Meeting Overview

Meeting  of March  13,  2013

TOWN  OF ORANGETOWN   PLANNING   BOARD

 

MEMBERS  PRESENT:  Kevin Garvey,  Chairperson;   Bruce Bond;  Michael

Mandel  and Jeffrey  Golda

 

 

MEMBERS  ABSENT:    John Foody,   William  Young  and Robert Dell

ALSO  PRESENT:  John Giardiello,  Director,  Department  of Building,  Zoning, Planning  Administration   and Enforcement;    Robert  Magrino,   Deputy Town Attorney;   Catherine   LaBoe,  Stenographer  and Cheryl  Coopersmith,  Chief Clerk

 

Kevin Garvey,  Chairperson  called the meeting  to order at 7:30 p.rn.  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:

 

New Items

 

Orangetown    Shopping  Center  Site  Plan Consultation 74.10/1  /67;  CS zoning  district	Consultation	PB #13-07
Henry  Kaufmann   Campground, Inc. Master  Plan Consultation 69.14/1/28  & 69.10/2/21;    R-80 zoning district	Postponed	PB #13-08
All  County   Properties  LLC,  Site  Plan		PB #13-09

 

Prepreliminary/Preliminary    Site Plan

and SEQRA  Review                     ··

74.07/1/29;    LI zoning district

Preliminary  Site

Plan Approval  Subject

to Conditions  Neg. Dec.

 

Continued  Item from  July  18, 2012  Meeting: Organic Recycling –  Outside Commercial Subdivision  of Space  Plan

Prepreliminary/   Preliminary/  Final  Subdivision

Plan and SEQRA  Review

74.19/1/3;     LI zoning  district

 

 

Continued: Referred   to ZBA

PB #12-35

 

Continued  Item from  December   12, 2012  Meeting: One Ramland   Road  Site  Plan Amendment

Prepreliminary/   Preliminary  Site Plan                    Continued

ad SEQRA  Review

73.20/1 /23 & 24;  LIO zoning   district.

 

PB #12-54

 

Continued   Items  from  November   28,  2012  Meeting: Miele  Subdivision   Plan

 

PB #12-19

 

Commercial   Subdivision    Plan Prepreliminary/   Preliminary/  Final Subdivision    Plan and SEQRA  Review

74.18/3/32;     LI & LO zoning  districts

Preliminary Approval Subject to Conditions Neg.  Dec.

 

Miele  Site  Plan

Prepreliminary/   Preliminary

Site  Plan  and SEQRA  Review

74.18/3/32;     LI & LO zoning districts

PB #12-20

Preliminary  Site  Plan Approval  Subject to Conditions     Neg.  Dec.

 

 

 

 

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Page 2

March  13, 2013

 

 

 

The decisions of the February 27, 2013 Planning Board Meeting was reviewed, edited and approved. The motion for adoption was made and moved by Michael Mandel and seconded by WirnamYoung and carried as follows: Kevin Garvey, aye; Bruce Bond, aye, Jeffrey Golda, aye; Robert Dell, aye; John Foody, absent; Michael Mandel, aye, and William Young, aye.

 

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

 

Since there was no further business to come before the Board, a motion to adjourn the meeting was made by Bruce Bond and seconded by Michael Mandel and agreed to by all in attendance. The meeting was adjourned at 9:15 p.m. The next Planning Board meeting is scheduled for March 27, 2013.

DATED:  March  13, 2013              f’-  J2  .     (l    U~   ~

Town of Orangetown   Planning ~d~

 

 

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PB #13-07:  Orangetown  Shopping  Center Site Plan: Consultation

 

Town of Orangetown  Planning  Board

March 13, 2013

Page 1of2

 

TO:

 

FROM:

Paul Tepfer, Norman Dichiara Architects, P.E.,

102 Waller Avenue, White  Plains, New York 10605

Orangetown  Planning  Board

 

 

RE:                 Orangetown  Shopping  Center  Site Plan: The application  of John Cannon,  Urstadt & Biddle  Properties,  lnc., owner, for a Consultation,  at a site known as “Orangetown Shopping  Center 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 on the South side of Orangeburg  Road, abutting Oak Street and Dutch Hill Road,  Orangeburg,  Town of Orangetown,  Rockland County,  New York; and as shown on the Orangetown  Tax Map as Section  74.10, Block  1, Lot 67 in the CS zoning  district.

 

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

Wednesday, March 13, 2013, the Board made the following  determinations:

 

Paul Tepfer,  Chris Faffaelli,  Bernard  Adler,  Doug  Retch and John Cannon appeared  and testified  for the applicant.

The Board received the following  communications:

1. An interdepartmental memorandum  from the Office of Building, Zoning, Planning  Administration   and Enforcement,  Town  of Orangetown,  dated March  13, 2013,  signed  by John Gtardiel!o,  P.E., Director.
2. An Interdepartmental memorandum   from the Department  of Environmental

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

March 8, 2013, signed  by Bruce Peters,  P.E.

3. Traffic Report prepared  by Adler Consulting,  dated  February  22, 2013.
4. Stormwater Mitigation, Pollution  Prevention  Plan, prepared  by Atlantic

Consulting  and Engineering,  LLC, dated February  25, 2013.

5. AL TA/ACSM Land Title Survey prepared  by Millman  Land, dated

November  28, 2011,  last revised  February  24, 2012.

6. Plans prepared by Atlantic Consulting  &  Engineering,  dated

February  27, 2013:

SD-1.0:  Overall  Layout Plan

SD-1 .1: Layout  Plan Enlargement

.      SD-2.0:  Grading  and Erosion Control  Plan

SD-2.1:  Grading  and  Drainage  Plan Enlargement

 

No Public

 

CONSULTATION:In view of the foregoing and the testimony before the

Board, the Board offered the following COMMENTS:

 

1. The applicant is proposing  changes  to the existing  shopping  center. A new entrance/  exist onto Orangeburg  Road will need Rockland  County

Highway  Department  Approval.

2. The use of the proposed 2,500 square foot building  pad shall be disclosed.

 

PB #13-07:  Orangetown Shopping Center  Site Plan: Consultation

 

Town of Orangetown Planning Board

March  13, 2013

Page 2 of 2

 

 

 

3. The proposed reduction in parking spaces will require a variance from the

Town of Orangetown Zoning Board of Appeals.

4. The Traffic Study shall include the impacts associated with a fast food

occupancy and drive thru for the proposed 2,500 square foot building pad.

5. The Site Plan shall note the location of proper pedestrian cross walks.
6. The layout calls for allowinq left hand turns from Orangeburg Road

heading west into the site.  DEME has serious concerns with allowing cars to cross 2 lanes of traffic to enter the shopping center. This would be adding another TWO points of conflict on Orangeburg Road and the potential for serious problems for those trying to enter the site and

vehicles traveling east on Orangeburg Road.

 

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

 

 

Dated: March 13, 2013

Town of Orangetown Planni   g

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PB #13- 06: All  County   Properties  Site  Plan – Preliminary  Site  Plan Approval

Subject to Conditions;  Neg.  Dec.

 

 

Town  of Orangetown    Planning  Board  Decision

March  13, 2013

Page  1  of 10

 

TO:

 

FROM:

Jay Greenwell, PLS, 85 Lafayette Avenue, Suffern, New York 10901

Orangetown Planning Board

 

 

RE:    All County Properties, LLC Site Plan: The application of All County Properties, LLC, owner, (Patrick Loftus, attorney for the owner), for Prepreliminary/ Preliminary Site Plan Review, at a site known as ~~All  County Properties,    LLC 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 significance of the application pursuant to the requirements of the New York State Environmental Quality Review Act. The site is located at 11  Old School Lane, Orangeburg, Town of Orangetown, Rockland

County, New York, and as shown on the Orangetown Tax Map as Section 74.07, Block 1 ,    Lot 29 in the LI zoning district.

 

Heard by the Planning Board of the Town of Orangetown at a meeting held Wednesday,  March  13, 2013 at which time the Board made the following determinations:

 

 

Robert Chiapperino, Jane Slavin and Jay Greenwell appeared and testified. The Board received the following communications:

1. Project Review Committee Report, dated March 6, 2013.
2. An interdepartmental memorandum from the Office of Building, Zoning, Planning Administration and Enforcement, Town of Orangetown, dated March 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

March 8, 2013, signed by Bruce Peters, P.E.

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

February 19, 2013, signed by Thomas B. Vanderbeek, P.E., Commissioner of

Planning.

6, A letter from Rockland County Sewer District #1, dated February 15, 2013, signed by Joseph LaFiandra, Engineer II.

7. A letter from the Rockland County Department of Highways, dated

March 11, 2013, signed by Sonny Lin, P. E.,

8. A letter from the Rockland County Drainage Agency, dated February 25, 2013, signed by Vincent Altieri, Executive Director.
9. Letters from the Rockland County Department of Health, dated

February 12 and 13, 2013, signed by Scott McKane, P.E., Senior Public Health

Engineer.

 

 

 

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PB #13- 06: All  County   Properties  Site  Plan – Preliminary  Site  Plan Approval

Subject to Conditions;  Neg.  Dec.

 

 

Town  of Orangetown  Planrning  Board  Decision

March  13, 2013

Page 2of10

 

 

 

10. Letters from the New York State Department of Transportation,  dated

February  11, 2013,  signed  by Mary Jo Russo, Rockland  County  Permit  Engineer.

11. A letter from the Town of Orangetown Zoning Board of Appeals,  dated

January  16, 2013signed  by Daniel W. Sullivan,  Chairman.

12. A Short Environmental Assessment  Form, dated  February  2, 2013, signed by

Jay Greenwell,  PLS.

13. All County Properties, LLC Site Plans prepared  by Jay Greenwell,  PLS, LLC: Sheet  1: Site Plan –  Proposed  Building,  dated  November  26, 2012,

revised  December  4, 2012

Sheet 2: Detail Sheet, dated  November  30, 2012

 

The Board reviewed the plans.

 

 

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

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

Michael  Mandel and carried as follows:  Kevin Garvey,  aye; Bruce Bond, aye; William  Young,  absent;  Robert Dell, absent; John  Foody, absent; Jeffrey  Golda, aye and Michael  Mandel,  aye.

 

SEQ RA

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 Jeffrey  Golda and carried as follows: Kevin Garvey,  aye; Bruce  Bond, aye; William  Young,  absent;  Robert  Dell,

absent;  John Foody, absent;  Michael  Mandel,  aye and Jeffrey  Golda, 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 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.

 

 

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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 Jay Greenwell, PLS and Jane Slavin, RA, and the Town of Orangetown’s engineering

consultant, Brooker Engineering, and having heard from the following offices,

officials and/or Departments: (Town of Orangetown): Project Review Committee, Zoning Board of Appeals, 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 Department of Highways, Rockland County Department of Health, Rockland County Sewer, New York State Department of Transportation and having reviewed a proposed Site Plan by prepared by Jay Greenwell, PLS,

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;

– 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 Jeffrey Golda and carried as follows: Bruce Bond, aye; Michael Mandel, aye; Robert Dell, absent; John Foody, absent; William Young, absent; Jeffrey Golda, aye and Kevin Garvey, aye the Board made a Negative Declaration pursuant to SEQRA.

 

 

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DECISION: In view of the foregoing and the testimony before the Board, the application was GRANTED PRELIMINARY SITE PLAN 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.”

 

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 the Planning Board indicating that the drawings and project are in compliance with the Stormwater Management Phase 11 Regulations.

 

3. Item #11 of the Short Environmental Assessment Form shall be answered “No”. The current use of the property is single family residence with a garage. There is no Certificate of Occupancy on file for the residence since it predated Building and Zoning codes. Jn addition, the business has no Certificate of Occupancy.

 

4. The use of the existing building shall be labeled on the Site Plan.

 

5. The Site Plan shows “existing open outdoor storage areas”, however this was never approved by the Planning Board. An aerial image from Google Maps shows the parking/storage area as having vegetation. Therefore, a drainage system needs to be designed for the parking/storage area as well as for the proposed steel building.

 

6. The types of storage shall be labeled on the Site Plan.

 

7. No parking is permitted in any required yard unless permitted by any Board or Town Agency having jurisdiction. The Planning Board needs to review the parking in the yards.

 

 

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PB #13- 06: All  County  Properties  Site  Plan – Preliminary  Site  Plan Approval

Subject  to Conditions;  Neg. Dec.

 

Town of Orangetown  Plannlnq  Board Decision

March  13,  2013

Page  5of10

 

 

 

8. The following variances  shall be sought from the Town  of Orangetown  Zoning

Board of Appeals:

 

32. A minimum side yard of 50 feet  is  required  and 16  feet  is  proposed  for the new building.  The existing  house  is  32.1   feet from the side yard. (LI District,   QQ,   Column 9).

 

1. A maximum height allowed  is 8 feet and 16 feet is  proposed.    (LI District,   QQ,   Column  12).

 

1. C. The following  exlstlnq   non-conforming   items  exist
2. a. Minimum  area required  is  2 acres and 1.437   acres exist
3. b. Minimum   street frontage  required   is  150 feet and 102.79 feet

exists.

32. c. Minimum  front yard required  is  50 feet and 32.1   feet exists.

 

3. All storage of goods  accessory  to the use  shall be within a completely enclosed   building.    A variance  from the Town of Orangetown  Zoning Board of Appeals  needs to be sought  to have the outside  storage.   (Use Regulatidns  3.11,    LI district,   Column  7,  #5).

 

9. The drainage calculations  are under review   by DEME.   However,   an overflow shall  be provided for the proposed  drywell  system.

 

10. The applicant shall   define what  is to be stored  outside  and  where,   since runoff form this site  eventually  enters the Sparkill Creek.   The applicant  shall demonstrate  how grease/  oils/ gases, etc.  from  vehicles  or equipment  stored outside  or inside shall be contained/  treated/  disposed  of; to ensure that they do not enter the adjacent  stream.

 

11. The ownership of the existing  concrete  tower,  at the northwest  corner  of the property  shall be given on the plans.

 

12. The instrument number(s)    page and liber numbers(s)  for all existing easements  shall  be given  on the plans.

 

PB #13- 06: All  County   Properties  Site  Plan – Preliminary  Site  Plan Approval

Subject to Conditions;   Neg. Dec.

 

Town  of Orangetown  Planning   Board  Decision

March  131    2013

Page 6of10

 

 

 

13. 13. The Drainage Consultant to the Planning Board, Brooker Engineering, concluded from its review that the application included sufficient supporting data to demonstrate that potential significant  adverse impacts to stormwater runoff can be mitigated. The Consultant therefore recommends that the All Counties, LLC Site  Plan be approved for drainage subject to the following Project Comments:

 

This is the first drainage review report to the Planning Board for this project. The property is on the north side of Old School  Lane, east of Western Highway. The site is developed and used as a contractors’ office and storage yard. There is an existing  building and gravel  parking/storage area on the site. Portions of the proposed new 5,000  square feet building are located over the existing gravel storage areas. Site disturbance is less than one acre and  a dryweU  system is proposed to provide storrnwater mitigation.

 

 

Project   Comments

1. More detail  shall  be added to the Site Plan  to show that stormwater runoff will  be directed  north around the proposed building and diverted south around the existing  building.   There  is a gravel  parking  lot  on the uphill property to the west and several  existing berms around the on-site gravel storage area.  For  ease of inspection,   add  a Swale  Detail  and a  cross• section between  the proposed   building and west  property line shall be added to the Site Plan.
2. 2. The proposed footing drain for the new building shall   be shown on the plan.
3. 3. The grading currently slopes toward the front face of the existing gar

Drainage structures or modified grading shall   be shown on the Site  Plan that shows stormwater runoff is directed away from the building.

4. 4. Proposed  grading for the new parking spaces shall  be added to the Site

Plan.

5. The Drywell   Detail   shall   show  solid  covers  instead   of  grates  for  the

drywells.  An overflow location shall  be added for the drywell system;  the drainage consultant recommended the overflow be provided on  the roof leader downspout.

6. 6. Show pipe size,  slope,  and material  for the roof drain pi Add a note to the Site Plan  “All rooftop runoff shall  be directed to the drywell system”. Show drywall inverts on the plan and detail.
7. 7. Test pits  shall be performed at the location of the proposed drywells to verify presence of groundwater   and assumed  soil  percolation  rates.

 

 

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

1)  The  comments   in  the   February   13,   2013  letter  from  the  Rockland

County  Department  of Health  must be met.   In addition,  the closure  of the septic   system   on   site   must   be  done   in  compliance    with   the   Health Department’s   requirements.   All required  permits  must be obtained.

2)  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.

3) There  shall  be  no net increase  in the  peak  rate of discharge  from  the

site at all design  points.

4)  Note #6  shall  be corrected  to read that  the  plans  do  not  conflict  with

Section –  L & M.

5) All  proposed   signage  shall  be  indicated   on  the  Site  Plan  and  shall conform  to the municipality’s   sign standard.

6} A landscaping  and lighting  plan shall be submitted  for review.

7) A review  must  be completed  by Orange  and  Rockland  Utilities  and  its comments  considered.

 

15. 15. The Rockland  County  Department  of Highways  reviewed  the plans and based on the plan and information  provided  found that the requested  action would  have minimum  foreseeable  adverse  impact to county  roads in the area.

 

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 Rockland County  Department  of Health (RCDOH)  reviewed  the plans and provided the following  comments:

1) There  is no public water  service to this property.   Existing  well is to be shown  on the plan.  Dependent  on the well’s  location  and setback to proposed  buildings  and drainage  structures,  this well may need to be decommissioned   and a new well drilled.

2)  Application  is to be made to the Rockland  County  Department  of Health for review of the Stormwater  Management  system  for compliance with the County  Mosquito  Code.

 

18. 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 the RCDA pursuant  to the Rockland  County  Stream  Control Act,  Chapter  846,  is not required  based upon its review of the information  provided.

 

-~, .

 

 

19. The New York State Department of Transportation has completed its review and feel the project will have no significant  impact on the state transportation system.  NYSDOT has  no further comments on the proposed subject property.

 

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 Sewer District #1

– Rockland  County Department of Highways

– Town of Orangetown Zoning Board of Appeals

– New York State Department of Transportation

 

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

Preparation of Site Plans prior to signing the final  plans.

 

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

 

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

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

 

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

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

– Drip line of the Tree Canopy.  The method chosen should  be based on providing the maximum protection  zone possible.  A barrier  of snow fence or equal  is to be placed  and maintained  one yard beyond the established tree protection zone. If it is agreed that the tree protection  zone  of a selected  tree must be violated,  one of the following  methods must be employed  to mitigate the impact:

 

 

 

 

Continuation  of Condition #24 …..

 

– 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.

 

25. 25. 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.

 

26. 26. 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  measur The applicant shall contact DEME at least  48 hours in  advance for an  inspection.

 

 

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

 

28. 28. 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),  arid 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  (e.  Wetlands   – U.S.  Army Corps of

Engineers).

 

 

 

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

 

30. 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

 

31. 31. The Planning Board shall retain jurisdiction over lighting,   landscaping,  signs and refuse co

 

 

 

The foregoing  Resolution  was made and moved by Bruce Peters and seconded by Michael  Mandel  and carried as follows:  Kevin Garvey, aye; Bruce  Bond,  aye; William Young,  absent;  John Foody,  absent; Robert Dell,  absent; Jeffrey Golda, 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.

 

Oated: March  13,   2013

Town  of Orangetown   Planning  Board

Attachment

 

 

 

NEGATIVE  DECLARATION

Notice of Determination   of Non-Significance

 

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: All CountyPropertiesSite Plan

 

SEQR STATUS:     Type I                                                                     Unlisted XXXXXX

CONDITIONED NEGATIVE  DECLARATION: Yes                 No  XXXXXX

 

DESCRIPTION OF ACTION: All CountyProperties Site Plan – Preliminary

Site Plan ApprovalSubjectto Conditions;Neg. Dec.

 

LOCATION: The site is located at 11 Old School Lane, Orangeburg, Town of Orangetown, Rockland County, New York, and as shown on the Orangetown Tax Map as Section 74.07,  Block 1, Lot 29 in the LI 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 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 action. 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

 

 

Subject to Conditions/  Neg.  Dec.

 

Town  of Orangetown  Planning   Board  Decision

March  13, 2013

Page 1of12

 

TO:          Donald Tracey,  Esq., 317 South Little Tor Road,   New City,  New York

10956

FROM:    Orangetown   Planning  Board

 

RE:      Miele   Commercial   Subdivision   Plan: The application  of

Joseph  Miele,  owner,  (Donald  Tracey,  Attorney  for the owner), for

Prepreliminary/   Preliminary/  Final Subdivision  Plan Review, at a site to be known as ”Miele  Commercial    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 375 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 32 in the LI & LO zoning   districts.

 

Heard by the Planning  Board of the Town of Orangetown  at meetings  held, Wednesday,  May 9 and  November   28, 2012 and  March  13,  2013,  at which time the Board made the following   determinations:

 

May 9, 2012

Joseph  Miele,   Kenneth  DeGennaro  and Donald Tracy  appeared  and testified. The Board received the following  communications:

1. 1. Project Review Committee Report dated  May 2,  2012.
2. Interdepartmental memorandum  from the Office of Building,  Zoning,  Planning

Administration   and Enforcement,   Town of Orangetown,  signed  by

John Giardlello,  P.E.,  Director,  dated  May 9,  2012.

3. An interdepartmental memorandum  from the Department  of Environmental Management  and Engineering  (DEME),  Town of Orangetown,   signed by Bruce Peters,  P.E.,   dated May 3, 2012.
4. A letter from Rockland County Department  of Planning,  signed  by

Thomas  B. Vanderbeek,   Commissioner  of Planning,  dated  May 7, 2012.

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

Sonney  Lin,  P.E.,  dated April 30,  2012.

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

Scott McKane.  P.E.,  Senior  Public Health  Engineer,   dated

April 4,  2012.

7. 7. A letter from Rockland County  Sewer  District   1, signed  by

Joseph  LaFiandra,   Engineer  II, dated April 23,  2012.

 

 

 

Subject to Conditions/ Neg. Dec.

 

Town  of Orangetown Planning Board Decision

Page 2of12

 

 

 

8. A Short Environmental Assessment Form, dated March 30, 2012, signed by

Ken DeGennaro, P.E.

9. A Narrative for Joseph and Gloria Miele Site Plan Application.
10. Plans prepared by Brooker Engineering, entitled Commercial Subdivision Plat

& Site Plan, dated February 14, 2012.

 

Public  Comments:

Vicki Cooper, 360 Western Highway, Tappan: raised concerns regarding the noise coming from the site.

 

Snowden Taylor, 318 Western Highway, Tappan: held that any violation on the site should be taken care of by the applicant.  Mr. Taylor stated that there has been a lot of noise coming from the site in the past few weeks.  He raised concerns regarding the people living at the Army Corp of Engineer property, which abuts the project site.

 

A motion was made to close the Public Hearing portion of the meeting by

Michael Mandel and second by William Young and carried as follows:

Kevin Garvey, aye; Bruce Bond, absent; William Young, aye; Robert Dell, aye; John Foody, aye, Michael Mandel, aye and Jeffrey Golda, absent.

 

A motion was made to reopen the Public Hearing portion of the meeting by

William Young and second by Robert Dell and carried as follows:

Kevin Garvey, aye; Bruce Bond, absent; William Young, aye; Robert Dell, aye; John Foody, aye, Michael Mandel, aye and Jeffrey Golda, absent.

The applicant requested  a CONTINUATION. November  28, 2012

Joseph Miele, Kenneth DeGennario and Donald Tracy appeared and testified.

The Board received the following communications:

1. Project Review Committee Report dated November 21, 2012.
2. Interdepartmental memorandum from the Office of Building, Zoning, Planning

Administration and Enforcement, Town of Orangetown, signed by

John Giardiello, P.E., Director, dated November 28, 2012.

 

PB #12-19:   Miele Commercial Subdivision Plan-   Preliminary Approval

Subject to Conditions/ Neg. Dec.

 

Town  of Orangetown Planning Board Decision

March  13,  2013

Page 3of12

 

 

 

 

3. 3. An interdepartmental memorandum from the Department of Environmental Management and Engineering (DEME), Town of Orangetown,  signed by Bruce Peters, E.,  dated November 20, 2012.
4. A letter from Rockland County Department of Planning, signed by

Thomas B. Vanderbeek,  Commissioner of Planning, dated November 6,  2012.

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

Sonney Lin, P.E.,  dated November 20, 2012.

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

Scott McKane.  P.E., Senior Public Health Engineer, dated

October 29,  2012.

7. A letter from Brooker Engineering, PLLC, signed by Kenneth DeGennaro, P.E., dated October 1, 2012.
8. Plans prepared by Brooker Engineering, entitled Commercial Subdivision Plat

& Site Plan,  dated February 14,  2012,  revised October 1,   2012.

9. A Short Environmental Assessment Form, dated March 30, 2012, signed by

Ken DeGennaro,  P.E.                                                                        ·

 

 

 

Public Comments:

Alice Taylor, 318  Western Highway, Tappan:  raised  concerns regarding the type of barrier between the military site proposed homes and the project site.

 

Snowden Taylor,  318 Western Highway, Tappan: expressed concern with the amount of noise coming from the project site.

 

Donald Brenner, 4 Independence Avenue, Tappan and of FAB Realty: raised concerns regarding the legitimacy of the statements raised at the meeting. He held that the site did  not have the variance needed for open storage

 

Vicki  Cooper, 360 Western Highway, Tappan: raised concerns regarding the noise  coming from the site.

 

Snowden Taylor, .318  Western Highway,  Tappan:  noted that were cracks on his house foundation created by the constant banking on the project site.

 

The applicant requested a CONTINUATION.

 

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PB #12~19:  Miele  Commercial    Subdlivision   Plan –  Preliminary    Approval

Subject   to Conditions/   Neg.  Dec.

 

Town  of Orangetown    Planning    Board  Decision

March  13,   2013

Page 4of12

 

 

March  13, 2013

Joseph  Miele,   Kenneth  DeGennario    and Donald   Tracy  appeared  and testified. The Board received   the following   communications:

1. 1. Project Review Committee  Report dated March 6,  2013.
2. 2. Interdepartmental  memorandum  from the Office  of Building,   Zoning,   Planning

Administration    and  Enforcement,    Town of Orangetown,    signed   by

John  Giardiello,    P.E.,  Director,   dated  March  13,  2013.

3. An interdepartmental memorandum  from the Department  of Environmental Management  and   Engineering  (DEME),  Town of Orangetown,    signed  by Bruce  Peters,   P.E., dated  March 8,  2013.
4. A letter from Rockland County  Department  of Planning,    signed   by

Thomas  B.  Vanderbeek,   Commissioner    of Planning,   dated  February  11,  2013.

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

Sonny  Lin,   P.E.,   dated March  8,  2013.

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

Scott McKane.   P.E.,  Senior   Public Health  Engineer,   dated  February  4, 2013.

7. A letter from Brooker  Engineering,      PLLC, signed  by Kenneth  DeGennaro, P.E.,   dated January  22, 2013, with revised   plans   prepared  by Brooker Engineering,     entitled  Commercial    Subdivision    Plat & Site Plan,   dated February  14,   2012,   revised   October  1,    2012.
8. A Short Environmental Assessment    Form,   dated  March 30,  2012,    signed by

Ken DeGennaro,     P.E.

 

 

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

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

Jeffrey  Golda and  carried   as follows:   Kevin Garvey,  aye; Bruce Bond, aye; Michael.   Mandel,   aye;  William  Young,  absent;   Robert  Dell,   absent; John Foody, absent;   and Jeffrey  Golda,    aye.

 

 

A motion  was made to reopen  the Public Hearing   portion  of the meeting   by Michael  Mandel   and second  by Bruce Bond  and carried  as follows:  Kevin Garvey,  aye;  Bruce Bond, aye; Michael   Mandel,    aye; William  Young,   absent; Robert Dell,  absent;  John Foody, absent;   and Jeffrey  Golda,  aye.

 

A motion was made to close  the Public Hearing  portion   of the  meeting   by Michael Mandel   and second  by Bruce  Bond and carried as follows:  Kevin Garvey,   aye; Bruce Bond, aye;  Michael  Mandel,   aye;  William  Young,  absent;   Robert  Dell, absent;  John Foody, absent;   and Jeffrey  Golda,   aye.

 

 

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PB #12-19:   Miele Commercial Subdivision Plan –  Preliminary Approval

Subject to Conditions/ Neg. Dec.

 

Town  of Orangetown Planning Board Decision

March 13, 2013

Page 5of12

 

 

 

SEQRA

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 Jeffrey Golda and carried as follows: Kevin Garvey, aye; Bruce Bond, aye; William Young,  absent; Robert Dell,

absent; John Foody, absent; Michael Mandel, aye and Jeffrey Golda, aye;  the

Board declared itself Lead Agency.

 

Pursuant to New York Code, Rules & Regulations (NYCRR) Section 617.7, the Town of Orangetown Pianning 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 Brooker Engineering, entitled Commercial Subdivision Plat & Site Plan, dated

February 14,  2012,  revised October 1, 2012, 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 Department of Highways, Rockland County Sewer District #1,

Rockland County Health Department, Town of Orangetown Zoning Board of

Appeals, and having reviewed a Plan by prepared by Brooker Engineering, entitled Commercial Subdivision Plat & Site Plan, dated February 14, 2012, revised October 1,   2012, a summary of the reasons supporting this determination are, and the Planning Board finds that the proposed action:

 

 

PB #12-19:   Miele  Commercial  Subdivision   Plan –  Preliminary  Approval

Subject to Conditions/  Neg. Dec.

 

 

Town  of Orangetown    Planning   Board  Decision

Page 6of12

 

 

 

 

-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;

-WiH 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,

archeo!ogical    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;

-ls  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 Jeffrey  Golda  and carried   as follows: Kevin  Garvey,   aye; Bruce   Bond,   aye; Michael   Mandel,    aye; Robert Dell, absent; John Foody, absent;   William  Young,  absent;  and Jeffrey  Golda,   aye,  the Board made a Negative  Declaration   pursuant   to SEQRA.

 

DECISION:In  view of the foregoing and the testimony  before the Board, the application was GRANTEDA  PRELIMINARYSUBDIVISIONPLAN APPROVAL SUBJECT TO THE FOLLOWINGCONDITIONS:

 

1. 1. As a condition of granting Planning Board approval,   no rock crushing or any related  activities,  or large industrial  hammer drilling, concrete stripping, concrete recycling or other activities of this nature,   shall occur on the site.  The applicant may perform activities allowed only under the Town of Orangetown Zoning Code.

 

2. The operation or work consisting of the removal or separation of steel “I” beams and steel bars from concrete are not permitted at the site.

 

3. 3. The following note shall be placed on the Subdivision: “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 #12-19:   Miele  Commercial  Subdivision   Plan –  Preliminary  Approval

Subject to Conditions/  Neg.  Dec.

 

Town  of Orangetown  Planning  Board  Decision

Page 7of12

 

 

 

4. The following note shall be placed on  the Subdivision  Plan regarding Stormwater  Management  Phase ll 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.

 

5. The building has approval  for three (3) units and building  is being divided  into seven  (7) units.   The property  is being divided  into ten (10) units.   The “Summary of Leased  Uses” on the plan shows  a total of 17 units which coincides  with the proposed  commercial  subdivision.

 

6. The Short Environmental Assessment  (EAF) shall be modified  as follows:
7. a) Item 5 of shall be checked as “Modification/Alteration”.
8. b) The EAF shall indicate the total  number of subdivided  units or leased lots.
9. c) Item 8 shall be answered  “No”.  In  an LI zone district,  Section  3.11,

Table  of General   Use Regulations,  Column  7, item  #3 states the following,  “All storage  of goods accessory  to such uses shall  be within completely  enclosed  buildings”.

 

7. The Commercial Subdivision  shall meet the provisions  of the Town of Orangetown  Zoning  Code for yard setbacks;  therefore,  the proposed  leased areas shall not extend  into  the yards.  A Zoning  Board of Appeals  variance  will need to be sought for the lots that do not conform.

 

8. 8. Utility and access easements shall be established  for all proposed  individual lots.

 

9. The location of the drainage system(s)  and their outlet from the property  shall be given on the plans.

 

10. The applicant shall define what is to be stored outside  and inside.  Because runoff from this site eventually  enters the Sparkill  Creek, the applicant  shall demonstrate  how grease/  oils/ gases,  etc.  from  vehicles  or equipment  stored outside  or inside shall be contained/  treated/  disposed  of; to ensure that they do not enter the drainage   system.

 

 

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Town of Orangetown Planning Board Decision

Page 8of12

 

 

 

 

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

 

1)  As required  by the Rockland   County  Stream  Control Act, the subdivision Plan  must be reviewed  and signed  by the Chairman  of the Rockland County  Drainage  Agency  before the County  Clerk can accept the plan to be filed.

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

Department  of Highways  and all required  permits  obtained.

3)  The lot  area for proposed  lot  7 4.18-3-320   is located  almost  completely within the required   rear and side yards of the original   lot.   In addition,   a portion of this lot is within the access easement  to lots  30 and 31.    the creation  of all of these  lots, except for lot  74.3.32A,   will result  in  lots  that are non-conforming    with regards to the required  lot  area of two acres for both the LO and LI zoning districts.    The Town  of Orangetown  must determine  if creating  these  undersized  lots  is consistent   with the intent of their zoning ordinance.

4)  The applicant  indicates  that the 14 parking spaces  schematically   shown on the site  plan   are sufficient   for the requirements   of this proposal.   Since it is  unclear  as to the future  uses of the uni eased areas,  how is  it possible to determine   that 14 spaces  are sufficient  for the site.  If  parking  is provided  based on the existing   square footage,   then 219 parking spaces are required,    resulting  in a deficiency  of almost   94%.   Since the site is located  on a County  hiqhway,   the Town shall be satisfied that the number of parking  spaces  provided  is  sufficient   for the site,  both now and in the future.

5) The Town  of Orangetown  must ascertain  if the proposed  uses on each   of

the lots  is consistent   with the uses permitted  in the zoning  district.   Is storage of equipment  and materials   permitted  if no building  exists on the lot?  These  issues  must be addressed.

6)  The plan provided  is a subdivision    plat  and does not provide the

necessary  details for a site plan review.   The location  of parking,   buildings, landscaping,    signage,    lighting,   and other planimetric  features  must be provided  so to property  evaluate  the site  plan.    In  addition,    if this  drawing

is to be used for both site  plan   and subdivision    proposals,    Map Note #17

must be revised to refer to both GML Section  239 m & n.

7)  The plan  indicates   that the vegetated  hillside  is to remain   undisturbed.

This area shall  be clearly  delineated    in the field so as to assure that no encroachments    will  occur  in the area.

8)  A Bulk Table,  listing   all of the bulk standards  for each proposed  lot,  must be provided.

 

 

March 13,  2013

Town of Orangetown  Planning Board  Decision

Page 9of12

 

 

 

12. The Rockland County Department of Health reviewed the plans  and based

on the information  provided, there are no Rockland  County Department of Health approvals needed for this project.

 

13. The Rockland County Department of Highways had the following comments:

1) All concerns such as safe use and transport,  etc. are addressed to the satisfaction  of the Planning   Board Members.

 

14. 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.

 

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

Preparation of Subdivision Plans prior to signing  the final  plans.

 

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

 

17. All reviews and approvals from various governmental  agencies  must be obtained prior to stamping  of the Subdivision.    All of the conditions of this decision, shall be binding upon the owner of the subject property, its successors and  /or assigns,  includlng 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.

 

18. 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 Highways

– Rockland  County Sewer District #1

– Rockland  County Health Department

– Town of Orangetown Zoning Board of Appeals

 

 

Town of Orangetown  Planning Board  Decision

Page  10of12

 

 

 

 

19. 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:

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.

d,  The Tree Protection Zone for trees designated to be preserved will be established by one of the following methods:

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

– Drip line of the Tree Canopy. The method chosen should be based on providing the maximum protection zone possible. A barrier of snow fence or equal is to be placed and maintained one yard beyond the established tree protection zone. If it is agreed that the tree protection zone of a

selected tree must be violated, one of the following methods must be employed to mitigate the impact:

 

– Light to Heavy impacts=-  Minimum of eight inches of wood chips installed in the area to be protected. Chips shall be removed upon completion of work.

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

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

more than six (6) inches, trees designated to be preserved shall be welled

and/or preserved in a raised bed, with the tree well a radius of three (3)

feet larger than the tree canopy.

 

20. All landscaping shown on the subdivision plan 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.

 

PB #12-19:   Miele  Commercial  Subdivision   Plan –  Preliminary  Approval

Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning Board Decision

Page  11of12

 

 

 

 

21. 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.

 

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

 

23. 23. If the applicant, during the course of construction, encounters such conditions as flood areas, underground water, soft or silty c;:i.reas, improper drainage, or any other unusual circumstances or conditions that were not foreseen in the original planning, such conditions shall be reported immediately to 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 (l.e, Wetlands – U.S.  Army Corps of Engineers).

 

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

 

25. 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

 

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

 

PB #12-19:    Miele Commercial  Subdivision   Plan –  Preliminary Approval

Subject to Conditions/  Neg. Dec.                                                        ·

 

Town  of Orangetown  Planning   Board  Decision

Page  12of12

 

 

 

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

Jeffrey Golda and carried as follows:  Kevin Garvey, aye; Bruce Bond,  aye; William  Young,  absent; John Foody,  absent;  Michael  Mandel,  aye; Robert Dell, absent and Jeffrey Golda, aye.

 

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

Decisionand file a certified  copy in the Office of the Town Clerk and the Office of the Planning Board.

 

Dated:  March  13,  2013

Town  of Orangetown Planning  Board

 

 

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State  Environmental   Quality Review  Regulations

NEGATIVE  DECLARATION

Notice  of Determination   of Non-Significance

 

 

PB #12-19  and PB #12-20:   Miele Commercial  Subdivision and Site Plan – Preliminary Approval  Subject to Conditions/ Neg. Dec.

 

Town  of Orangetown   Planning  Board  Decision

March  13, 2013

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: Miele Commercial Subdivisionand Site Plan

 

SEQR STATUS:     Type I                                       Unlisted XXXXXX

CONDITIONED NEGATIVE DECLARATION: Yes                No  XXXXXX

 

 

DESCRIPTION OF ACTION: Miele Commercial Subdivisionand Site Plan – PreliminaryApproval Subject to Conditions/Neg. Dec.

 

LOCATION: The site is located at 375 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 32 in the LI  & LO zoning districts.

 

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 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

 

PB #12~20:   Miele Site Plan –  Preliminary  Site  Plan Approval Subject  to

Conditions/   Neg. Dec.

 

Town  of Orangetown Planning   Board  Decision

March  13,  2013

Page 1of11

 

TO:        Donald  Tracey,  Esq., 317 South Little Tor Road, New City, New York

10956

FROM:    Orangetown Planning Board

 

RE:      Miele  Site  Plan:  The application  of Joseph Miele, owner, (Donald  Tracey, Attorney for the owner), for Prepreliminary/  Preliminary Site Plan Review, at a

site to be known as … Miele 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  significance of the application pursuant to the requirements of the New York State Environmental  Quality Review Act. The site

is located at 375 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 32 in the LI & LO zoning districts.

 

Heard by the Planning  Board of the Town of Orangetown at meetings held, Wednesday,  May 9 and November 28, 2012 and March  13~  2013,   at which time the Board made the following  determinations:

 

May 9,  2012

Joseph Miele,  Kenneth DeGennario and Donald  Tracy appeared and testified.

• The Board received the following communications:

1. 1. Project Review Committee  Report dated May 2,  2012.
2. 2. Interdepartmental memorandum from the Office of Building, Zoning, Planning

Administration  and Enforcement, Town of Orangetown,  signed by

John Giardiello,  P.E.,   Director, dated May 9, 2012.

3. 3. An interdepartmental memorandum  from the Department of Environmental

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

Bruce Peters,  P.E.,  dated May 3, 2012.

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

Thomas B.  Vanderbeek,  Commissioner of Planning,   dated May 7, 2012.

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

Sonney Lin,  P.E.,  dated April 30, 2012.

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

Scott McKane.  P.E.,  Senior  Public  Health  Engineer,  dated

April 4,  2012.

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

Joseph  LaFiandra,  Engineer ii,   dated April 23, 2012.

 

 

PB #12-20:   Miele  Site  Plan –  Preliminary  Site  Plan Approval  Subject to

Conditions/  Neg. Dec.

 

 

Town  of Orangetown  Planning   Board  Decision

March  13, 2013

Page 2of11

 

 

 

8. A Short Environmental Assessment  Form, dated  March 30, 2012, signed  by

Ken DeGennaro,  P.E.

9. A Narrative for Joseph and Gloria  Miele Site Plan Application.
10. Plans prepared by Brooker Engineering,  entitled  Commercial  Subdivision  Plat

& Site Plan, dated  February  14, 2012.

 

Public Comments:

Vicki  Cooper,  360 Western  Highway,  Tappan:  raised concerns  regarding  the noise coming from the site.

 

 

Snowden  Taylor,  318 Western  Highway,  Tappan:  held that  any violation  on the site should  be taken  care of by the applicant.   Mr. Taylor  stated that there  has been a lot of noise coming from the site in the past few weeks.   He raised concerns  regarding  the people  living at the Army  Corp of Engineer  property, which  abuts the project site.

 

 

A motion was made to close the Public Hearing  portion of the meeting  by

Michael  Mandel  and second  by William  Young  and carried as follows:

Kevin Garvey,  aye; Bruce Bond, absent; William  Young,  aye; Robert Dell, aye; John Foody, aye, Michael  Mandel,  aye and Jeffrey  Golda, absent.

 

A motion was made to reopen the Public Hearing  portion of the meeting  by

William  Young and second  by Robert  Dell and carried as follows:

Kevin Garvey,  aye; Bruce Bond, absent;  William  Young,  aye; Robert Dell, aye; John Foody, aye, Michael  Mandel,  aye and Jeffrey  Golda,  absent.

The applicant requested  a CONTINUATION. November 28, 2012

Joseph  Miele, Kenneth  DeGennario  and Donald Tracy appeared  and testified. The Board received the following  communications:

1. Project Review Committee Report dated  November  21, 2012.
2. Interdepartmental memorandum  from the Office of Building, Zoning,  Planning

Administration   and Enforcement,  Town of Orangetown,  signed  by

John Giardiello,  P.E., Director, dated  November  28, 2012.

 

 

PB #12~20:  Miele  Site  Plan –  Preliminary  Site  Plan Approval  Subject to

Conditions/  Neg. Dec.

 

Town  of Orangetown  Planning  Board  Decision

March  13, 2013

Page  3of11

 

 

 

 

3. An interdepartmental memorandum from the Department of Environmental Management and Engineering  (DEME), Town of Orangetown,  signed by Bruce Peters,  P.E.,  dated November  20, 2012.
4. 4. A letter from Rockland County Department of Planning, signed by

Thomas B. Vanderbeek, Commissioner of Planning,  dated November 6,  2012.

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

Sonney Lin,  P.E.,  dated November 20, 2012.

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

Scott McKane.  P.E.,   Senior Public Health  Engineer,   dated

October 29, 2012.

7. A letter from Brooker Engineering, PLLC, signed by Kenneth DeGennaro,

P.E.,   dated October 1,    2012.

8. 8. Plans prepared by Brooker Engineering,   entitled  Commercial  Subdivision  Plat

& Site  Plan,  dated February  14, 2012,   revised  October 1,   2012.

9. A Short Environmental Assessment Form, dated March 30, 2012, signed by

Ken DeGennaro, P.E.

 

Public  Comments:

Alice  Taylor,  318 Western Highway, Tappan:  raised  concerns regarding the type of barrier between the military site proposed homes and the project site.

 

Snowden Taylor, 318  Western Highway,  Tappan:  expressed concern with the amount of noise  coming  from the project site.

 

Donald Brenner,  4 Independence  Avenue, Tappan  and of FAB Realty:  raised concerns regarding the regitimacy of the statements raised at the meeting.  He held  that the site did  not have the variance  needed for open storage

 

Vicki Cooper,  360 Western Highway, Tappan:   raised concerns regarding the noise  coming from the site.

 

Snowden Taylor,  318 Western Highway,  Tappan:  noted that were cracks on his house foundation created  by the constant banking on the project site.

 

The  applicant  requested  a CONTINUATION.

 

 

 

 

 

PB #12-20:   Miele  Site  Plan-;-   Preliminary  Site  Plan  Approval  Subject to

Conditions/  Neg. Dec.

 

Town  of Orangetown    Planning  Board  Decision

March  13, 2013

Page 4of11

 

March  13, 2013

Joseph Miele,  Kenneth DeGennario and Donald Tracy appeared and testified. The Board received the following communications:

1. Project Review Committee Report dated March 6, 2013.
2. 2. Interdepartmental memorandum from the Office of Building, Zoning, Planning

Administration and Enforcement, Town of Orangetown, signed by

John Giardiello, P.E.,   Director, dated March 13,  2013.

3. An interdepartmental memorandum from the Department of Environmental Management and Engineering (DEME), Town of Orangetown, signed by Bruce Peters, P.E., dated March 8, 2013.
4. A letter from Rockland County Department of Planning, signed by

Thomas B. Vanderbeek,   Commissioner  of Planning,  dated  February 11,  2013.

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

Sonny Lin, P.E.,  dated March 8,  2013.

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

Scott McKane.  P.E.,  Senior Public Health  Engineer, dated February 4,  2013.

7. A letter from Brooker Engineering, PLLC, signed   by Kenneth DeGennaro, P.E.,   dated January 22, 2013,   with revised  plans prepared  by Brooker Engineering,   entitled Commercial  Subdivision  Plat & Site Plan,  dated February 14,  2012,  revised October   1, 2012.
8. A Short Environmental Assessment Form, dated March 30, 2012,  signed  by

Ken  DeGennaro, P.E.

 

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

Public Hearing portion of the meeting by Bruce Bond and second by Jeffrey Golda and carried as follows:  Kevin Garvey, aye;  Bruce Bond, aye; Michael  Mandel,  aye; William Young, absent; Robert Dell,  absent; John Foody,

absent:  and Jeffrey Golda, aye.

 

A motion was made to reopen the Public Hearing portion of the meeting by Michael  Mandel  and second by Bruce Bond and carried as follows:   Kevin Garvey, aye;  Bruce Bond, aye; Michael  Mandel,  aye; William Young, absent; Robert Dell, absent;  John Foody, absent;  and Jeffrey Golda, aye.

 

A motion was made to close the Public Hearing portion  of the meeting by Michael Mandel  and second by Bruce Bond and carried as follows:  Kevin Garvey, aye; Bruce Bond, aye; Michael  Mandel,   aye; William Young, absent; Robert Dell, absent; John Foody, absent;  and Jeffrey Golda,  aye.

 

 

 

PB #12-20:   Miele   Site Plan  –  Preliminary Site Plan Approval  Subject to

Conditions/ Neg.   Dec.

 

Town  of Orangetown  Planning  Board  Decision

March  13, 2013

Page 5of11

 

 

 

SEQRA

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 Jeffrey  Golda  and carried   as follows: Kevin Garvey,  aye;  Bruce Bond,   aye; William  Young,   absent;   Robert Dell,

absent;  John Foody,  absent;   Michael  Mandel,   aye and Jeffrey  Golda, 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 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  Brooker

Engineering,    entitled  Commercial  Subdivision   Plat & Site Plan,  dated February

14,  2012,  revised October  1,     2012,  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 Department  of Highways,  Rockland   County  Sewer  District #1,

Rockland    County  Health Department,  Town  of Orangetown  Zoning  Board of

Appeals,   and having  reviewed  a Plan by prepared  by Brooker  Engineering, entitled  Commercial   Subdivision    Plat & Site Plan,  dated  February  14,   2012, revised October  1,    2012,   a summary  of the reasons  supporting  this determination are,  and the Planning  Board finds that the proposed  action:

 

 

 

 

 

 

PB #12-20:   Miele Site Plan –  Preliminary Site Plan Approval Subject to

Conditions/ Neg. Dec.

 

Town  of Orangetown Planning Board Decision

March 13, 2013

Page 6of11

 

 

 

 

-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;

-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 Jeffrey Golda and carried as follows: Kevin Garvey, aye; Bruce Bond,  aye;  Michael  Mandel,  aye; Robert Dell, absent; John Foody, absent; William Young,  absent; and Jeffrey Golda, aye, the Board made a Negative Declaration pursuant to SEQRA.

 

DECISION:  In view of the foregoing and the testimony before the Board, the application was  GRANTED  A PRELIMINARY   SUBDIVISION   PLAN

APPROVAL  SUBJECT  TO THE FOLLOWING  CONDITIONS:

 

1. As a condition of granting Planning Board approval, no rock crushing or any related activities,  or large industrial  hammer drilling, concrete stripping,  concrete recycling or other activities of this nature, shall occur on the site. The applicant may perform activities allowed only  under the Town of Orangetown Zoning Code.

 

2. The operation or work consisting of the removal or separation of steel “I” beams and steel bars from concrete are not permitted at the site.

 

 

Town  of Orangetown Planninq  Board  Decision

March  13, 2013

Page 7of11

 

3. 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.”

 

4. 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 the Planning Board indicating that the drawings and project are in compliance with the Stormwater Management  Phase II Regulations.

 

5. All open storage yards shall be screened from adjacent lots.

 

6. 6. The site plan shall show all parking spaces for each use proposed in the buildi The parking calculations  shall  also take into account office spaces within the building.

 

7. Lots divided by district boundary and capable of subdivision   then the  part of such lot within  each district shall be regulated by all the use and  bulk regulations of that district

 

8. All uses shall require Performance Standards review by the Town of

Orangetown Zoning  Board of Appeals.

 

9. 9. All uses and structures,  both principal  and  accessory, shall  require separate building permits and  Certificate  of Occupancies.

 

10. 10. All existing sanitary  facilities shall  be shown on the Site Pla

 

11. 11. The location of the drainage system(s) and their outlet  from the property shall be given  on the plans.

 

12. The applicant shall define what is to be stored outside and inside.   Because runoff from this site eventually enters the Sparkill Creek,  the applicant shall demonstrate how grease/ oils/ gases,  etc. from vehicles  or equipment  stored outside  or inside  shall  be contained/  treated/ disposed   of; to ensure that they do not enter the drainage  system.

 

 

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

 

1) As required by the Rockland County Stream Control Act, the subdivision Plan must be reviewed and signed by the Chairman of the Rockland County Drainage Agency before the County Clerk can accept the plan to be filed.

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

Department of Highways and all required permits obtained.

3)  The lot area for proposed lot 74.18-3-320  is located almost completely

within the required rear and side yards of the original lot.  In addition, a portion of this lot is within the access easement to lots 30 and 31. the creation of all of these lots,  except for lot 74.3.32A, will result in lots that are non-conforming with regards to the required lot area of two acres for both the LO and LI zoning districts.  The Town of Orangetown must determine if creating these undersized lots is consistent with the intent of their zoning ordinance.

4)  The applicant indicates that the 14 parking spaces schematically shown on the site plan are sufficient for the requirements of this proposal. Since it is unclear as to the future uses of the unleased areas, how is it possible to determine that 14 spaces are sufficient for the site.  If parking is provided based on the existing square footage, then 219 parking spaces are required,  resulting in a deficiency of almost 94%.   Since the site is located on a County highway, the Town shall be satisfied that the number of parking spaces provided is sufficient for the site,  both now and in the

future.

5) The Town of Orangetown must ascertain if the proposed uses on each of the lots is consistent with the uses permitted in the zoning district.  Is storage of equipment and materials permitted if no building exists on the lot? These issues must be addressed.

6)  The plan  provided is a subdivision plat and does not provide the

necessary details for a site plan review. The location of parking, buildings, landscaping, signage, lighting,  and other planimetric features must be provided so to property evaluate the site plan.   In addition, if this drawing

is to be used for both site plan and subdivision proposals, Map Note #17 must be revised to refer to both GML Section 239 m &  n.

7) The plan indicates that the vegetated hillside is to remain undisturbed.

This area shall be clearly delineated in the field so as to assure that no encroachments will occur in the area.

8) A Bulk Table, listing all  of the bulk standards for each proposed lot, must be provided.

 

14. The Rockland County Department of Health reviewed the plans and based

on the information provided, there are no Rockland County Department of Health approvals needed for this project.

 

15. The Rockland County Department of Highways had the following comments:

1) All concerns such as safe use and transport, etc. are addressed to the satisfaction of the Planning Board Members.

 

 

 

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. 1 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.

 

20. 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 Highways

– Rockland  County  Sewer  District #1

– Rockland  County  Health   Department

– Town  of Orangetown  Zoning  Board of Appeals

 

 

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

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

1. a. No construction  equipment   shall   be parked under the tree canop
2. b. 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. d. The Tree Protection   Zone for trees designated  to be preserved  will be established    by one of the following  methods:

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

 

 

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

tree protection  zone.  If lt 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:

 

PB #12-20:    Miele Site  Plan –  Preliminary Site Plan Approval Subject to

Conditions/ Neg.  Dec.

 

Town  of Orangetown Planning   Board  Decision

March  13,  2013

Page 10of11

 

 

 

Continuation  of Condition  #21 …..

 

– 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  plan 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.

 

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  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).

 

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

 

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 ~~mter~3H~~!MH

 

departments  may review the dra~ing~  conformance  to t~e ~PRfpved.cg~tr~on plans and the Town  Street Spec1f1cat1ons                        il-&1;. iuld     St  8  .··

 

~J!Oi3~NVHO  ;iO  NlltO!

 

PB #12-20:   Miele Site Plan –  Preliminary Site Plan ApprovalSubject to

Conditions/ Neg. Dec.

 

Town  of Orangetown Planning Board  Decision

March 13, 2013

Page 11 of 11

 

 

 

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

 

 

 

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

Jeffrey Golda and carried as follows: Kevin Garvey,  aye;  Bruce Bond, aye;

William Young,  absent; John Foody, absent; Michael Mandel,  aye;  Robert Dell, absent and Jeffrey Golda,  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:  March 13, 2013             r 1 fl   .~

Town of Orangetown Plannin~~;y