorized,  _directed  and empowered  to _sign ‘.his DECISION and file  a certified  copy in  the Office of the Town Clerk and this Office of the Planning  Board.

~

Meeting  of December   10, 2014

Town  of Orangetown  Planning Board

 

 

Members   Present:   Kevin Garvey,  Chairman;  William  Young;  Michael  Mandel; Robert  Dell; Bruce Bond; and Stephen  Sweeney

 

Member  Absent: Thomas  Warren

Also  Present:   John Giardiello,  P.E., Director,  Office 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:

 

.                                                            Continued  Items  from  the  October 22. 2014 Meeting:

1                                                                                                 Walgreens   Resubdivision  Plan

I                       Prepreliminary/   Preliminary/                                   Continued

Final Resubdivision  Plan and SEQRA  Review Zone

 

PB #14-46

 

I                    81 Rt. 303 & 165 Oak Tree Road, Tappan

i                 77.15/1/24  & 25; CS & CO/

Route 303 Overlay zoning districts

 

Walgreens   Site  Plan

Prepreliminary/   Preliminary  Site Plan and SEQRA

1                                                                              81 Rt. 303 & 165 Oak Tree Road, Tappan          Continued

I                                      77.15/1/24  & 25; cs & CO/

Route 303 Overlay zoning districts

PB#14-24

 

1

 

Continued  Items  from  the  December   11, 2013 Meeting: Rohland   Site  Plan

 

Prepreliminary/   Preliminary/ Preliminary  Site  Plan   I Final Site Plan & SEQRA  Review Approval  Sul;>ject   I 401- 407 Western  Highway,  Tappan to Conditions     I 74.18/3/31;  LO zoning district Neg.  Dec.

PB #13-47

 

I           Rohland   Commercial  Subdivision  Plan

Prepreliminary/   Preliminary/

1

I          Final Subdivision  Plan & SEQRA  Review

401- 407 Western  Highway,  Tappan

1

74.18/3/31;  LO zoning district

PB #13-  48

Preliminary  Site  Plan

Approval  Subject to Conditians

Neg.  Dec.

 

 

Continued  Item from  the June  26. 2013 Meeting:

1

 

• Sambrotto  Minor  Subdivision  Plan

I       Prepreliminary/   Preliminary  Subdivision  Plan and SEQRA  Review

34 Clausland  Mountain  Road, Blauvelt

70.15/2/11;  R-40 zoning district

 

I

PB #13-  29

Preliminary  Subdivision Plan  Approval  Subject to Conditions

Neg. Dec.

 

 

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December   10,   2014

Planning   Board  Meeting

 

 

 

 

New Items:

Miller  Minor    Subdivision

Prepreliminary/     Preliminary/

Final   Subdivision     Plan and  SEQRA  Review

238 West Crooked  Hill Road, Pearl   River

68.11/3/16;      R-15 zoning district

 

 

Continued:   Revise layout

 

PB #14 – 49

 

Grace Tabernacle Site Plan

Final  Site Plan Review

617   Main Street,   Sparkill

77.08/5/41    CS zoning  district

 

I        Retro Fitness  Pearl River  Plans

Consultation     – Pearl   River  Shopping  Center

100   North  Middletown   Road, Pearl  River

69.13/1/3;     CC zoning district

 

Final  Site Plan Approval  Subject to Conditions

 

 

 

Consultation

PB #14-  50

 

PB #14-  51

 

SMK Erie  Subdivision

Request for Two 90 Day Extensions to File the Subdivision     Plan  with

the Rockland    County Clerk’s   Office

86 West Erie  Street,   Blauvelt

70.13/1/21;       R-15   zoning  district

 

Granted Two (2)

90 Day Extensions to File

PB #14-  52

 

The Pointe at Lake Tappan Site  Plan

Request for Two 90 Day Extensions to File the Subdivision      Plan  with

the Rockland   County Clerk’s    Office

Veterans  Memorial    Drive,   Pearl River

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

Granted Four (4)     PB #14 – 53

90 Day Extensions to File

 

 

~he  decisions    of the  November  12,  2014  Planning  Board   Meeting was reviewed, rdited,   and  approved.   The motion for adoption    was made and moved  by   Bruce Bond   and seconded   by Stephen   Sweeney   and carried  as follows:   William  Young, aye: Kevin Garvey,  aye, Thomas  Warren,   absent,   Robert Dell,   aye;  Bruce Bond, fye;  Stephen  Sweeney,   aye, 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

yanscribed,     but are available.

 

 

Since there was no further  business  to come before the Board,   a motion to

4djourn  the meeting was made by Bruce  Bond and seconded   by Michael   Mandel

9nd agreed  to by all  in  attendance.    The meeting   was adjourned  at 10.:00    pm.

1he  next Planning  Board meeting  is  scheduled  for January   14,  2015.

 

0

DATED: December 10,  2014                           r ,,..,—A~

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PB #13- 47: Rohland Site Plan – Preliminary  Site Plan Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 1of9

 

TO:

 

FROM:

John Atzl, Atzl, Scattassa  & Zigler,  234 North Main Street

New City, New York  10956

Orangetown  Planning  Board

 

 

RE:   Rohland  Site Plan: The application  of Aida  Rohland,  owner, for Prepreliminary/   Preliminary/  Final Site Plan Review at a site known as “Rohland 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  and to determine  the environmental

I                                          significance  of the application  pursuant  to the requirements  of the New York

State Environmental  Quality  Review Act. The site is located at 401-407  Western

1                                                                                     Highway,  Tappan,  Town of Orangetown,  Rockland  County,  New York, and as

I           shown on the Orangetown  Tax Map as Section  74.18,  Block 3, Lot 31 in the LO

!               zoning district.

 

 

I

I                Heard by the Planning  Board of the Town of Orangetown  at meetings  held Wednesday,  December 13, 2013 and December 10, 2014, at which time the Board made the following  determinations:

 

_                             December 13, 2013

John Atzl and Scott Dow, Esq. appeared  and testified.

1                 The Board received the following  communications:

i                    1. Project Review Committee  Report, dated  December  4, 2013.

2. An interdepartmental memorandum  from the Office of Building, Zoning, Planning  Administration   and Enforcement,  Town of Orangetown,  dated December  13, 2013, signed by John Giardiello,  P.E., Director.

i   3. An Interdepartmental   memorandum  from the Department  of Environmental Management  and Engineering  (DEME),  Town of Orangetown,  dated December  5, 2013, signed by Bruce Peters,  P.E.

4. A letter from Brooker Engineering, dated  December  11, 2013, with attachments,  signed by Kenneth  DeGennaro,  P. E.
5. 1 A letter from the Rockland County  Department  of Planning,  dated

November   12, 2013, signed by Thomas  B. Vanderbeek,  P.E.,

.Commissioner  of Planning.

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

Sonny  Lin, P.E., November  22, 2013.

7. A letter from Rockland County Sewer District  No. 1, signed  by

Joseph  LaFiandra,  Engineer  II, dated November  13, 2013.

8. Letters from Rockland County  Department  of Health, signed  by

Scott  McKane,  P.E., Senior  Public Health Engineer,  dated October  31, 2013.

9. A Short Environmental Assessment  Form signed  by Aida Rohland,  dated

October  11, 2013.

10. Copy of Building Permit application, dated October  22, 2013.
11. A Narrative Summary prepared  by Atzl, Scatassa  & Zigler,  P.E., dated

October  11, 2013.

12. Overall Existing Condition Plan, prepared  by Atzl, Scatasa  & Zigler, dated

 

October  11, 2013.

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13. A letter from the Town of Orangetown Zoning Board of AppQij’IWBn~a  by_    _                                                                                                                          .

i;:>aniel Sullivan, dated November 6, 2013.                                        t  \ltd   St tmr 9

 

The Board reviewed the Plan.                                                     N~;~33NVUO ;10  NMOl .

 

 

PB #13- 47:  Rohland   Site  Plan – Preliminary  Site  Plan  Approval  Subject to

Conditions

 

Town  of Orangetown    Planning   Board  Decision

December   10, 2014

Page 2 of 9

 

 

The Board reviewed  the Plans

 

11

The applicant  requested  a CONTINUATION.

 

December 10, 2014

John Atzl and Scott Dow, Esq. appeared  and testified. The Board received the following  communications:

1. Project Review Committee Report, dated December  3, 2014.

‘I                                         2. An interdepartmental   memorandum  from the Office of Building,  Zoning,

.             Planning  Administration   and Enforcement,  Town of Orangetown,  dated

December  10, 2014, signed by John Giardiello,  P.E., Director.

1

1                                                                           3. An Interdepartmental   memorandum  from the Department  of Environmental

I                 Management  and Engineering  (DEME),  Town of Orangetown,  dated

• December  4, 2014, signed by Bruce Peters,  P .E.

4. A letter from Brooker Engineering, dated  December  10, 2014, with attachments,  signed  by Kenneth  DeGennaro,  P.E.
5. A letter from Atzl, Nasher & Zigler P.C., dated October 21, 2014.
6. A Narrative Summary prepared  by Atzl, Nasher & Zigler, dated October  11,

2013, corrected  October  20, 2014

7. A Short Environmental Assessment  Form signed  by Aida Rohland dated

1                     October  11, 2013, revised October  18, 2014.

i                    8. A Stormwater  Management  Design  Report prepared  by Atzl, Nasher & Zigler, dated September  23, 2014.

\        9. Site Plans prepared  by Atzl, Nasher & Zigler  P.C., dated September  23, 2014,

1                                                 unless noted:

I           Drawing  1: Overall existing  Condition  Plan, dated October  11, 2013, revised

1                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         September  23, 2014

I          Drawing 2: Commercial  Subdivision  Plan, dated October  11, 2013, revised

September  23, 2014

• Drawing 3: Grading  Plan

.                  Drawing 4: Erosion & Sediment  Control  Plan

I         Drawing 5: Details

I       Drawing 6: Drainage  Profiles

• 10. A letter from Rockland  County  Department  of Planning,  signed  by Douglas J.

i           Schuetz,  Acting  Commissioner  of Planning,  dated November  21, 2014.

11. A letter from Rockland County  Department  of Health, signed  by Scott

I      McKane,  Senior  Public Health Engineer,  dated  November  3, 2014. iThe Board reviewed the plan.

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:  Kevin Garvey,  aye; Bruce Bond, aye; Michael Mandel, aye; William  Young,  aye; Robert Dell, aye; Stephen  Sweeney,  aye and Thomas  Warren,  absent.                              ·          ·                ·           ·   –  ·  ·

 

 

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PB #13- 47: Rohland Site Plan – Preliminary  Site Plan Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 3 of 9

 

 

 

The proposed  action is classified  as an “unlisted  action” as defined  by Section

617.2 (ak) of the New York State  Environmental  Quality  Review Regulations (SEQRR).  No agency,  other than the Orangetown  Planning  Board will have any significant  involvement  in the review process,  pursuant  to Section  617.6 of SEQRA.  On motion by Bruce Bond and seconded  by William  Young and carried as follows:  Kevin Garvey,  aye; Bruce Bond, aye; William  Young,  aye;

.                                                    Robert  Dell, aye; Stephen  Sweeney,  aye; Michael  Mandel, aye and Thomas

I                   Warren,  absent; the Board declared  itself Lead Agency.

 

I                   Pursuant  to New York Code,  Rules & Regulations  (NYCRR)  Section  617.7, the

i          Town of Orangetown  Planning  Board, as lead agency,  for the reasons  articulated

I                                        in this Board’s  analysis  of all of the submissions  by the applicant,  interested

.                                           agencies,  departments  and the public, with respect to this project including the

I                 Environmental  Assessment  Form, which  reasons  are summarized  in the motion, hereby determines  that the proposed  action will not have a significant  impact on the environment  and a Draft Environmental   Impact Statement  (DEIS) will not be prepared.

 

After  having identified  the relevant  areas of environmental  concern,  namely drainage,  surface water  runoff, land clearing,  vegetation,  fauna, traffic and noise levels, and after having taken a hard look at said environmental   issues, and after having deliberated  regarding  such concerns,  and having  heard from the

applicant,  the applicant’s  professional  representatives,   namely Atzl, Scatassa  &

j                    Zigler,  PC and having heard from the following  offices,  officials  and/or

Departments:

(Town of Orangetown):   Project Review Committee,  Office of Building, Zoning, Planning  Administration   and Enforcement  and Department  of Environmental Management  and Engineering;  and having  heard from the following  involved  and interested  agencies:  Town of Orangetown  Zoning  Board of Appeals,  Rockland County  Department  of Highways,  Rockland  County  Department  of Health, Rockland  County Sewer  District No. 1, and having reviewed  the proposed  Site Plan prepared  by Atzl, Scatassa  & Zigler,  PC, a summary  of the reasons supporting  this determination  are, and the Planning  Board finds that the

proposed  action:

 

 

• Will not significantly  affect existing  air quality or noise levels;
• Will not significantly affect existing  surface water quality or quantity  or drainage;
• Will not significantly  affect existing  ground water quality or quantity;
• Will not significantly  affect existing traffic  levels;

 

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PB #13- 47: Rohland   Site  Plan  – Preliminary  Site  Plan  Approval  Subject to

[                     Conditions

 

‘              Town  of Orangetown    Planning   Board  Decision

December   10, 2014

:              Page 4of9

 

• Will not create a substantial  increase  in solid waste  production;
• Will not create a potential for erosion, flooding,  leaching  or drainage problems;
• Will not have a significant adverse  impact on the environmental characteristics   of our critical environmental   area or environmentally sensitive  sites or features;
• Will not have an impairment of the character  or quality of important historical,  archeological  or architectural  resources;
• Will not have an impairment of the character  or quality of important aesthetic  resources;
• Will not have an impairment of existing  community  or neighborhood character;
• Will not remove or destroy  large quantities  of vegetation  or fauna;
• Will not remove or destroy large quantities  of wildlife  species or migratory fish;
• Will not have a significant  adverse  impact to natural  resources;
• Is consistent  with the Town of Orangetown’s   Comprehensive/Master    Plan;
• Will not have adverse  economic  or social impacts  upon the Town;
• Will not create a hazard to human  health; and
• Will not create a substantial change  in the use of land, open space or recreational  resources.

 

On motion by Bruce Bond and seconded  by Michael  Mandel and carried  as follows:  Kevin Garvey,  aye; Bruce Bond, aye; Robert  Dell, aye; Thomas  Warren, absent; William  Young,  aye; Michael  Mandel,  aye and Stephen  Sweeney,  aye, the Board made a Negative  Declaration  pursuant  to SEQRA.

 

I

I                        DECISION: In view of the foregoing and the testimony before the Board, the application was GRANTED A PRELIMINARY SITE PLAN APPROVAL SUBJECT TO THE FOLLOWING CONDITIONS:

 

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

ione 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.”

 

I

I      2. The following note shall be placed on the Site Plan regarding Stormwater

Management Phase II Regulations: Additional certification, by an appropriate

licensed or certified design professional shall be required for all matters before

 

lthe Planning Board indicating that the drawings and project are in com~~         5)1\!31l> NRtEl1 with the Stormwater Management Phase 11   Regulations.                        ~·         .                           ·.                                                           .               .               N~   ur· nft1

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PB #13- 47: Rohland Site Plan –  Preliminary  Site Plan Approval  Subject to

Conditions                                                               ·

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 5 of 9

 

3. The extent of the uses and all storage bays and boxes shall be shown and labeled for contents.

 

4. The plans shall show the actual parking spaces and the vehicle storage spaces being provided. Be reminded, no parking is permitted in any required yard unless permitted by the Planning Board. (LI district, column 7, item 8).

 

5. Parking spaces shall be provided for the building on space “E”.

 

6. Space “E” has two uses proposed. The plan shall indicate how the two users

1                                                                                               divide space “E” or divide the building on space”E”.

 

I                                              7. The building on space “E” requires a Minimum Side Yard of 50 feet and 36.3

I                   feet are provided. (LI district, group QQ, column 9). A variance needs to be

,                                             sought from the Town of Orangetown Zoning Board of Appeals.

 

j                8. If required, A variance needs to be sought from the Town of Orangetown

Zoning Board of Appeals for a 280A variance.

 

9. A note shall be placed on the Plan that “No outdoor servicing or manufacturing is permitted”.

 

10. The Short Environmental Assessment Form appears to be in order.

 

11. The applicant is advised that a permit to relocate the existing retaining wall From the Consolidated Rail Corporation property must be obtained prior to signing of the plan.

 

i                         12. The metes and bounds description and the ownership of the sanitary

!                              easement shall be labeled on the Site Plan.

 

I                               13. The page and liber/ instrument number shall be added to all the existing

1                                                    easements/ dedications.

 

14. The Stormwater Management Design Report is under review by DEME. However, due to the size of the drainage area WS#1A, additional inlets/ basins shall be added to capture the flow.

 

15. A SWPPP shall be prepared for this redeveloped site.

 

16. A post construction stormwater maintenance agreement (in accordance with

NYSDEC Phase II regulations and Town of Orangetown Town Code) for the

I         proposed stormwater systems shall be submitted to DEME and the Town of Orangetown Town Attorney’s office for review and approval. Said agreement shall include a maintenance and management schedule, inspection check list, contact person with telephone number, yearly report to be submitted to DEME,

etc.

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PB #13· 47: Rohland Site Plan –  Preliminary  Site Plan Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 6of9

 

 

 

17. Drainage Review Recommendation: The application has provided stormwater management facilities to address mitigation for increases in runoff and the Drainage Consultant, Brooker Engineering, therefore recommends that

Rohland Site Plan and Commercial Subdivision be approved for drainage subject

to the following comments.

 

• The stormwater management system is located about halfway down the hillside, uphill of the lower developed portion of the site. The stormwater management system shall be relocated to the downhill area of the site which will allow most of the developed portion of the site to be treated for stormwater quality and quantity. The Drainage Consultant also notes that excavation of up to 21 feet, five feet offset from the northern property line, is required to build the detention facility at this location. A construction easement from the neighbor or sheeting and shoring will have to be designed if the detention facility is to remain at this location.

 

• As per the consultations previous report dated December 12, 2013, the metal building on the east lot is shown as being constructed in 2009. There are retaining walls surrounding the building that affect the flow of stormwater runoff. The flow path of stormwater runoff in this area shall be shown. Topography extending beyond the southern property limit and the building to the south shall be added to the plan to show the drainage pattern. The grading results in numerous ponding areas; a grading plan

shall be provided that demonstrates positive runoff away from the building and directed to the relocated (or additional) stormwater management facility.

 

 

• A full Stormwater Pollution Prevention Plan shall be provided for the site.

Maintenance of the Stormwater management facilities shall be addressed. If the facilities are to be located on a leased area, the lessee will have to

maintain the facilities with respect to stormwater quality and quantity for all

the uphill tenants. The designer shall consider smaller facilities on each tenant parcel to facilitate individual maintenance of the stormwater facilities. A combination of individual water quality systems per each lot and a regional detention facility for the entire site might be more practical.

 

• The newly constructed gravel areas in the LO zone are shown as being removed and replaced with topsoil and seed. Stormwater mitigation is required in this area for increases in runoff as a result of changes from wooded ground cover to grass ground cover.

 

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PB #13- 47: Rohland Site Plan –  Preliminary  Site Plan Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board Decision

1                                     December 10, 2014

Page 7of9

 

 

 

18. Rockland County Department of Planning had the following comments which are incorporated herein as conditions of approval:

1 )   An  updated review must be completed by the  County of  Rockland

Department of Highways and any required permits obtained.

2)  The application must be made to the Rockland County Department of Health for review of the stormwater management system for compliance with the County Mosquito Code.

3)  The entire length of Western Highway is a County highway. The plans

shall be corrected.

4)  The Overall Existing Condition Plan does not show the shed on Tax

Lot 30 that was mentioned in the October 11, 2013 narrative revised October 20, 2014.  This shall be shown on the site plan if it still exists, or the narrative updated to reflect that it has been removed.

5)  It is unclear what the varying width area, located just  north of the somewhat paralleling the 40 foot wide access and utility easement and represented with  a  dashed  line,  represented.    This  area  must be labeled to clarify its intent.

 

19. The Rockland County Department of Highways reviewed the plans and offered the following remark for consideration:

• Rockland County Highway Department Work Permit will be required for the proposed construction and must be secured prior to the start of any excavation or construction activities on site.

 

20. The Rockland County Department of Health (RCDOH) reviewed the plans and found that application must be made to the Rockland County Department of Health for review of the stormwater management system for compliance with the County Mosquito Code.

 

21. 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.

 

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

‘                             Preparation of Site Plans prior to signing the final plans.

 

23. All reviews and approvals from various governmental agencies must be

;                                           obtained prior to stamping of the Site Plan.

 

24. 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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PB #13- 47: Rohland Site Plan –  Preliminary  Site Plan Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board Decision

,                               December 10, 2014

Page 8of9

 

25. The following agencies do not object to the Town of Orangetown Planning

Board assuming responsibilities of lead agency for SEQRA purposes:

– Rockland County Sewer District No.1

– Rockland County Department of Health

– Rockland County Department of Highways

– Town of Orangetown Zoning Board of Appeals

 

26. 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. No construction equipment shall be parked under the tree canopy.
2. There will be no excavation or stockpiling of earth underneath the trees.
3. Trees designated to be preserved shall be marked conspicuously on all sides at a 5 to 10 foot height.
4. 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.

 

I                               27. All landscaping shown on the Site Plans shall be maintained in a vigorous

1                                                            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

I       immediately following growing season.

 

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PB #13-   47: Rohland   Site   Plan  –  Preliminary    Site  Plan Approval   Subject   to

Conditions

 

Town  of Orangetown  Planning   Board  Decision

December   10, 2014

Page 9 of 9

 

 

 

28. 28. 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     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.

 

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

 

30. 30. 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 DE  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).

 

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

 

32. 32. 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

 

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

 

The  foregoing   Resolution    was made and moved by Bruce Bond and seconded  by

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

Dated: December 10,  2014          ~Co~~(

Town of Orangetown  Planning  Board

Attachment

 

 

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State Environmental  Quality Review Regulations

NEGATIVE DECLARATION

Notice of Determination  of Non-Significance

 

Town of Orangetown  Planning  Board Decision

 

:            December 10, 2014

 

NAME OF ACTION: Rohland Site Plan –  Preliminary  Site Plan Approval

,                                           Subject to Conditions  I Neg. Dec.

 

This notice is issued pursuant to Part 617 of the implementing regulations pertaining to Article 8 (State Environmental Quality Review Regulation) of the Environmental Conservation Law.

The PLANNING BOARD, TOWN OF ORANGETOWN, as Lead Agency, has

determined that the proposed action described below will not have a significant impact on the environment and a Draft Environmental Impact Statement will not be prepared.

 

SEQR STATUS:     Type I                                               Unlisted XXXXXX

CONDITIONED NEGATIVE DECLARATION: Yes                No  XXXXXX DESCRIPTION OF ACTION: Site Plan Review

LOCATION: The site is located at 401-407 Western Highway, Tappan, Town of

Orangetown, Rockland County, New York, and as shown on the Orangetown Tax

Map as Section 74.18, Block 3, Lot 31 in the LO zoning district.

 

 

REASONS SUPPORTING THIS DETERMINATION:

The Orangetown Planning Board, as Lead Agency, determined that the proposed action will not have a significant impact on the environment and a Draft Environmental Impact Statement (DEIS} will not be prepared. The reasons supporting this determination are as follows:

The project will not have a significant impact upon the environment and a DEIS

need not be prepared because the proposed action does not significantly affect

1                                        air quality, surface or ground water quality, noise levels or existing external traffic patterns. In addition, it will have no impact upon the aesthetic, agricultural or cultural resources of the neighborhood. No vegetation, fauna or wildlife species will be affected as a result of this proposed development. The proposed action is

consistent with the Town of Orangetown’s Master Plan and will not have any adverse economic or social impacts upon the Town or its businesses or residences.

If Conditioned Negative Declaration, the specific mitigation is provided on an attachment.

For Further Information contact:

John Giardiello, P.E., Director, Office of Building, Zoning and Planning Administration and Enforcement; Town of Orangetown; 20 Greenbush Road Orangeburg, NY 10962; Telephone Number: 845-359-5100

For Type I  Actions and Conditioned Negative Declarations, a copy of this notice is sent: – Commissioner, New York State Department of Environmental Conservation, – Region 3 Headquarters, NYSDEC, – Town Supervisor, Applicant

– Involved Agencies

 

 

 

 

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PB #13- 48: Rohland Commercial  Subdivision  Plan – Preliminary  Approval

Subject to Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 1of9

 

TO:               John Atzl, Atzl, Scattassa  & Zigler, 234 North Main Street

New City, New York 10956

 

FROM:

Orangetown  Planning  Board

 

 

RE:  Rohland  Subdivision  Plan: The application  of Aida  Rohland,  owner, for Prepreliminary/   Preliminary/  Final Commercial  Subdivision  Plan Review at a site known as “Rohland  Subdivision  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  21 of the Code of the Town of Orangetown  and to determine  the environmental  significance  of the application  pursuant to the requirements  of the New York State Environmental  Quality  Review Act. The site

is located at 401-407  Western  Highway,  Tappan,  Town of Orangetown,  Rockland

County,  New York, and as shown on the Orangetown  Tax Map as Section  74.18, Block 3, Lot 31 in the LO zoning district.

 

 

Heard by the Planning  Board of the Town of Orangetown  at meeting  held Wednesday,  December 13, 2013 and December 10, 2014 at which time the Board made the following  determinations:

 

December 13, 2013

John Atzl and Scott Dow appeared  and testified. The Board received the following  communications:

1. Project Review Committee Report, dated December  4, 2013.
2. An interdepartmental memorandum  from the Office of Building,  Zoning, Planning  Administration   and Enforcement,  Town of Orangetown,  dated December  13, 2013, signed by John Giardiello,  P.E., Director.
3. An Interdepartmental memorandum  from the Department  of Environmental Management  and Engineering  (DEME),  Town of Orangetown,  dated December  5, 2013, signed by Bruce Peters,  P .E.
4. A letter from Brooker Engineering, dated  December  11, 2013, with

attachments,  signed by Kenneth  DeGennaro,  P.E.

5. A letter from the Rockland County Department  of Planning,  dated November  12, 2013, signed  by Thomas  B. Vanderbeek,  P.E., Commissioner  of Planning.
6. A letter from the Rockland County Department  of Highways,  signed  by

Sonny  Lin, P.E., September  17, 2013.

7. Letter from Rockland County  Department  of Health, signed  by

Scott McKane,  P.E., Senior  Public Health  Engineer,  dated October  31, 2013.

8. A Short Environmental Assessment  Form signed  by Aida  Rohland,  dated

.                                                October  11, 2013.

9. A letter from the Town of Orangetown Zoning Board of Appeals,  signed  by

Daniel Sullivan,  Chairman,  dated  November  6, 2013.

10. Copy of Building Permit application, dated October  22, 2013.

,                                                 11. Overall  Existing Condition  Plan, prepared  by Atzl, Scatasa  & Zigler, dated

I                  October  11, 2013.

 

The Board reviewed the Plan.

 

 

 

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PB #13- 48: Rohland Commercial  Subdivision  Plan – Preliminary  Approval

Subject to Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 2of9

 

 

 

The Board reviewed the Plans

The applicant  requested  a CONTINUATION.

 

December 10, 2014

,                                                           John Atzl and Scott Dow, Esq. appeared  and testified. The Board received the following  communications:

1. Project Review Committee Report, dated December  3, 2014.
2. An interdepartmental memorandum  from the Office of Building,  Zoning, Planning  Administration   and Enforcement,  Town of Orangetown,  dated December  10, 2014, signed by John Giardiello,  P.E., Director.
3. An Interdepartmental memorandum  from the Department  of Environmental

Management  and Engineering  (DEME),  Town of Orangetown,  dated

December  4, 2014, signed by Bruce Peters,  P.E.

4. A letter from Brooker Engineering, dated  December  10, 2014, with attachments,  signed by Kenneth  DeGennaro,  P.E.
5. A letter from Atzl, Nasher & Zigler P.C., dated October 21, 2014.
6. A Narrative Summary prepared  by Atzl,  Nasher & Zigler, dated October  11,

2013, corrected  October  20, 2014

7. A Short Environmental Assessment  Form signed  by Aida  Rohland dated

October  11, 2013, revised October  18, 2014.

8. A Stormwater Management Design Report prepared  by Atzl, Nasher & Zigler, dated September  23, 2014.
9. Site Plans prepared by Atzl, Nasher & Zigler P.C., dated September  23, 2014,

unless noted:

Drawing  1: Overall existing  Condition  Plan, dated October  11, 2013, revised

September  23, 2014

Drawing 2: Commercial  Subdivision  Plan, dated October  11, 2013, revised

September  23, 2014

Drawing 3: Grading  Plan

Drawing 4: Erosion & Sediment  Control  Plan

Drawing 5: Details

Drawing 6: Drainage  Profiles

10. A letter from the Rockland County Department  of Planning,  dated

I                November  21, 2014, signed by Douglas  J. Schuetz,  Acting  Commissioner  of

Planning.

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

Scott McKane,  P.E., Senior  Public Health  Engineer,  dated  November  3, 2014. The Board reviewed the plan.

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

111                                                                                             Mandel and carried  as follows:  Kevin Garvey,  aye; Bruce Bond, aye; Michael

Mandel,  aye; William  Young,  aye; Robert Dell, aye; Stephen  Sweeney,  aye and

,                                                 Thomas  Warren,  absent.

 

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PB #13- 48: Rohland   Commercial    Subdivision    Plan  – Preliminary    Approval

Subject   to Conditions

 

 

Town  of Orangetown    Planning   Board  Decision

December   10, 2014

Page 3 of 9

 

The proposed  action is classified  as an “unlisted  action” as defined  by Section

617.2 (ak) of the New York State Environmental  Quality  Review  Regulations (SEQRR).  No agency,  other than the Orangetown  Planning  Board will have any significant  involvement  in the review process,  pursuant  to Section  617.6 of SEQRA.  On motion by Bruce Bond and seconded  by William  Young and carried

‘                 as follows:  Kevin Garvey,  aye; Bruce Bond, aye; William  Young,  aye;

Robert Dell, aye; Stephen  Sweeney,  aye; Michael  Mandel, aye and Thomas

Warren,  absent; the Board declared  itself Lead Agency.

 

Pursuant  to New York Code,  Rules & Regulations  (NYCRR)  Section  617.7, the Town of Orangetown  Planning  Board, as lead agency,  for the reasons articulated in this Board’s  analysis  of all of the submissions  by the applicant,  interested agencies,  departments  and the public, with respect to this project including  the Environmental  Assessment  Form, which  reasons  are summarized  in the motion, hereby determines  that the proposed  action will not have a significant  impact on the environment  and a Draft Environmental   Impact Statement  (DEIS} will not be prepared.

 

After having identified  the relevant  areas of environmental  concern,  namely drainage,  surface water  runoff, land clearing,  vegetation,  fauna, traffic and noise levels, and after having taken  a hard look at said environmental   issues, and after having deliberated  regarding  such concerns,  and having  heard from the

applicant,  the applicant’s  professional  representatives,   namely Atzl, Scatassa  & Zigler,  PC and having heard from the following  offices,  officials  and/or Departments:

(Town of Orangetown):  Project Review  Committee,  Office of Building, Zoning, Planning  Administration   and Enforcement  and Department  of Environmental Management  and Engineering;  and having heard from the following  involved  and interested  agencies:  Town of Orangetown  Zoning  Board of Appeals,  Rockland County  Department  of Highways,  Rockland  County  Department  of Health, Rockland  County Sewer  District  No. 1, and having reviewed  the proposed  Site

Plan prepared  by Atzl, Scatassa  & Zigler,  PC, a summary  of the reasons

supporting  this determination   are, and the Planning  Board finds that the proposed  action:

 

 

• Will not significantly  affect existing  air quality  or noise levels;
• Will not significantly affect existing  surface water quality or quantity  or drainage;
• Will not significantly  affect existing  ground water quality or quantity;
• Will not significantly  affect existing traffic  levels;

 

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PB #13- 48: Rohland Commercial  Subdivision   Plan – Preliminary  Approval

Subject to Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 4 of 9

 

 

 

• Will not create a substantial  increase  in solid waste  production;
• Will not create a potential for erosion, flooding,  leaching  or drainage problems;
• Will not have a significant adverse  impact on the environmental characteristics  of our critical environmental   area or environmentally sensitive  sites or features;
• Will not have an impairment of the character  or quality of important historical,  archeological  or architectural  resources;
• Will not have an impairment of the character  or quality of important aesthetic  resources;

o      Will not have an impairment  of existing  community  or neighborhood character;

• Will not remove or destroy  large quantities  of vegetation  or fauna;
• Will not remove or destroy large quantities  of wildlife  species or migratory fish;
• Will not have a significant  adverse  impact to natural  resources;
• Is consistent  with the Town of Orangetown’s   Comprehensive/Master    Plan;

o     Will not have adverse  economic  or social impacts  upon the Town;

• Will not create a hazard to human health; and
• Will not create a substantial change  in the use of land, open space or recreational  resources.

 

On motion by Bruce Bond and seconded  by Michael  Mandel and carried  as follows:  Kevin Garvey,  aye; Bruce Bond, aye; Robert  Dell, aye; Thomas  Warren, absent; William  Young,  aye; Michael  Mandel, aye and Stephen  Sweeney,  aye, the Board made a Negative  Declaration  pursuant  to SEQRA.

 

DE~ISION: In view of the foregoing  and the testimony  before the Board, the application  was GRANTED PRELIMINARY APPROVAL SUBJECT TO THE FOLLOWING CONDITIONS:

 

 

1. The following note shall be placed on the Subdivision 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.”

 

2. The following note shall be placed on the Subdivision Plan regarding 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.

 

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PB #13- 48: Rohland Commercial  Subdivision  Plan – Preliminary  Approval

Subject to Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 5 of 9

 

3. The commercial subdivision plan shows 3 existing  parcels  shown as

Tax Lots 74.18-3-29,  74.18-3-30  and 74.18-3-31.   Parcel 7 4.18-3-31  is proposing

1

5 tenant  spaces  listed as “A through  E”.  Tenant  space “E” will have two users.

 

 

4. The extent of the uses and all storage bays and boxes shall be shown and labeled for contents.

 

5. The plans shall show the actual parking spaces and the vehicle  storage spaces  being provided.   Be reminded,  no parking  is permitted  in any required yard unless permitted  by the Planning  Board. (LI district,  column  7, item 8).

 

6. Parking spaces shall be provided for the building on space “E”.

 

 

7. Space “E” has two uses proposed. The plan shall indicate  how the two users divide space “E” or divide the building on space “E”.

 

8. The building on space “E” requires a Minimum Side Yard of 50 feet and 36.3 feet are provided.  (LI district, group QQ,  column  9).  A variance  needs to be sought from the Town of Orangetown  Zoning  Board of Appeals.

 

9. If required, A variance needs to be sought from the Town of Orangetown

Zoning  Board of Appeals  for a 280A variance.

 

10. A note shall be placed on the Plan that “No outdoor servicing or manufacturing  is permitted”.

 

11. The Short Environmental Assessment Form appears  to be in order

 

12. Drainage Review Recommendation: The application has provided stormwater  management  facilities  to address  mitigation  for increases  in runoff and the Drainage  Consultant,  Brooker  Engineering,  therefore  recommends  that

Rohland  Site Plan and Commercial  Subdivision  be approved  for drainage  subject to the following  comments.

 

• The stormwater management  system  is located about halfway down the hillside,  uphill of the lower developed  portion of the site.   The stormwater management  system  shall be relocated  to the downhill  area of the site which will allow most of the developed  portion of the site to be treated for stormwater  quality and quantity.   The Drainage  Consultant  also notes that excavation  of up to 21 feet, five feet offset from the northern  property  line, is required to build the detention  facility  at this location.   A construction easement  from the neighbor  or sheeting  and shoring will have to be designed  if the detention  facility  is to remain at this location.

 

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PB #13· 48: Rohland Commercial  Subdivision  Plan • Preliminary  Approval

Subject to Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 6of9

 

Continuation  of Condition  #12 …..

 

o       As per the consultations previous report dated December 12, 20131 the metal building on the east lot is shown as being constructed in 2009. There are retaining walls surrounding the building that affect the flow of stormwater runoff. The flow path of stormwater runoff in this area shall be shown. Topography extending beyond the southern property limit and the building to the south shall be added to the plan to show the drainage pattern. The grading results in numerous ponding areas; a grading plan

shall be provided that demonstrates positive runoff away from the building and directed to the relocated (or additional) stormwater management facility.

 

• A full Stormwater Pollution Prevention Plan shall be provided for the site.

Maintenance of the Stormwater management facilities shall be addressed. If the facilities are to be located on a leased area, the lessee will have to maintain the facilities with respect to stormwater quality and quantity for all

the uphill tenants. The designer shall consider smaller facilities on each tenant parcel to facilitate individual maintenance of the stormwater facilities. A combination of individual water quality systems per each lot and a regional detention facility for the entire site might be more practical.

 

• The newly constructed gravel areas in the LO zone are shown as being removed and replaced with topsoil and seed. Stormwater mitigation is required in this area for increases in runoff as a result of changes from wooded ground cover to grass ground cover.

 

13. Rockland County Department of Planning had the following comments which are incorporated herein as conditions of approval:

• An updated review must be completed by the County of Rockland

Department of Highways and any required permits obtained.

• The application must be made to the Rockland County Department of Health for  review of the  stormwater management system for compliance with the County Mosquito Code.
• The entire length of Western Highway is a County highway. The plans shall be corrected.
• The Overall Existing Condition Plan does not show the shed on Tax Lot 30  that  was  mentioned  in  the  October  11, 2013  narrative revised October 20, 2014.  This shall be shown on the site plan if it still exists, or  the  narrative updated to  reflect that  it  has  been removed.
• It is unclear what the varying width area, located just north of the somewhat paralleling the 40 foot wide access and utility easement and represented with a dashed line, represented. This area must be labeled to clarify its intent.

 

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PB #13- 48: Rohland Commercial  Subdivision  Plan – Preliminary  Approval

Subject to Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 7of9

 

 

 

14. The Rockland County Department of Highways reviewed the plans and offered the following remark for consideration:

• Rockland County Highway Department Work Permit will be

required for the proposed construction and must be secured prior to

the start of any excavation or construction activities on site.

 

15. The Rockland County Department of Health (RCDOH) reviewed the plans and found that application must be made to the Rockland County Department of Health for review of the stormwater management system for compliance with the County Mosquito Code.

 

16. 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. ·

 

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

Preparation of Subdivision Plans prior to signing the final plans.

 

18. All reviews and approvals from various governmental agencies must be obtained prior to stamping of the Subdivision Plan.

 

19. 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 §21. Failure

,                                                 to abide by the conditions of this decision as set forth herein shall be considered a violation of Subdivision Plan Approval pursuant to Town Code §21 and §6A.

 

20. The following agencies do not object to the Town of Orangetown Planning

Board assuming responsibilities of lead agency for SEQRA purposes:

– Rockland County Department of Health

– Rockland County Department of Highways

– Town of Orangetown Zoning Board of Appeals

 

21. TREE PROTECTION: The following note shall be placed on the Subdivision

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:

 

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PB #13- 48: Rohland Commercial  Subdivision  Plan – Preliminary  Approval

Subject to Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 8 of 9

 

Continuation  of Condition  #21 ….

 

 

 

1. No construction equipment shall be parked under the tree canopy.
2. There will be no excavation or stockpiling of earth underneath the trees.
3. Trees designated to be preserved shall be marked conspicuously on all sides at a 5 to 10 foot height.
4. 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.

 

22. 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.

 

23. 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.

 

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

 

..        .    …      ..   …….    .. . ~           ..                 .       ‘  ,.. ..

 

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NM013©NVbl0 :10 NMOJ.

 

PB #13- 48:   Rohland    Commercial    Subdivision    Plan   – Preliminary    Approval

Subject  to Conditions

 

Town  of Orangetown    Planning    Board  Decision

December   10, 2014

Page 9 of 9

 

25. 25. 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  ther   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).

 

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

 

27. 27. 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

 

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

 

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

Sweeney,   aye and Michael    Mandel,   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.

 

Dated: December 10, 2014    r) (} {_p~ Town of Orangetown  Plannin’g86\rrd   I Attachment

 

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State Environmental  Quality Review Regulations

I                                                     NEGATIVE DECLARATION

Notice of Determination  of Non-Significance

 

Town of Orangetown  Planning  Board Decision

 

December 10, 2014

 

NAME OF ACTION: Rohland Commercial  Subdivision  Plan – Preliminary

1

Subdivision  Plan Approval

 

This notice is issued pursuant to Part 617 of the implementing regulations pertaining to Article 8 (State Environmental Quality Review Regulation) of the Environmental Conservation Law.

The PLANNING BOARD, TOWN OF ORANGETOWN, as Lead Agency, has determined that the proposed action described below will not have a significant impact on the environment and a Draft Environmental Impact Statement will not be prepared.

 

SEQR STATUS:     Type I                                               Unlisted XXXXXX

CONDITIONED NEGATIVE DECLARATION: Yes                No  XXXXXX

 

DESCRIPTION OF ACTION: Commercial  Subdivision  Plan Review

 

LOCATION: The site is located at 401-407 Western Highway, Tappan, Town of Orangetown, Rockland County, New York, and as shown on the Orangetown Tax Map as Section 74.18, Block 3, Lot 31 in the LO zoning district.

 

 

REASONS SUPPORTING THIS DETERMINATION:

The Orangetown Planning Board, as Lead Agency, determined that the proposed action will not have a significant impact on the environment and a Draft Environmental Impact Statement (DEIS) will not be prepared. The reasons

1                                   supporting this determination are as follows:

The project will not have a significant impact upon the environment and a DEIS need not be prepared because the proposed action does not significantly affect air quality, surface or ground water quality, noise levels or existing external traffic

1                                                                                         patterns. In addition, it will have no impact upon the aesthetic, agricultural or cultural resources of the neighborhood. No vegetation, fauna or wildlife species will be affected as a result of this proposed development. The proposed action is consistent with the Town of Orangetown’s Master Plan and will not have any adverse economic or social impacts upon the Town or its businesses or

residences.

If Conditioned Negative Declaration, the specific mitigation is provided on an attachment.

For Further Information contact:

John Giardiello, P.E., Director, Office of Building, Zoning and Planning

Administration and Enforcement; Town of Orangetown; 20 Greenbush Road

I                                          Orangeburg, NY 10962; Telephone Number: 845-359-5100

For Type I  Actions and Conditioned Negative Declarations, a copy of this notice is sent: – Commissioner, New York State Department of Environmental Conservation, – Region 3 Headquarters, NYSDEC, – Town Supervisor, Applicant

– Involved Agencies

 

3:31.:1:10 S)IH319    NM<J.l tJh  t  GtcJ      St NUr ·g NM013~NV1:10  :JO NMO!

 

 

 

PB#13-29: Sambrotto  Minor Subdivision  Plan: Preliminary  Subdivision  Plan

Approval  Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board

December 10, 2014

Page 1  of 11

 

TO:                  Raymond sambrotto,  34 Clausland  Mountain  Road, Blauvelt, New York 10913

 

FROM:         Orangetown  Planning  Board

 

RE:    Sambrotto Minor Subdivision Plan: The application Raymond Sambrotto, owner, (David Hannigan, attorney for the applicant), for Prepreliminary/ Preliminary Subdivision Plan Review, at a site to be known as “Sambrotto

Minor Subdivision  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 21 of the Code of the Town of Orangetown and to determine the environmental significance of the application pursuant to the requirements of the New York State Environmental Quality Review Act. The site is located 34 Clausland Mountain Road, Blauvelt, Town of Orangetown, Rockland County, New York, and as shown on the Orangetown Tax Map as Section 70.15, Block 2, Lot 11  in the R-40 zoning district.

 

Heard by the Planning Board of the Town of Orangetown at meetings held Wednesday, June 26, 2013 and December 10, 2014, the Board made the following determinations:

 

June 26, 2013

Ray Sambrotto appeared and testified.

The Board received the following communications:

1. Project Review Committee Report dated June 18, 2013.
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 June 26, 2013.
3. An Interdepartmental memorandum from the Department of Environmental Management and Engineering (DEME), Town of Orangetown, signed by Bruce Peters, P.E., June 21, 2013.
4. A letter from Brooker Engineering, signed by Kenneth DeGennaro, dated

June 17, 2013.

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

Thomas Vanderbeek, P.E., Commissioner of Planning, dated June 10, 2013.

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

Sonny Lin, P.E., June 24, 2013.

7. A letter from Rockland County Sewer District No. 1, signed by

Joseph LaFiandra, Engineer II, dated June 10, 2013.

8. Letters from Rockland County Department of Health, signed by

Scott McKane, P.E., Senior Public Health Engineer, dated May 29, 2013.

9. A letter from Rockland County Drainage Agency, signed by

Vincent Altieri, Executive Director, dated June 5, 2013.

10. A letter from the New York State Department of Environmental Conservation, Division of Environmental Permits, Region 3, signed by Jean McAvoy, dated

June 20, 2013.                                   ·

 

 

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PB#13-29: Sambrotto  Minor Subdivision  Plan: Preliminary  Subdivision  Plan

Approval  Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board

December 10, 2014

Page 2of11

 

11. A Project description dated June 22, 2013.

,                      12. A Short Environmental Assessment Form signed by Raymond Sambrotto, dated May 5, 2013.

13. A Subdivision Plan prepared by Robert E. Sorace, PLS, dated May 13, 2013.

 

The Board reviewed the plan.

 

1                                 The applicant requested a CONTINUATION.

 

! I

 

December 10, 2014

Ray Sambrotto and Jay Greenwell appeared and testified. The Board received the following communications:

1. Project Review Committee Report dated December 3, 2014.

~                                            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 December 10, 2014.

3. An Interdepartmental memorandum from the Department of Environmental

Management and Engineering (DEME), Town of Orangetown, signed by

;                     Bruce Peters, P.E., December 4, 2014.

:                   4. A letter from Brooker Engineering, signed by Kenneth DeGennero, dated

December 10, 2014.

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

Douglas J. Schuetz, Acting Commissioner of Planning, dated

November 25, 2014.

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

Sonny Lin, P.E., June 24, 2013.

7. A letter from Rockland County Sewer District No. 1, signed by

Joseph LaFiandra, Engineer II, dated June 10, 2013.

8. Letters from Rockland County Department of Health, signed by

Scott McKane, P.E., Senior Public Health Engineer, dated May 29, 2013.

9. A letter from Jay A. Greenwell, PLS, LLC, dated October 22, 2014.

‘I             10. A Narrative Summary: Subdivision of Property for Sambrotto, dated

October 24, 2014.

‘              11. Drainage Calculations prepared by Edward A. Maikish, P.E., dated

October 6, 2014.

1                                   12. Plans prepared by Robert E. Sorace, PLS and Jay Greenwell, PLS, dated

,                                          September 12, 2014:

I                                                                  •           Sheet 1: Subdivision of Property

• Sheet 2: Grading, Drainage & Utility Plan
• Sheet 3: Details

13. A revised Short Environmental Assessment Form dated December 3, 2014,

!             signed by Jay Greenwell, PLS.

 

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I                     PB#13-29: Sambrotto  Minor Subdivision Plan: Preliminary  Subdivision  Plan

Approval  Subject to Conditions/ Neg. Dec.

 

Town of Orangetown  Planning  Board

December 10, 2014

Page 3of11

 

The Board reviewed the plans.

 

The hearing was then opened 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 Michael  Mandel and seconded  by Bruce Peters and carried  as follows:  Kevin Garvey,  aye, Bruce Bond, aye, Michael  Mandel,  aye, William  Young,  aye,

Thomas  Warren,  absent,  Robert  Dell, aye and Stephen  Sweeney,  aye.

 

 

The proposed  action is classified  as an “unlisted  action” as defined  by Section

617.2 (ak) of the New York State  Environmental  Quality  Review Regulations (SEQRR).  No agency,  other than the Orangetown  Planning  Board will have any significant  involvement  in the review process,  pursuant  to Section  617 .6 of

SEQ RA.

 

On motion  by Bruce Bond and seconded  by Michael  Mandel and carried as follows:  Kevin Garvey,  aye; Bruce Bond, aye; William  Young,  aye; Robert Dell, aye; Thomas  Warren,  absent;  Michael  Mandel, aye and Stephen  Sweeney,  aye; the Board declared  itself Lead Agency.

 

Pursuant  to New York Code, Rules & Regulations  (NYCRR)  Section  617.7, the

,                 Town of Orangetown  Planning  Board, as lead agency,  for the reasons articulated in this Board’s  analysis  of all of the submissions  by the applicant,  interested agencies,  departments  and the public, with respect to this project including the

1                                        Environmental  Assessment  Form, which  reasons  are summarized  in the motion, hereby determines  that the proposed  action will not have a significant  impact on the environment  and a Draft Environmental   Impact Statement  (DEIS) will not be prepared.

 

After  having identified  the relevant  areas of environmental   concern,  namely drainage,  surface water  runoff, land clearing,  vegetation,  fauna, traffic and noise levels, and after having taken a hard look at said environmental   issues, and after having deliberated  regarding  such concerns,  and having heard from the

applicant,  the applicant’s  professional  representatives,   namely

Robert Sorace,  PLS, and Jay Greenwell,  PLS, and having heard from the following  offices,  officials  and/or  Departments:  (Town of Orangetown):   Project Review Committee,  Office of Building,  Zoning,  Planning Administration   and Enforcement  and Department  of Environmental   Management  and Engineering, and having heard from the following  involved  and interested  agencies:• Rockland  County  Health Department,   Rockland  County  Department  of

Highways,  Rockland  County  Drainage  Agency,  Rockland  County Sewer  District New York State Department  of Environmental  Conservation,  Town of Orangetown  Zoning  Board of Appeals,  and having reviewed  a Parking  Layout Plan by prepared  by Robert Sorace,  PLS, and Jay GreenweH, PLS, a summary of the reasons  supporting  this determination  are, and the Planning  Board finds that the proposed  action:

 

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PB#13-29: Sambrotto  Minor Subdivision  Plan: Preliminary  Subdivision  Plan

Approval  Subject to Conditions/  Neg. Dec.

 

1                                                                                       Town of Orangetown  Planning  Board

December 10, 2014

Page 4of11

 

 

 

• Will not significantly  affect existing  air quality or noise levels;
• Will not significantly affect existing  surface water quality or quantity  or drainage;
• Will not significantly  affect existing  ground water quality or quantity;
• Will not significantly  affect existing traffic  levels;
• Will not create a substantial  increase  in solid waste  production;
• Will not create a potential for erosion, flooding,  leaching  or drainage problems;
• Will not have a significant adverse  impact on the environmental characteristics  of our critical environmental   area or environmentally sensitive  sites or features;
• Will not have an impairment of the character  or quality of important historical,  archeological  or architectural  resources;  -Will not have an impairment  of the character  or quality of important  aesthetic  resources;

o      Will not have an impairment  of existing  community  or neighborhood character;

• Will not remove or destroy  large quantities  of vegetation  or fauna;
• Will not remove or destroy large quantities  of wildlife  species or migratory fish;
• Will not have a significant  adverse  impact to natural  resources;
• Is consistent  with the Town of Orangetown’s   Comprehensive/Master    Plan;
• Will not have adverse  economic  or social impacts  upon the Town;
• Will not create a hazard to human health; and
• Will not create a substantial change  in the use of land, open space or recreational  resources.

 

On motion by Michael  Mandel and seconded  by Stephen  Sweeney  and carried as follows:  Kevin Garvey,  aye; Bruce Bond, aye; Robert  Dell, aye; Thomas Warren,  absent; William  Young,  aye; Michael  Mandel,  and Stephen  Sweeney, aye, the Board made a Negative  Declaration  pursuant  to SEQRA.

 

DECISION: In view of the foregoing  and the testimony  before the Board, the applicant  was granted a PRELIMINARY APPROVAL SUBJECT TO THE FOLLOWING CONDITIONS:

 

1. The following note shall be placed on the Subdivision 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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PB#13-29: Sambrotto  Minor Subdivision  Plan: Preliminary  Subdivision  Plan

Approval  Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board

December 10, 2014

Page 5of11

 

2. The following note shall be placed on the Subdivision Plan: “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 driveways cannot exceed  a 10% slope and shall be labeled as such.

 

4. The following variances need to be sought for the Garage from the Town of

Orangetown  Zoning  Board of Appeals:

 

Lot#1		Required	Existing	Proposed
Minimum	Front Yard	50 feet	9.3 feet
Minimum	Side Yard	30 feet		11.0 feet
Minimum	Lot Area	40,000  sf		35,691  sf
Lot#2
Minimum	Lot Area	40,000  sf		35,283  sf

 

5. The Short Environmental Assessment  Form appears to be in order.

 

6. DEME notes that the amount/ area of identified steep slopes on the plan has increased  by 25% from the prior submission.   This is a substantial  increase.

Steep slopes  have an adverse  effect on construction,  erosion,  stormwater  runoff,

etc.  For the lots themselves  and the “downstream”  properties.   In order to achieve  a 2 lot subdivision,  this application  will require a driveway  at maximum allowable  slope and variances  for lot size for both proposed  lots.

 

7. The drainage calculations are under review by DEME.   However,  a

“Pere Test” shall be administered  at all proposed  seepage  pit locations,  to ensure adequacy  of designed  drainage  system,  prior to receiving  Final Approval  for the Site Plan. The applicant’s  engineer  shall provide a copy of the field Pere Test to DEME and the Building  Department  for review and approval.

 

8. A post construction stormwater maintenance  agreement  (in accordance  with NYSDEC  Phase II  regulations  and Town of Orangetown  Town Code) for the proposed  stormwater  systems  shall be submitted  to DEME and the Town of Orangetown  Town Attorney’s  office for review and approval.  Said agreement shall include a maintenance  and management  schedule,  inspection  check list,

.                                             contact  person with telephone  number,  yearly  report to be submitted  to DEME,

etc.

I

 

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PB#13-29: Sambrotto  Minor Subdivision  Plan: Preliminary  Subdivision  Plan

Approval  Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board

December 10, 2014

Page 6of11

 

 

9. The soil erosion and sediment control plans and details are under review by DEME. However, due to the steep slopes of the site, the proposed silt fence shall be reinforced with hay bales. A detail for same shall be provided.

 

10. Monuments shall be drawn and labeled at all subdivision corners and along

I                   the entire right of way.

 

11. A profile of the proposed driveway location for lot #2 shall be provided.

 

12. Any existing easements shall be shown on the site plan, including page and liber or instrument number, and ownership, if available.

 

13. Drainage Review Recommendation: The application shows potential significant adverse impacts with respect to drainage can be mitigated. The Drainage Consultant, Brooker Engineering, therefore recommends that Sambrotto Subdivision be approved for drainage subject to the following comments.

 

This is the second drainage review for this project; the last review report was dated June 17, 2013. The property is located on the north side of Clausland

!          Mountain Road, approximately 400 feet east of Greenbush Road. The land

‘      contains steep slopes that slope downhill towards Clausland Mountain Road.

There is an existing dwelling to remain on the west lot; the proposed building is on the east lot. The building lot is heavily wooded with a 1 O’  by 15′ cabin proposed to be removed. More detailed design for a theoretical house and d4riveway has been provided for this submission. The project assumes 5,400 square feet of new impervious area; this consists of 3,800 square feet for the

!             driveway and 1,600 square feet for the new building. Three double drywell systems are provided to mitigate against increased in stormwater runoff.  No infiltration is included in the sizing of the drywalls, which is a conservative approach.

 

i                                   Project Comments:

• 1. A hydrologic analysis shall be performed demonstrating the runoff down the hillside toward the back of the house can be conveyed around the house. A detail for the swale shall be added. The swale shall be directed around the retaining wall adjacent to the garage and not over the wall.

2. A detail of the gutter line channel along Clausland Mountain Road

between the existing driveway culvert uphill of the new driveway and

under the new driveway shall be provide.  Flared end sections for the pipe shall be provided to prevent erosion and clogging at the inlet and outlet.

3. The foundation drainage shall be shown on the plan.

 

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PB#13-29: Sambrotto  Minor Subdivision  Plan: Preliminary  Subdivision  Plan

Approval  Subject to Conditions/  Neg. Dec.

 

1                      Town of Orangetown  Planning  Board

December 10, 2014

Page 7of11

 

Continuation  of Condition  #13 …..

 

4. Roof leader pipes shall be a minimum of six inch diameter.
5. Rim and invert elevations for each drywell shall be shown on the utility plan and on the details.
6. Dimension the location of the trench drains along the driveway for ease of

inspection during construction to ensure that they are constructed in a manner consistent with the calculations contained in the drainage report.

7. 7. Show the path of overland flow from the surcharged
8. Volume of voids in the stone beneath the drywell invert shall not be

included in the drywell storage calculations.

 

14. Rockland County Department of Planning had the following comments which are incorporated herein as conditions of approval:

• A review  shall  be  completed  by the  County  of  Rockland  Department of

Highways and all required permits obtained.

• As required by the Rockland County Stream Control Act, the subdivision map must  be  reviewed and  approved  by the  Chairman  of  the  Rockland County

!                                            Drainage Agency before the Rockland County Clerk will accept same for filing.

o  The conditions in the November 4, 2014 letter from the County of Rockland

Department of Health must be met.

• The narrative indicates that new water service will be provided for the existing

dwelling, but that the well will remain for irrigation purposes. It is further indicated

1

• that the site plan will indicate that the well is “not potable water.”  The plans must

show that the existing well will be used for irrigation purposes only, either by notations on the plans, or by a Map Note.

• Prior to any grading or construction on the site, a soil and erosion control plan shall be developed that meets the New York State Guidelines for Urban Erosion and Sediment Control.
• There shall be no net increase in stormwater runoff from the site.
• The Rockland County Department of Planning requests the opportunity to review any variances that may be requested from the Town of Orangetown Zoning Board of Appeals in order to implement the revised Site Plan, as required by New York State General Municipal Law, Section 239-m, (a)(v).

 

1                                           15. The Rockland County Department of Highways reviewed the plans and offered the following remarks for consideration:

• The exiting terrain for lot #2 as shown area all above 35%. The driveway entrance needs to demonstrate the grade for the first 30 feet can be 3% or less. A transverse section at the access driveway shall be provided to show the culvert or other equivalent means needed to maintain existing roadside swale.
• The existing site for lot #2 is high above the Clausland Mountain Road. A zero net increase in storm water runoff shall be demonstrated and submitted to Rockland County Department of Highways for review.
• A Rockland County Highway Department Work Permit will be required from any proposed work prior to any construction on the site.
• A separate Road Opening Permit will be required from Rockland County

Highway Department for any utility construction that would disrupt any

adjacent County Roads.                                                    3;31:1~0  S)ll:f 313 NM01

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PB#13-29: Sambrotto  Minor Subdivision  Plan: Preliminary  Subdivision  Plan

Approval  Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board

December 10, 2014

Page 8of11

 

16. Rockland County Health  Department  reviewed the plans and provided the following  comments:

o     Application  for Sanitary  Sewer  Extension  approval  is to be made to the

Rockland  County  Health  Department,  Environmental   Health Program.

• An approved backflow  prevention  device  is to be installed  at the existing dwelling for the continued  use of the well.
• Application  is to be made to the Rockland  County  Department  of Health

for review of the storm water  management  system for compliance  with the

County  Mosquito  Code.

 

17. Based upon Rockland County Drainage  Agency  (RCDA)  evaluation  of available  mapping  and information  submitted,  it has been determined  that the proposed  activity  is outside the jurisdiction  of the RCDA. Therefore,  a permit from

I             the RCDA pursuant to the Rockland  County  Stream  Control Act, Chapter  846, is not required  based upon its review of the information  provided.   However,  the RCDA has concerns  with respect to the potential  impacts from the proposed

I                     project to the Sparkill  Creek, a County  regulated  stream,  and affected

floodplains.    Therefore,  the RCDA requests that the RCDA request that the Town carefully  review the proposal  and ensure that it will not result an increase  in

the rate of stormwater  runoff from the site.  In addition,  the Rockland  County Stream  Control Act, Chapter  846, requires that all subdivision  maps must be signed  by the Chairman  of the Rockland  County  Drainage  Agency  before the Rockland  County  Clerk will accept  same for filing.

 

18. 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.

 

I

I            19. The New York State  Department  of Environmental  Conservation  (NYSDEC)

,                    reviewed  the information  submitted  and offered the following  comments:

 

I

1                                                                            Based upon NYSDEC  review, it appears  that the subdivision  of the Sambrotto

,                                          Property  is not under department  jurisdiction.  This project is within the Coastal

[            Management  Zone. Should conditions  change  and this project  require an

:                   individual  permit from New York State,  NYSDC would  need to coordinate  Coastal

Zone  Management  review with the Department  of State.

 

20. The following agencies do not object to the Town of Orangetown  Planning

• Board assuming  responsibilities   of lead agency for SEQRA  purposes:

1

–                           Rockland  County  Health Department

– Rockland  County  Department  of Highways

– Rockland  County  Drainage Agency

1

–              Rockland  County Sewer District #1

– New York State Department  of Environmental  Conservation

Town of Orangetown  Zoning  Board of Appeals

 

1-

 

 

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PB#13-29: Sambrotto  Minor Subdivision  Plan: Preliminary  Subdivision  Plan

Approval  Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board

December 10, 2014

Page 9of11

 

 

 

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

Preparation of Subdivision Plans prior to signing the final plans.

 

22. All reviews and approvals from various governmental agencies must be obtained prior to stamping of the Subdivision Plan.

 

23. 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 §21. Failure to abide by the conditions of this decision as set forth herein shall be considered a violation of Subdivision Plan Approval pursuant to Town Code §21 and §6A.

 

24. Where a reservation of land for recreation purposes has been deemed by the Planning Board to be inadequate, Money in Lieu of Land for recreation purposes must be collected in accordance with Section 21-20 of the Land Development Regulations ($9,000.00 for every vacant new residential lot). In addition, for every new vacant residential lot, $80.00 will be collected for the Stream Maintenance Fund.

 

25. 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. No construction equipment shall be parked under the tree canopy.
2. There will be no excavation or stockpiling of earth underneath the trees.
3. Trees designated to be preserved shall be marked conspicuously on all sides at a 5 to 10 foot height.
4. 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.

 

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PB#13-29: Sambrotto  Minor Subdivision  Plan: Preliminary  Subdivision  Plan

i                       Approval  Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board

December 10, 2014

Page 10of11

 

Continuation  of Condition  #25 …..

 

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.

 

26. 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.

 

27. 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

j        contact  DEME at least 48 hours in advance  for an inspection.

 

,                      28. The contractor’s  trailer,  if any is proposed,  shall be located  as approved  by

i               the Planning  Board.

 

,                                            29. If the applicant,  during the course of construction,  encounters  such conditions

1                                                                                   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

I                                  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

i              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).

 

30. Permanent vegetation cover of disturbed  areas shall be established  on the

!                site within thirty (30) days of the completion  of construction.

 

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PB#13-29:  Sambrotto Minor Subdivision   Plan:  Preliminary  Subdivision Plan

I      Approval  Subject to Conditions/  Neg.  Dec. Town of Orangetown  Planning Board

December 10, 2014

Page 11    of 11

 

 

131. 131. 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

I       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

132. 132. The Planning  Board shall  retain jurisdiction  over lighting,    landscaping,    signs and refuse contro
133. 133. The applicant  shall  consider  mitigating  the site  disturbance  in the front  yard.

 

 

 

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

Dated: December 10, 2014           r lD _{pl):–.o.~~

Town of Orangetown  Planning  Bo’a°r’~           r= n, —-t:\

attachment

 

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State Environmental  Quality Review Regulations

NEGATIVE DECLARATION

Notice of Determination  of Non-Significance

 

PB#13-29: Sambrotto  Minor Subdivision  Plan: Preliminary  Subdivision  Plan

Approval  Subject to Conditions/  Neg. Dec.

 

 

 

I                                                  This notice is issued pursuant to Part 617 of the implementing regulations pertaining to Article 8 (State Environmental Quality Review Regulation) of the Environmental Conservation Law.

The PLANNING BOARD, TOWN OF ORANGETOWN, as Lead Agency, has

determined that the proposed action described below will not have a significant impact on the environment and a Draft Environmental Impact Statement will not be prepared.

 

NAME OF ACTION: Sambrotto  Minor Subdivision  Plan

 

SEQR STATUS:     Type I                                               Unlisted XXXXXX

CONDITIONED NEGATIVE DECLARATION: Yes                No  XXXXXX

 

DESCRIPTION OF ACTION: Preliminary  Subdivision  Plan Subject to

Conditions/  Neg. Dec.

 

LOCATION: The site is located 34 Clausland Mountain Road, Blauvelt, Town of

1                                                                                          Orangetown, Rockland County, New York, and as shown on the Orangetown Tax

I                    Map as Section 70.15, Block 2, Lot 11  in the R-40 zoning district.

 

I

 

REASONS SUPPORTING THIS DETERMINATION:

The Orangetown Planning Board, as Lead Agency, determined that the proposed

action will not have a significant impact on the environment and a Draft

11. 11. Environmental Impact Statement (DEIS) will not be The reasons supporting this determination are as follows:                                .

The project will not have a significant impact upon the environment and a DEIS

need not be prepared because the proposed action does not significantly affect air quality, surface or ground water quality, noise levels or existing external traffic patterns. In addition, it will have no impact upon the aesthetic, agricultural or cultural resources of the neighborhood. No vegetation, fauna or wildlife species will be affected as a result of this proposed development. The proposed action is consistent with the Town of Orangetown’s Master Plan and will not have any

1

I                                  adverse economic or social impacts upon the Town or its businesses or

residences.

If Conditioned Negative Declaration, the specific mitigation is provided on an

1                                                                 attachment.

1                                                                       For Further Information contact:

John Giardiello, P.E., Director, Office of Building, Zoning and Planning

1

I            Administration and Enforcement; Town of Orangetown; 20 Greenbush Road

• Orangeburg, NY 10962; Telephone Number: 845-359-5100

For Type I  Actions and Conditioned Negative Declarations, a copy of this notice

1                                                             is sent: – Commissioner, New York State Department of Environmental

Conservation, – Region 3 Headquarters, NYSDEC, – Town Supervisor, Applicant

1- Involved Agencies

 

 

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PB #14-50: Grace Tabernacle Site Plan: Final Site Plan Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 1of7

 

TO: FROM:

John Atzl, 234 North Main Street,  New City, 10956

Orangetown  Planning  Board

 

 

RE:                 Grace Tabernacle  Site Plan: The application  of John Mathew, Grace Tabernacle,  Inc., applicant,  for Khaneghah  of Maktab  Maleknia  Naseral lshah, owner, for Final Site Plan Review, at a site known as “Grace Tabernacle 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 617 Main

Street, Sparkill,  Town of Orangetown,  Rockland  County,  New York, and as

;                        shown on the Orangetown  Tax Map as Section  77.08, Block 5, Lot 41 in the CS

,                       zoning district.

 

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

Wednesday,  December 10, 2014, the Board made the following  determinations:

 

I

I            John Atzl and John Mathew appeared  and testified.

:            The Board received the following  communications:

I                   1. Project Review Committee  Report dated  December  3, 2014.

• 1! 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  December  10, 2014.

1

1                               3. An Interdepartmental   memorandum  from the Department  of Environmental Management  and Engineering  (DEME},  Town of Orangetown,  signed  by Bruce Peters,  P.E., dated  December  4, 2014.

4. A letter from Brooker Engineering, signed  by Kenneth  DeGennaro,  P.E., dated

December  9, 2014.

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

Douglas Schuetz,  Acting  Commissioner  of Planning,  dated  November  19, 2014.

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

Sonny  Lin, P.E., dated  December  10, 2014.

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

!                                     Scott McKane,  P.E., Senior  Public Health Engineer,  dated  November  3, 2014, with an attachment  of a letter from  Rockland  County  Department  of Health,

i          signed by Scott McKane,  P.E., Senior  Public Health  Engineer,  dated February

’20,   2014.

)        a. An Interdepartmental   memorandum  from the Bureau of Fire Prevention,  Town

of Orangetown,  signed  by Michael  Bettmann,  Chief Fire Inspector,  dated

I          August  7, 2013.

 

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PB #14-50:  Grace  Tabernacle   Site  Plan:  Final  Site  Plan Approval  Subject to

Conditions

 

Town  of Orangetown    Planning   Board  Decision

December   10, 2014

Page 2 of 7

 

 

9. A Narrative Summary, dated  February  7, 2014, prepared  by Atzl, Scatassa  & Zigler.
10. A letter from Atzl, Nasher & Zigler, dated October 23, 2014.
11. Percolation and Deep Test Hole information,  prepared  by Atzl,  Nasher &

Zigler, dated  November  12, 2014.

12. Stormwater Management Design Report, prepared  by Atzl, Scatassa  & Zigler, signed and sealed  by Ryan A. Nasher,  P.E., dated January  29, 2014, last revision date of October  20, 2014.
13. Plans prepared, signed and sealed by Atzl, Scatassa  & Zigler, dated

January  29, 2014, last revision date of October  20, 2014: Drawing  1  :  Site Plan

Drawing 2: Grading  and Detail Plan

Drawing 3: Landscape,  Lighting and Erosion Control  Plan

14. Architectural Plan prepared by Todd  Phillippe,  R.A.: Proposed  First Floor 1,

:                  dated September  3, 2014, last revision date of September  22, 2014.

15. Board Decisions: ACABOR  #14-31,  Approved  Subject to Conditions,  dated

October  16, 2014, ZBA #14-72,  Front Yard Variance  Approved,  dated October  1,

2014 and PB #14-16,  Preliminary  Site Plan Approved  Subject to Conditions/  Neg. Dec., dated  March 26, 2014.

The Board reviewed the plans.  The hearing was then opened 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

William  Young and carried  as follows:  Bruce Bond, aye; Michael  Mandel,  aye; William  Young,  aye; Robert Dell, aye; Stephen  Sweeney,  aye; Thomas  Warren, absent  and Kevin Garvey,  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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PB #14-50: Grace Tabernacle Site Plan: Final Site Plan Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 3of7

 

 

 

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 previous pertinent and applicable Board

Conditions: ACABOR #14-31, Approved Subject to Conditions, dated October

16, 2014, ZBA #14-72, Front Yard Variance Approved, dated October 1, 2014 and PB #14-16, Preliminary Site Plan Approved Subject to Conditions/ Neg. Dec., dated March 26, 2014.

 

4. The applicant shall consider adding an additional handicap parking space.

 

5. The applicant added a front stairwell to the building in addition to the rear two story addition. This front stairwell addition had not been part of the Preliminary Site Plan, however it was required. Based on its small size, there was no negative impact to the Site Plan. No further comments or objections.

 

6. The revised Stormwater Management Design report is under review by DEME.

 

7. The soil erosion and sediment control plans and details are under review by

DEME.

 

8. A post construction stormwater maintenance agreement (in accordance with

NYSDEC Phase II regulations and Town of Orangetown Town Code) for the

1                                          proposed stormwater systems shall be submitted to DEME and the Town of Orangetown Town Attorney’s office for review and approval. Said agreement shall include a maintenance and management schedule, inspection check list, contact person with telephone number, yearly report to be submitted to DEME,

‘                                   etc.

 

9. Drainage Review Recommendation: The application has provided drainage design to demonstrate that potential significant adverse impacts with respect to drainage can be mitigated. The Drainage Consultant, Brooker Engineering, therefore recommends that the Grace Tabernacle, Inc. Site Plan be approved for drainage subject to the following comments.

 

This is the second drainage review report to the Planning Board from the

Drainage Consultant, Brooker Engineering; the last review was dated March 24,

2014. The project consists of a two story 16.5′ x 26.5′ (438 square feet) addition in the rear to the rear of an existing building. Stormwater runoff flows in a northwest direction across an existing parking lot to an existing field inlet on the property. The applicant is proposing a drywell system to mitigate against potential impacts to increases in stormwater runoff as a result of the new impervious areas.

 

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PB #14-50: Grace Tabernacle Site Plan: Final Site Plan Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 4 of 7

Continuation  of Condition  #9 … Project    Comments

1. The applicant has provided a macadam berm curb along the parking lot

near the addition in order to provide vertical separation for stormwater runoff between the building addition and the parking lot.  The site plan shall show a Belgium block or concrete curb instead of the macadam curb in this area.

 

1 O.  Rockland County Department of Planning had the following comments which are incorporated herein as conditions of approval:

 

• An updated  review  must  be  completed  by  the  County  of  Rockland Department of Highways and all required permits obtained.  The applicant must obtain in writing, that the dedication to the County of Rockland for road widening purposes is being waived, and that no traffic impact statement is warranted.

 

• As indicated in the Rockland County Department of Health letters dated April 15, 2014 and November 3, 2014, an application must be made for review of the stormwater management system for compliance with the County Mosquito Code.

 

• All proposed signage shall be indicated on the Site Plan and shall conform to the municipality’s sign standards.

 

 

• There shall be no net increase in the peak rate of discharge from the site at all design points.

 

11. The Rockland County Department of Highways reviewed the submitted information and offered the following remark:

 

• A Rockland County Highway Department Work Permit will be required prior to  any  proposed construction on  site  and  a  separate  Rockland County Highway Department Road Opening Permit will be required prior to any sewer or utility connections that may require disruption to the paved surface within the County Highway.

 

12. The Rockland County Department of Health reviewed the submitted information and found that application shall be made to the Rockland County Department of Health for review of the stormwater management system for compliance with the County Mosquito Code.

 

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PB #14-50: Grace Tabernacle Site Plan: Final Site Plan Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 5 of 7

 

 

 

13. Based upon Rockland County Drainage  Agency  (RCDA)  evaluation  of available  mapping  and information  submitted,  it has been determined  that the proposed  activity  is outside  the jurisdiction  of the RCDA. Therefore,  a permit from

1                                                                                the RCDA pursuant to the Rockland  County Stream  Control Act, Chapter  846, is

I                    not required  based upon its review of the information  provided.   However,  the site is located on Main Street (Rockland  County  Highway  Route #8) in Sparkill.

Please have the applicant  contact the Rockland  County  Highway  Department  for

I            jurisdictional   determination  and permit requirements.

 

14. The Town of Orangetown Fire Prevention Bureau  had the following

i                                comments:

I                                                                                                                                               •                                                             The plan submitted  shows a 2 story addition,  p~ease explain the project.

• The Fire Sprinkler  must be updated to NFPA 13 assembly  occupancies.

Inspected  and tested as per NFPA 25.

• The Fire Alarm  must be separated  into zones  and report to Rockland

County 44-Control.

• Install Key Box.
• Provide  Fire Extinguishers  as required  by NFPA  10.
• Provide  Emergency  lighting as per NEC.
• A floor usage plan must be provided.
• Provide and maintain Fire Lane/Zone  signage,  “No Parking” signage  and striping  and show all signage  and markings  on the final approved  Site Plan.

 

i                              15. The applicant  shall comply with all pertinent  items in the Guide to the

Preparation  of Site Plans prior to signing the final plans.

 

 

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

 

1117. 11 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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PB #14-50: Grace Tabernacle Site Plan: Final Site Plan Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 6of7

 

18. 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. No construction equipment shall be parked under the tree canopy.
2. There will be no excavation or stockpiling of earth underneath the trees.
3. Trees designated to be preserved shall be marked conspicuously on all sides at a 5 to 10 foot height.
4. 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

e  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.

 

19. 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.

 

20. 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.

 

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PB #14-50:    Grace  Tabernacle    Site  Plan:  Final   Site  Plan  Approval   Subject   to

Conditions

 

 

Town  of Orangetown    Planning    Board  Decision

December   10,  2014

Page 7 of 7

 

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

 

22. 22. 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).

 

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

 

24. 24. 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

 

25. 25. 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

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

 

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.

Dated: December 10,  2014        (> J. 0 ~

Town of Orangetown  Planning Bo~        ·~

 

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PB #14-51: Retro Fitness/ Pearl River Shopping  Center: Consultation

 

Town of Orangetown  Planning  Board Decision

December 10, 2014

Page 1of2

 

TO:

 

FROM:

1. David Maccartney, Jr., 96 South Broadway, South Nyack, New

York 10960

Orangetown Planning Board

 

 

RE:               Retro Fitness Pearl River Plan: The application of Ziss Realty Pearl River LLC, applicant, for Pearl River Center Associates, owner, for Consultation at a site to be known as “Retro  Fitness Pearl River 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 21 of the Code of the Town of Orangetown. The site is located at 100 North Middletown Road, Pearl River, Town of Orangetown, Rockland County, New York, and as shown on the Orangetown Tax Map as Section 69.13, Block 1, Lot 3 in the CC zoning district.

 

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

Wednesday,  December 10, 2014, the Board made the following determinations:

 

1. David Maccartney, Jr., Dennis Zysman and Gary Zysman appeared and testified.

The Board received the following communications:

1. Project Review Committee Report dated December 3, 2014.
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 December 10, 2014.
3. An Interdepartmental memorandum from the Department of Environmental Management and Engineering (DEME), Town of Orangetown, signed by Bruce Peters, P.E., dated December 4, 2014.
4. A Narrative Summary, dated November 19, 2014, prepared by J. David

Maccartney, Jr.

5. A letter from Feerick Lynch Maccartney, signed by Stephen Honan; dated

November 19, 2014.

6. Parking Information submitted by Feerick Lynch Maccartney:

• Figure 1  – Parking Demand at Pearl River Shopping Center Chart, dated

Tuesday, October 14, 2014

• Figure 2 –  Future Parking Demand at Pearl River Shopping Center

(Weekday)

7. Retro Fitness Plans prepared by Larson Design Group, dated November 14,

2014:

• A-1: Site Plan
• A-2: Floor/ Life Safety Plan

 

The Board reviewed the plans. The hearing was then opened to the Public.

 

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PB #14-51:     Retro  Fitness/   Pearl  River  Shopping  Center:   Consultation

 

 

Town  of Orangetown    Planning   Board  Decision

December   10, 2014

Page 2 of 2

 

 

 

 

CONSULTATION:    In view  of the foregoing  and the testimony  before the Board, the application    the following   comments  were provided  to the Applicant:

 

1. 1. The application    is for a proposed  fitness  gym to reoccupy the vacant  bowlinq alley   space at 100 North Middletown    The applicant  wants  to subdivide  the space and will  require   a commercial    subdivision   plan approval.

 

2. 2. The applicant  has provided  parking calculations/     counts that formulate compliance   with Section  6.38  of Chapter  43,  “Zoning”,  which allows   the Planning Board to reduce the total  parking spaces  required  by fifty (50) percent of the parking  spaces for the use with the least requirement,    where  it can be demonstrated  that one or more such  uses  will  be generating   a demand  for parking spaces  primarily  during  periods where  the other uses   are not in

operation.    As part of this Consultation,    the applicant   wishes to demonstrate compliance   with  the above section   of the code by providing   the Planning   Board with  parking demand  data of the existing   and proposed  shared  uses at the site.

 

3. The Town of Orangetown Bureau of Fire Prevention  reviewed   the plan and offered  the following   comments:

• All exit signs and emergency  lighting   must be in  compliance    with Chapter

10 of the New York State Fire Code.

• A Key Box for Fire Department access  must be installed    in a location to be determined.
• Fire Alarm System  must be installed   in compliance   with  Chapter  9 of the New  York State Fire  Code and NFPA  72.   Prior  to installation,    a drawing showing   the floor plan must be submitted   with  all alarm devices  indicated on the drawing.    All manual  pull   stations  must have protective   covers.   Cut sheets for all devices  must be supplied.
• Fire Sprinkler  System  must be updated/  installed  in compliance   with NFPA

13.

• Flame spread ratings must be provided for all wall  and floor coverings  as well  as ceiling tiles.

 

-”-‘-P

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

Dated:   December   10, 2014      (1   )_  0 (

Town  of Orangetown    Plannin~~l._./–“l

 

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PB#14-51:     SMK  Erie  Subdivision     –  Granted    Two  90 Day Extensions    to File the  Subdivision     with  the  Rockland   County   Clerk’s   Office

 

Town  of Orangetown    Planning     Board  Decision

December   10,  2014

Page 1   of 1

 

TO:                 Jay Greenwell,     85 Lafayette  Avenue,   Suffern, New York  10901

 

FROM:

Town of Orangetown    Planning  Board

 

 

RE:                  SMK -Erie Subdivision     Plan: The application    Jay Greenwell,

applicant,    for SMK Home   Builders,    Inc.,   owner,   for Two 90 Day Extensions   to File the Subdivision    Map with  the Rockland   County  Clerk’s   Office,   at a site  to be known as “SMK –  Erie Subdivision    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  21 of the Code of the Town  of Orangetown.     The site is  located  86 West Erie Street,  Blauvelt,    Town of Orangetown,     Rockland County,   New  York,   and as shown on the Orangetown  Tax Map as Section   70.13, Block 1,   Lot 21   in the R-15   zoning   district.

 

Heard by the Planning  Board of the Town  of Orangetown  at a meeting   held Wednesday,  December 10,  2014,  at which time the Board made the  following determinations:

 

The Board received  the  following    communications:

1. 1. Project Review   Committee  Report dated  December  3,  2014.
2. 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  December  10,   2014.
3. 3. An interdepartmental  memorandum  from the Department  of Environmental Management  and   Engineering  (DEME),    Town  of Orangetown,    signed   by Bruce Peters,   P.E.,    dated  December  4,  2014.
4. 4. PB #13-28,  Final   Subdivision     Plan  Approval   Subject  to Conditions   dated

June 26,  2013.

 

I

There  being   no one to be heard   from the Public,   a motion   was made to close the Public   Hearing   portion   of the  meeting  by Michael   Mandel   and seconded  by William   Young and carried   as follows:   Bruce   Bond,    aye;   Kevin Garvey,   aye; Michael   Mandel,    aye; William  Young,   aye; Robert  Dell,   aye;  Stephen  Sweeney, aye and   Thomas  Warren,   absent.

 

DECISION:    In view  of the foregoing,    the Board GRANTED TWO 90  DAY EXTENSIONS  TO FILE THE SUBDIVISION PLAN WITH THE ROCKLAND COUNTY CLERK’S OFFICE.

 

 

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

 

[The   Clerk  of 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 this Office of the  Planning    Board.

Dated:   December 10,  2014        t> (;;;;/(~~–

Town of Orangetown  Planning  ~~

 

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PB#14-53:  The  Pointe  at Lake Tappan  Site  Plan –  Granted   Four  90 Day

Extensions    to File   the Subdivision     with  the  Rockland    County  Clerk’s   Office

 

 

Town  of Orangetown    Planning    Board  Decision

December   10,   2014

Page 1   of 1

 

I      TO:

I      FROM:

I

Donald   Brenner,  4 Independence  Avenue,  Tappan, New York

Town  of Orangetown   Planning  Board

 

I     RE:                  The Pointe at Lake Tappan  Site Plan:   The application    Pearl  River

Veterans,  LLC,  owner (Donald    Brenner,   attorney for the applicant)    for two 90 Day

I       Extensions    to File  the Site Plan, at a site to be known as “The Pointe at Lake

Tappan 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  21 of the Code of the Town  of 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 as

Section   73.10,  Block 1,     Lots 4,  5 & 6 (partial)    in the OP & PAC zoning  districts.

 

Heard by the Planning   Board of the Town of Orangetown  at a meeting  held Wednesday,  December 10,   2014, at which time the Board made the following determinations:

 

The Board received  the  following   communications:

1. 1. PB #13-20,   Final   Site Plan  Approval   Subject  to Conditions   dated

June 12,  2013.

 

\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 William IYoung   and carried   as follows:   Bruce Bond,  aye; Kevin Garvey,  aye;

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

 

DECISION:     In view of the foregoing,  the  Board GRANTED FOUR 90 DAY EXTENSIONS   TO FILE THE SUBDIVISION PLAN WITH THE ROCKLAND

1COUNTY  CLERK’S  OFFICE.

~he foregoing   Resolution  was made and moved  by and William   Young  and

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

 

fhe  Clerk  of the ~oard  is -~ereby a~thorized,  _directed  and empowered  to _sign ‘.his DECISION and file  a certified  copy in  the Office of the Town Clerk and this Office of the Planning  Board.

~

Dated: December 10,  2014                                      ~l

Town of Orangetown  Planning  Board

 

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Dated: December 10,  2014                                      ~l

Town of Orangetown  Planning  Board

 

 

 

 

 

 

 

 

 

 

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