Meeting Overview

Meeting of March 23, 2016

Town of Orangetown  Planning  Board

 

MEMBERS PRESENT: Kevin Garvey,  Chairman;

Michael  Mandel;  Robert Dell; Stephen  Sweeney;  Thomas  Warren  and

William  Young

 

MEMBER ABSENT: Bruce Bond, Vice Chairman

 

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

Chief Clerk

 

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

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

 

Items: George’s Auto Body Site Plan		PB #16-11
Prepreliminary/   Preliminary  Site Plan	Preliminary  Site
and SEQRA  Review Route 303 Overlay Zone 579 Route 303, Blauvelt 70.15/1 /47; CC zoning  district	Plan Approval Subject to Conditions Neg. Dec.
Pfizer, Inc. Site Plan		PB #16-12

 

Addition  to Building #222

Prepreliminary/   Preliminary  Site Plan and SEQRA  Review

401 No. Middletown  Road, Pearl River

68.08/1/5;  LI zoning district

Preliminary  Site

Plan Approval

Subject to Conditions

Neg. Dec.

 

Celtic Sheet Metal Site Plan

Final Site Plan and

Conditional  Use Permit Review

 

Final Site

Plan Approval

PB #16-13

 

Addition  to Existing Building

1   Corporate  Drive, Orangeburg

73.20/1/32;  LIO zoning district

Subject to Conditions

and Conditional  Use

Permit Granted

 

Brightview  Senior Living Tappan Site Plan

Final Site Plan Review

31 Hunt Road, Pearl River

 

Final Site

Plan Approval

PB #16-14

 

73.15/1 /1 O; R-80 zoning district

Subject to Conditions

 

American  Legion Site Plan Ancillary  Parking  Facility  Plan Final Site Plan Review

 

Final Site

Plan Approval

PB #16-15

 

61 Hunt Road, Pearl River

73.15/1 /2; R-80 zoning  district

Subject to Conditions

 

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Page 2

 

March  23, 2016 Planning   Board  Meeting

 

 

 

The decisions  of the February 10,  2016 Planning   Board Meeting was reviewed, edited,  and approved.   The motion  for adoption was made and moved by Stephen Sweeney and seconded by Kevin Garvey and  carried as follows:

Kevin Garvey, Chairman,   aye;  Bruce Bond,  Vice  Chairman, absent; William Young, aye; Thomas Warren,  aye, Robert Dell,   aye; Stephen Sweeney,  aye and Michael Mandel, abstain.

 

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 Michael  Mandel  and seconded by Stephen Sweeney and  agreed to by all  in attendance.   The meeting was adjourned at

9:00  p.m.   The next Planning Board meeting is  scheduled for April  13, 2016.

 

DATED:  March  23, 2016           (J   P,.,..   o  ~0~             ~

Cheryl  Coopersmith                  \._/V~                                   ~

Chief   Clerk  Boards  and Commissions

 

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PB#16-11: George’s Auto Body Site Plan: Preliminary  Site Plan Approval

Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 1of9

 

TO: FROM:

Jay Greenwell, 85 Lafayette Avenue, Suffern, New York

Orangetown Planning Board

 

 

RE:               George’s Auto Body Site Plan: The application of George Boghas, owner, for Prepreliminary/ Preliminary Site Plan Review at a site to be known as “George’s  Auto Body 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 579 Route 303, Blauvelt, in the Route 303 Overlay Zone, Town of

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

Map as Section 70.15, Block 1, Lot 47 in the CC zoning district.

 

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

Wednesday,  March 23, 2016, the Board made the following determinations:

 

Jay Greenwell, George Boghas and Kier Levesque appeared and testified. The Board received the following communications:

1. Project Review Committee Report dated March 15, 2016.
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 March 23, 2016.
3. An Interdepartmental memorandum from the Department of Environmental

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

Bruce Peters, P.E., dated March 17, 2016.

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

Douglas Schuetz, Acting Commissioner of Planning, dated March 10, 2016.

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

Sonny Lin, P.E., dated March 21, 2016.

6. A letter from the Rockland County Drainage Agency, signed by

Vincent Altieri, Executive Director, dated February 29, 2016.

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

LaFindra, Engineer I, dated March 4, 2016.

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

Scott McKane, P.E., Senior Public Health Engineer, dated February 25, 2016.

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

Dan Sullivan, Chairman, dated March 2, 2016.

1 O.   An Email from Michael Bettmann, Chief Fire Inspector, Bureau of Fire

Prevention, Town of Orangetown, dated March 16, 2016.

11. An Interdepartmental memorandum from the Highway Department, Town of

Orangetown, signed by James Dean, Superintendent of Highways, dated

March 21, 2016.

 

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PB#16-11: George’s Auto Body Site Plan: Preliminary  Site Plan Approval

Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 2 of 9

 

 

 

12. A Short Environmental Assessment Form, signed by Jay Greenwell, PLS, dated February 4, 2016.
13. Plans prepared by Jay Greenwell, PLS: Site Plan dated December 14, 2015

Detail Sheet dated February 4, 2016

14. Building Permit Referral dated January 25, 2016, signed by Rick Oliver,

Building Inspector.

The Board reviewed the plans. The hearing was then opened to the Public. There being no one from the Public, a motion was made to close the Public

Hearing portion of the meeting by William Young and seconded by

Thomas Warren and carried as follows: Kevin Garvey, Chairman, aye;

Bruce Bond, Vice Chairman, absent; Michael Mandel, aye; William Young, aye; Robert Dell, aye; Thomas Warren, 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 SEQRA. On motion by Michael Mandel and seconded by Thomas Warren and carried as follows: Kevin Garvey, Chairman, aye; Bruce Bond, Vice Chairman, absent; Michael Mandel, aye; William Young, aye; Robert Dell, aye; Thomas Warren, 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 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 Jay Greenwell, PLS, and having heard from the following offices, officials and/or Departments: (Town of Orangetown): The Office of Building, Zoning, Planning Administration and Enforcement and Department of Environmental Management and Engineering; and having heard from the following involved and interested

 

 

 

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PB#16-11: George’s Auto Body Site Plan: Preliminary  Site Plan Approval

Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 3of9

 

 

 

 

agencies:  Town of Orangetown  Zoning  Board of Appeals,  Rockland  County Sewer  District No.1,Rockland   County  Department  of Highway,  Rockland  County Department  of Health, and having reviewed  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 Michael  Mandel and seconded  by Thomas  Warren  and carried as follows:  Kevin Garvey,  Chairman,  aye; Bruce Bond, Vice Chairman,  absent; Michael  Mandel, aye; William  Young,  aye; Robert  Dell, aye; Thomas  Warren,  aye 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 application  was GRANTED PRELIMINARY SITE PLAN APPROVAL SUBJECT TO THE FOLLOWING CONDITIONS:

 

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PB#16-11: George’s Auto Body Site Plan: Preliminary  Site Plan Approval

Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 4 of9

 

 

 

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. 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 original auto body shop building on this property was recently damaged by a fire. The owner has received a Building Permit to reconstruct the original building in kind. As part of that building permit, the property owner shall conform to the originally approved Site Plan. The owner is proposing an addition to the original building and modifications to the original Site Plan.

 

4. The zoning district boundary lines shall be shown on the Vicinity Map.

 

5. The property lies within the Route 303 Overlay Zoning District. The Auto Body Shop is a prohibited use in the Route 303 Overlay Zoning District and therefore the use is a nonconforming use. The original building was approved for 3,089 square feet and the proposed building with the addition is 4,563 square feet. Under Section 9.34 of the Orangetown Zoning Code, Chapter 43, an extension of a nonconforming use is permitted on application of the Town of Orangetown Zoning Board of Appeals, up to but not exceeding an aggregate increase of 50% in its floor area. Since the expansion is 1,474 square feet, a Zoning Board of Appeals variance needs to be sought for the proposed addition.

 

6. The Route 303 Overlay Zoning District requires a 25 foot wide vegetative buffer adjacent to the Route 303 right of way and zero feet is provided. A Zoning Board of Appeals variance needs to be sought, Chapter 43, Section 13.10, B (2). Please be advised the original Site Plan did show vegetation in the front of the building and the rear of the property.

 

7. The proposed Site Plan shows 10 overhead doors. It shows 3 outdoor storage spaces on the property. Since outdoor storage is proposed, a Zoning Board of Appeals variances needs to be sought, Table of General Use Regulations, CC, Column 7, No 2, refers to CS, Column 7 No. 3.

 

 

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PB#16-11: George’s Auto Body Site Plan: Preliminary  Site Plan Approval

Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 5 of 9

 

 

 

8. The location of any proposed signage shall be shown on the Site Plan

 

9. The number of parking spaces needs to be recalculated based on “Auto Repair” requirements. Only currently licensed vehicles shall be parked or stored for no more than 5 days, with the total number based on 3 plus 4 for each service bay.

 

10. The Short Environmental Assessment Form, questions 5a and 5b shall be answered “No”. The Route 303 Overlay Zoning District prohibits auto repair shops; however the use was legally nonconforming.

 

11. The applicant’s engineers shall submit calculations showing the amount of existing and proposed impervious area and the existing and proposed pervious area.

 

12. The applicant’s engineer shall design a system, structural or natural, to control/ prevent oils, greases, and other vehicle fluids from leaving the site during rain events.

 

13. The Town of Orangetown DEME believes that the existing sanitary building connection “tie” into the sanitary main that runs along the eastern property line. The proposed inspection manhole shall remain and the existing building connection shall be verified.

 

14. The metes and bounds, as well as ownership for the existing sanitary main along the eastern property line shall be given on the plans.

 

15. Soil erosion and sediment control plans and details shall be added to the drawings.

 

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

 

• A  review  shall  be  completed  by the  New York  State  Department of

Transportation and all required permits obtained.

 

• A lighting plan shall be provided that shows fields of illumination. Lighting shall not shine beyond the property line or into the State highway right of way.

 

 

• 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.

 

 

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PB#16-11: George’s Auto Body Site Plan: Preliminary  Site Plan Approval

Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 6of9

 

 

 

Continuation  of Condition  #16 …

 

 

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

 

 

 

• The Rockland County Department of Planning requests the opportunity to review any variances which may be necessary to implement the proposed site plan.

 

17. The Rockland County Highway Department reviewed the site plans and information submitted and found that the proposed new additions should not have adverse impact on Greenbush Road. The proposed addition is within 500 feet from the closest count Road. A Rockland County Highway Department Work Permit will be required for the proposed development.

 

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 Rockland County Health Department (RCDOH) reviewed the information provided and found that there are no RCDOH approvals needed for this application.

 

20. 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.

 

21. The Town of Orangetown Bureau of Fire Prevention reviewed the plan and offered the following comments. These comments shall be placed on the Site Plan as NOTES:

• Install an NFPA 72 compliant Fire Alarm System, with drawings, calculations and cut sheets for devices before installation begins. Connected to Rockland 44-Control, with exterior Amber Strobe, as per Town of Orangetown Code.
• Install an approved Spray Paint Booth with Fire Suppression connected to the Fire Alarm panel.
• Install Emergency lighting and exit lights as per NEC.
• Install Portable Fire Extinguishers as per NFPA 10.
• Install Bollards to protect the exterior gas meter.
• There shall never be sleeping in this building for any reason, as this may result in legal action from the Bureau of Fire Prevention, Town of Orangetown.

 

 

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PB#16-11: George’s Auto Body Site Plan: Preliminary  Site Plan Approval

Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 7of9

 

 

 

22. The Town of Orangetown Highway Department reviewed the plan and offered the following comment:

e      Based on an in the field review of the property, the driveway entrance and exist onto East Erie Street Blauvelt, shall not exceed 24′ in width.

 

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

Board assuming responsibilities of lead agency for SEQRA purposes:

– Town of Orangetown Zoning Board of Appeals

– Rockland County Sewer District No. 1

– Rockland County Department of Health

– Rockland County Department of Highway

-Town of Orangetown Zoning Board of Appeals

 

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

Preparation of Site Plans and Board Decisions prior to signing the final plans.

 

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

 

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.

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PB#16-11: George’s Auto Body Site Plan: Preliminary  Site Plan Approval

Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 8of9

 

 

 

27. 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.

 

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 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.

 

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

 

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 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).

 

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

 

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

 

 

 

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PB#16–11:     George’s   Auto  Body  Site  Plan:   Preliminary  Site  Plan Approval

Subject   to Conditions/    Neg.   Dec.

 

 

Town  of Orangetown  Planning   Board  Decision

March  23,  2016

Page 9 of 9

 

 

 

34. 34. 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.

 

 

 

Override

The Board made a motion  to override  Condition   #5 of the March 10,  2016   letter from  Rockland   County  Department  of Planning,    signed   by Douglas   Schuetz, Acting  Commissioner     of Planning,   for the following  reasons:

 

#5.   Additional     landscaping     could   be  planted   in the  area  that  is  shown   to  be “proposed   striping  on exist  macadam”.   In addition,    the areas  along   New  York State  Route  303  between  the  sidewalk    and  the  area  illustrated  with  the  “+” symbol   could be enhanced  with  landscaping     to better define and separate  the driveway    area  from  the   sidewalk     and  street.  This   additional   landscaping would  help   to reduce the impervious    surface  and provide  a more aesthetically pleasing   site.

 

The use on this  site  is  a pre-existing    condition.   In addition,    the  site does not dictate   the allowance   of more vegetation  at this time.

 

A motion   to override  the condition    was made and moved  by Thomas

Warren  and seconded  by William  Young  and carried   as follows: Kevin Garvey,   Chairman,    aye; Bruce Bond,   Vice Chairman,     absent;

Michael    Mandel    aye;  William  Young,   aye; Stephen   Sweeney,   aye;   Robert

Dell,   aye and Thomas  Warren,   aye.

 

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

 

cirf

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  23, 2016                               lf-;~9’A ·  ,JJ~   ·      .ill

Cheryl   Coopersmith,    Chief  Clerk    oards  and ~~n~

Town of Orangetown   Planning    B  ard attachment

 

 

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NEGATIVE DECLARATION

Notice of Determination  of Non-Significance

 

 

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

 

 

 

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:  George’s Auto Body Site Plan: Preliminary  Site Plan

Approval  Subject to Conditions

 

SEQR STATUS:     Type I                                             Unlisted XXXXXX

CONDITIONED NEGATIVE DECLARATION: Yes                No  XXXXXX

 

DESCRIPTION OF ACTION: Site Plan Review

 

LOCATION: The site is located at 579 Route 303, Blauvelt, in the Route 303

Overlay Zone, Town of Orangetown, Rockland County, New York, and as shown on the Orangetown Tax Map as Section 70.15, Block 1, Lot 47 in the CC 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

301:UO S:’T110  N/~\01

 

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PB#16-12: Pfizer, Inc. Site Plan –  Building  Addition  #222: Preliminary  Site

Plan Approval  Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 1of10

 

TO:

 

FROM:

Donn McMullen,  Pfizer, 401 North Middletown  Road, Pearl River, New York 10965

Orangetown  Planning  Board

 

 

RE:                 Pfizer, Inc. Site Plan: The application  of Donn McMullen,  applicant for Pfizer, Inc. owner, for Prepreliminary/   Preliminary  Site Plan Review” for an addition to Building  222 at a site known as “Pfizer,  Inc. 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 401 North Middletown Road, Pearl River, Town of Orangetown,  Rockland  County,  New York, and as shown on the Orangetown  Tax Map as Section  68.08,  Block 1, Lot 5 in the LI zoning district.

 

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

Wednesday, March 23, 2016, the Board made the following  determinations:

 

Donn McMullen,  Anthony  Bispo,  Robert Lerch and Steven  Green appeared  and testified.

The Board received the following  communications:

1. Project Review Committee Report dated March  15, 2016.
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  March 23, 2016.
3. An Interdepartmental memorandum  from the Department  of Environmental Management  and Engineering  (DEME),  Town of Orangetown,  signed by Bruce Peters,  P.E., dated  March  18, 2016.
4. A letter from Brooker Engineering, signed  by Kenneth  DeGennario,  dated

March 23, 2016.

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

Douglas  Schuetz,  Acting  Commissioner  of Planning,  dated  March 21, 2016.

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

Sonny Lin, P.E., dated March 23, 2016.

7. Letters from the Rockland County Department  of Health, signed by

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

February  25 & 26, 2016.

8. A letter from the Rockland County Drainage Agency,  signed  by

Vincent  Altieri,  Executive  Director,  dated  March  15, 2016.

9. A letter from the Rockland County Sewer  District  No.1, signed  by Joseph

LaFindra,  Engineer  I, dated March 4, 2016.

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

Dan Sullivan,  Chairman,  dated  March 2, 2016.

11. An Interdepartmental memorandum  from the Bureau of Fire Prevention, Town of Orangetown,  signed  by Michael  Bettmann,  Chief Fire Inspector,  dated March  1, 2016.

 

 

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PB#16-12: Pfizer, Inc. Site Plan –  Building  Addition  #222: Preliminary  Site

Plan Approval  Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 2of10

 

 

 

12. A Short Environmental Assessment Form.
13. Pfizer Global Research and Development Plans prepared by Edward

Gannon, PLS and Joseph Masiello, P.E., Stantec Consulting Services, Inc.: Project Drawing #C-102: Removal Plan dated February 19, 2016

Project Drawing #C-103: Site/ Utility Plan dated January 13, 2016, revised

February 19, 2016

Project Drawing #C-104: Grading Plan dated February 19, 2016

14. Building Permit Referral dated February 19, 2016, signed by Glen Maier, Building Inspector.

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

Heather Hurley, 202 Hobart Street, Pearl River, requested information on the following topics: types of materials, virus and vaccines to be stored on site, methods of security and controlled access to the site, zoning codes, emissions, waste, Pfizer or another party use of the property, disturbance of trees, completion of part 3 of the EAF, answers to the Bureau of Fire Prevention comments of March 1, 2016.

 

There being no one else 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: Kevin Garvey, Chairman, aye; Bruce Bond, Vice Chairman, absent; Michael Mandel, aye; William Young, aye; Robert Dell, aye; Thomas Warren, aye and Stephen Sweeney, aye.

 

A motion was made to reopen the Public Hearing portion of the meeting by Michael Mandel and seconded by Thomas Warren and carried as follows: Kevin Garvey, Chairman, aye; Bruce Bond, Vice Chairman, absent; Michael Mandel, aye; William Young, aye; Robert Dell, aye; Thomas Warren, aye and Stephen Sweeney, aye.

 

A motion was made to close the Public Hearing portion of the meeting by Stephen Sweeney and seconded by Thomas Warren and carried as follows: Kevin Garvey, Chairman, aye; Bruce Bond, Vice Chairman, absent; Michael Mandel, aye; William Young, aye; Robert Dell, aye; Thomas Warren, aye and Stephen Sweeney, aye.

 

 

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PB#16-12:  Pfizer,  Inc. Site  Plan –  Building   Addition   #222:  Preliminary    Site

Plan Approval   Subject   to Conditions/    Neg. Dec.

 

Town  of Orangetown    Planning   Board  Decision

March  23, 2016

Page 3of10

 

 

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 Thomas  Warren  and seconded  by Stephen  Sweeney  and carried  as follows:  Kevin Garvey,  Chairman,  aye; Bruce Bond, Vice Chairman, absent;  Michael  Mandel, aye; William  Young,  aye; Robert  Dell, aye; Thomas Warren,  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 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 Stantec Consulting  Services  and having heard from the following  offices,  officials  and/or Departments:  (Town of Orangetown):  The 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 Highway  Department,  Rockland  County  Sewer  District No.1,Rockland   County Department  of Health, and having reviewed  proposed  Site Plan by prepared  by Edward Gannon,  PLS and Joseph  Masiello,  P.E., Stantec  Consulting  Services, Inc., 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;

 

 

 

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PB#16-12: Pfizer, Inc. Site Plan –  Building  Addition  #222: Preliminary  Site

Plan Approval  Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 4of10

 

 

• 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 Thomas Warren and seconded by William Young and carried as follows: Kevin Garvey, Chairman, aye; Bruce Bond, Vice Chairman, absent; Michael Mandel, aye; William Young, aye; Robert Dell, aye; Thomas Warren, aye 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 application was GRANTED PRELIMINARY 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”.

 

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.

 

 

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PB#16-12: Pfizer, Inc. Site Plan –  Building  Addition  #222: Preliminary  Site

Plan Approval  Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 5of10

 

 

 

3. A location plan shall be provided to show where buildings 222 and 222A are located on the property. The buildings are located in the LI zone district only.

 

4. The zone district line shall be shown on the location plan.

 

5. The Zoning Table shows the total area of development as 203.3 acres;

however the property has been subdivided and shall be corrected to 22.9 acres.

 

6. The maximum floor area allowed is 0.5 and 0.53 is proposed. A Zoning Board of Appeals Variance needs to be sought from the Town of Orangetown Zoning Board of Appeals. (LI, Group QQ, Column 4).

 

7. The maximum land coverage in an LI zone district is 80%. The Zoning Table shall include the required and proposed values. From the data provided, it appears the new land coverage value is 89.34% which is greater than 80%. A Zoning Board of Appeals variance needs to be sought. (Notes to Use and Bulk Tables, Note 14).

 

8. The Short Environmental Assessment Form (SEAF), page 2 of 4, questions

#5a and #5b shall be answered “yes”. Question #9 shall be explained. The

SEAF needs to be3 signed and dated by the applicant.

 

9. The Drainage calculations that were supplied are insufficient. The applicant’s engineer shall prepare drainage calculations in accordance with NYSDLC Stormwater Management Stormwater Management Design Manual. The calculations shall show how zero net increase in runoff shall be achieved. Also, the calculations shall analyze the 2, 10, 25 and 100 year storms including hydrographs and routing through whatever system the engineer designs to handle both water quantity and water quality requirements as laid out in the NYSDEC SMDM.

 

10. A SWPPP shall be prepared for this Site Plan. The applicant’s engineer is reminded that this site has to address not only the “normal” sections of the NYSDEC SMDM, but also the redevelopment sections of the manual.

 

11. The location of the existing sanitary building connection shall be shown on the drawings, including any new “tie ins”.

 

12. Catch basin protection shall be added to the SESC plans.

 

 

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PB#16-12: Pfizer, Inc. Site Plan –  Building  Addition  #222: Preliminary  Site

Plan Approval  Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 6of10

 

 

 

 

13. The datum for the contours shall be given on the plans. Also, a note shall be added to the Site Plan indicating the source benchmark for the referenced

datum, including the BM elevation.

 

14. Copies of all correspondence, including any and all approvals, with the New York State Department of  Environmental Conservation,  U.S. Army  Corps of Engineers, the Rockland County Drainage Agency, etc., in connection with this proposed site plan, shall be supplied to the Planning Board and DEME, prior to signing the map.

 

 

 

15. Drainage Review Recommendation: The application has demonstrated that the project can provide mitigation of potential significant adverse impacts with respect to increase in stormwater runoff. The proposed pipe system can be modified to achieve the required no net increase in peak runoff rates. Brooker Engineering, the Town of Orangetown Planning Board Drainage Consultant, therefore recommends that the Pfizer, Inc. Site Plan for Building 222 Addition be approved for drainage subject to the following comments.

 

Project Description:  This is the first drainage review report for this project. The project is for a building addition, approximately 4,000 square feet, along the east side of Building 222 at the Pfizer campus. The area where the addition is proposed is currently grass, and stormwater runoff flows southeast to an existing parking lot with an existing storm drainage system.

 

Project Comments:

1. It appears there is a narrow courtyard between the exiting building and the addition. Additional detail shall be added in this area to demonstrate how stormwater runoff in this area will be drained.
2. The applicant has provided calculations that show the new eight inch pipe can provide flood storage. The calculations shall be performed in include the 2-, 10-, 25-, 50-, and 100-year, 24-hour rainfall dated included in the latest NYSDEC stormwater design manual. A control structure shall be added to demonstrate flood storage and the routing of peak flows under developed conditions to existing conditions levels. A large pipe will be required to achieve this mitigation; however, the Drainage Consultant believes this can be easily accomplished in an updated Site Plan.

 

 

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PB#16-12: Pfizer, Inc. Site Plan –  Building  Addition  #222: Preliminary  Site

Plan Approval  Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 7of10

 

 

 

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

 

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

Highways and all required permits obtained.

 

 

• A  review shall  be  completed  by the  New York  State  Department of

Transportation and all required permits obtained.

 

• 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 the peak rate of discharge from the site at all design points.

 

17. The Rockland County Highway Department held that based on the plans and information provided, the proposed action shall have no adverse impact on any County Road in the area. The proposed addition is within 500 feet from the closest County Road, a Rockland County Highway Department Work Permit will be required for the proposed development.

 

18. The Rockland County Health Department (RCDOH) reviewed the information provided and found that there are no RCDOH approvals needed for this application.

 

19. 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.

 

20. 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.

 

21. The Town of Orangetown Bureau of Fire Prevention reviewed the plan and offered the following comments. This information must be provided in order to further  comment  on the project:

• Provide detailed drawing of the addition and what specifically its use will be.
• Plans show temporary shut down and relocation of 12 inch fire main.

Please explain what does this main supply, Hydrant, sprinkler System?

 

 

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PB#16-12: Pfizer, Inc. Site Plan –  Building  Addition  #222: Preliminary  Site

Plan Approval  Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 8of10

 

 

 

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

Board assuming responsibilities of lead agency for SEQRA purposes:

-Town of Orangetown Zoning Board of Appeals

– Rockland County Sewer District No. 1

– Rockland County Department of Health

– Rockland County Highway Department

 

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

Preparation of Site Plans and Board Decisions prior to signing the final plans.

 

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

 

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.

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.

 

 

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PB#16-12: Pfizer, Inc. Site Plan –  Building  Addition  #222: Preliminary  Site

Plan Approval  Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 9of10

 

 

 

 

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 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 the Planning Board.

 

29. 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).

 

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

 

31. 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

 

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PB#16-12:  Pfizer,  Inc.  Site Plan –  Building   Addition   #222:  Preliminary Site

Plan  Approval  Subject  to Conditions/    Neg. Dec.

 

Town  of Orangetown   Planning   Board  Decision

March  23,  2016

Page 10of10

 

 

 

 

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

 

33. 33. 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.

 

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

 

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

 

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

Dated:  March 23,  2016           (    t fl A-     ~          ~nJY~

Cheryl  Coopersmith,    Chief ~~VS~s an’d Commissions

Town of Orangetown  Planning   Board

attachment

 

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NEGATIVE DECLARATION

Notice of Determination  of Non-Significance

 

PB#16-12: Pfizer, Inc. Site Plan –  Building  Addition  #222: Preliminary  Site

Plan Approval  Subject to Conditions/  Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

 

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:  Pfizer, Inc. Site Plan –  Building  Addition  #222: Preliminary  Site Plan Approval  Subject to Conditions/  Neg. Dec.

 

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 North Middletown Road, Pearl River, Town of Orangetown, Rockland County, New York, and as shown on the Orangetown Tax Map as Section 68.08, Block 1, Lot 5 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

 

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PB #16-13:  Celtic  Sheet  Metal  Site  Plan –  Final  Site  Plan Approval   Subject to Conditions    and  Conditional    Use Permit  Granted

 

Town  of Orangetown    Planning   Board  Decision

March  23, 2016

Page  1of11

 

TO:

 

 

FROM:

Steven  Grogg,  Mclaren  Engineering,    100 Snake  Hill  Road, West  Nyack,  New York

Orangetown    Planning   Board

 

 

 

 

RE:                 Celtic Sheet  Metal Site Plan: The application  of Celtic Sheet Metal, applicant,  for Olympus  of Americas,  owner,  (Donald  Brenner,  attorney for the applicant)  for Final Site Plan Review  and a Conditional  Use Permit for an addition to an existing  building  at a site to be known as “Celtic   Sheet  Metal  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 A of

the Code of the Town of Orangetown. The site is located at 1   Corporate Drive,

Orangeburg, Town of Orangetown, Rockland County, New York, and as shown on the Orangetown Tax Map as Section 73.20, Block 1, Lot 32 in the LIO zoning district.

 

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

Wednesday, March 23, 2016 the Board made the following determinations:

 

Steven Grogg and Donald Brenner appeared and testified. The Board received the following communications:

1. Project Review Committee Report dated March 16, 2016.
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 March 23, 2016.

3. An Interdepartmental memorandum from the Department of Environmental

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

Bruce Peters, P.E., dated March 21, 2016.

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

March 22, 2016.

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

Douglas Schuetz, Acting Commissioner of Planning, dated March 16, 2016.

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

Sonny Lin, P.E., dated March 16, 2016.

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

Scott McKane, P.E., Senior Public Health Engineer, dated February 25, 2016.

 

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PB #16-13: Celtic Sheet Metal Site Plan –  Final Site Plan Approval  Subject to Conditions  and Conditional  Use Permit Granted

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 2of11

 

 

 

8. Stormwater Pollution Prevention Plan prepared by Mclaren Engineering

Group, dated April 2015, revised February 2016.

9. A letter from Mclaren Engineering signed by Steven L. Grogg, P.E.., Vice

President, Site/Civil Division, dated February 16, 2016.

10. Copies of the following Board Decisions; ACABOR #16-13, Approved Subject to Conditions, dated February 18, 2016; ZBA #15-71, Side Yard, Rear Yard, Building Height, Section 6.4 Number of Loading Berths and Section 3.11 LIO

District refers to LO District Column 7 #2 Outdoor Loading Berths, Variances Approved, dated September 2, 2015 and PB #15-27, Preliminary Site Plan Approval Subject to Conditions/ Neg. Dec, dated May 27, 2015.

11. Site Plans prepared by Mclaren Engineering Group dated March 17, 2015: C-001: Cover Sheet, revised February 10, 2016

C-100: Overall Site Plan, revised February 10, 2016

C-101: Site Layout Plan, revised February 10, 2016

C-201: Site Grading Plan, revised February 10. 2016

C-301: Site Utility Plan, revised February 10, 2016

C-351: Site Lighting Plan, dated March 17, 2015

C-352: Site Planting Plan, dated March 17, 2015

C-353: Site Planting Plan Notes and Details, dated March 17, 2015

C-401: Soil Erosion and Sediment Control Plan, revised

February 10, 2016

C-501: Soil Erosion and Sediment Control Details

C-502: Details (Sheet 1   of 4), revised February 10, 2016

C-503: Details (Sheet 2 of 4) C-504: Details (Sheet 3 of 4) C-505: Details (Sheet 4 of 4)

C-801: Turning Radius and Sight Distance Details

2119   Survey of Property for Celtic Sheet Metal – Jay Greenwell, PLS, dated April 8, 2015, revised April 14, 2015.

12. Architectural Plans prepared by Victor Caruso, RA, dated November 3, 2015: A-1: Foundation Plan

A-2: Floor Plan

 

A-3: Elevation Sections A-4: Internal Elevations A-5: General Notes

A-6: General Notes

 

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

Public.

 

 

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PB #16-13:  Celtic  Sheet  Metal  Site  Plan –  Final  Site  Plan Approval   Subject to Conditions    and  Conditional    Use Permit  Granted

 

Town  of Orangetown    Planning   Board  Decision

March  23, 2016

Page 3of11

 

 

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

Hearing  portion of the meeting  by Thomas  Warren  and seconded  by William  Young and carried as follows:  Kevin Garvey,  Chairman,  aye; Bruce Bond, Vice-Chairman,   absent;  Michael  Mandel,  aye;

William  Young,  aye; Robert Dell, aye; Thomas  Warren,  aye and

Stephen  Sweeney,  aye.

 

CONDITIONAL   USE PERMIT

In view of the foregoing  and the testimony  before the Board, the application  was GRANTED  A CONDITIONAL   USE PERMIT,  pursuant  to Chapter 43, Section  8.1 of the Town of Orangetown  Zoning  Code. The Board made the following  Findings and Comments:

 

• The proposed use, size and character  is in harmony  with the development  in the district  in which  it is proposed  to be situated  and will not be detrimental  to the zoning  classification  of such properties.

 

• The proposed location  and size of the use, nature and intensity of operations  involved,  and the site layout in relation to access  streets will not be hazardous  to pedestrian  or vehicular  traffic.

 

• The proposed location of the use will not hinder or discourage development  or use of adjacent  land and buildings.

 

• The proposed use will not require additional  public services  or create fiscal  burdens  upon the Town of Orangetown  greater than those which characterize  uses permitted  by right.

 

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

 

SITE PLAN  REVIEW

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: 11At 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 #16-13: Celtic Sheet Metal Site Plan –  Final Site Plan Approval  Subject to Conditions  and Conditional  Use Permit Granted

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 4of11

 

 

 

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

 

3. The applicant shall comply with all pertinent  and applicable  conditions  of all Board Decisions;  ACABOR  #16-13,  Approved  Subject  to Conditions,  dated February  18, 2016; ZBA #15-71,  Side Yard, Rear Yard,  Building  Height, Section

6.4 Number of Loading  Berths and Section  3.11 LIO District refers to LO District

Column  7 #2 Outdoor  Loading  Berths, Variances  Approved,  dated September  2,

2015 and PB #15-27,  Preliminary  Site Plan Approval  Subject to Conditions/  Neg. Dec, dated May 27, 2015.

 

4. Prior to the issuance of a Building Permit for the fit out of the building, the applicant  shall appear at the Town of Orangetown  Zoning  Board of Appeals  for Performance  Standards  review regarding  the business  operation.  A Shell Only Building  Permit can be issued prior to appearing  before the Zoning  Board of Appeals  for Performance  Standards  review.

 

5. The Rainfall data in revised SWPPP is STILL incorrect.  The rainfall data that must be used for BOTH existing  and proposed  conditions  HAS to be the rainfall data provided  in the 2015 NYSDEC  Stormwater  Management  Design  Manual – existing  conditions  cannot be calculated  using the rainfall intensities  from  Paul Petretti’s  drainage  report from 2001.  As an example,  the rainfall intensity for the

100 year storm for this area is approximately  9.4 inches –  is to be used for both

pre and post analysis.  (The applicant  still needs to comply with condition  #12 of PB#15-27:  ‘The  Storm Water  pollution  Prevention  Plan is under review by DEME.   However,  it appears  that some of the rainfall  intensity values are a little low.  For example,  in the new/ updated  NYSDEC  Stormwater  Management Design Manual, the rainfall intensity for the 100 yr. storm for this area is approx.

9.4.  A formal  review will be mailed to the applicant’s  engineer  under a separate cover.”)

 

6. Drainage maps and stormwater facilities/  contech  systems/  CDS systems details  need to be provided  in SWPPP.  {The applicant  still needs to comply with condition  #13 of PB#15-27:  “Drainage  maps and proposed  stormwater  facilities details  shall be added to the SW PPP.”)

 

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PB #16-13: Celtic Sheet Metal Site Plan –  Final Site Plan Approval  Subject to Conditions  and Conditional  Use Permit Granted

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 5of11

 

 

 

7. Post construction stormwater maintenance agreement required – for both existing and proposed stormwater system – existing detention basin/ existing underground system/ batch basins/ piping/ proposed underground system/ CDC system. {The applicant still needs to comply with condition #15 of PB#15-27: “A post construction stormwater maintenance agreement (in accordance with NYSDEC Phase II regulations) 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.”)

 

8. Sanitary Sewer use for new addition with sanitary calculations: (The applicant still needs to comply with condition #16 of PB#15-27:”The applicant engineer shall submit information on the proposed sanitary use for this project.”)

 

9. SESC measures shall be shown around ALL proposed work – i.e. new parking areas along eastern property. (The applicant still needs to comply with condition

#17 of PB#15-27:” The soil erosion and sediment control plans and details are

under review by DEME.  However, erosion control measures appear to be missing in spots along the southern property lines, this shall be corrected.”)

 

10. The datum for the contours shall be given on the plans.

 

11. The plans as well as the SWPPP shall clearly indicate which stormwater

basin outlet structure shall be added to the drawings and included in the SWPPP.

 

12. The proposed modifications to the existing “above ground” stormwater basin outlet structure shall be added to the drawings and included in the SWPPP.

 

13. Drainage facilities shall be added to the proposed driveway parking areas to the west and south of the site. The ONE proposed new basin is not enough to handle the additional sheet flow.

 

14. A note shall be added to the Site Plan indicating the source benchmark for the referenced datum, including the BM elevation.

 

15. A Site Plan detail shall be added of the bollards to be located around the propane tank.

 

16. Drainage Review Recommendation: The application has provided sufficient information to demonstrate that the existing stormwater management basin can be modified against increase to peak stormwater runoff rates as a result of the project. Brooker Engineering, therefore recommends that the Celtic Site Plan be approved for drainage subject to the following comments.

 

 

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PB #16-13: Celtic Sheet Metal Site Plan –  Final Site Plan Approval  Subject to Conditions  and Conditional  Use Permit Granted

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 6of11

 

Continuation  of Condition  #16 ….

 

 

 

This is the second drainage review report for this project; the last review was dated May 21, 2015. The project consists of the expansion of the site at One Corporate Drive. A 55,692  square feet building addition (approximately 233′ x

239′) is proposed along the south side of the existing building. A loop road is proposed along the south and west side of the new building to connect the existing parking areas. The area is currently contains mostly grass cover, with some pavement just south of the building and wooded area along the southern

property line.

 

Stormwater runoff flows to the east towards the existing detention pond along Blaisdell Road and north towards Corporate Drive. The drainage report includes these two points of interest in the calculations for potential impacts. The drainage calculations also conservatively utilize the 24-hour rainfall totals in place at the time of the original approval for existing conditions and current 24-hour rainfall totals in place today for proposed conditions. This is a conservative approach in that the existing conditions peak flow rates are lower than what would be calculated by today’s standards, and the routing calculations demonstrate the facility can mitigate to the lower standard.

 

 

Project    Comments

The Drainage Consultant had the following drainage comments for the Planning

Board:

1. As per the May 21, 2015 drainage review report, verify the delineation of the east subarea used in the drainage report. The portion of the access road to Blaisdell Road that is lower in elevation than the existing catch basin with a top of catch basin curb piece elevation of 86.03 bypasses the detention basin and shall not be included in the subarea that gets routed through the basin.
2. As per the May 21, 2015 drainage report, verify if off-site runoff from the west flows east onto the site and enters the detention system; if so, the drainage calculations shall be updated to reflect this.
3. Provide details for the two outlets structures and show the proposed modifications.
4. Modifications to the north area have been eliminated for this revision; no detention is proposed in this area. The “North Underground Detention”

Detail on Drawing C-504 shall be removed from the Site Plan.

 

17. 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 Rockland County Highway Department and all required permits obtained. In addition, the comments in the May 27, 2015 letter from them must be met.

 

 

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PB #16-13:  Celtic  Sheet  Metal  Site  Plan –  Final  Site  Plan Approval   Subject to Conditions    and  Conditional    Use Permit  Granted

 

Town  of Orangetown    Planning   Board  Decision

March  23, 2016

Page 7of11

 

 

 

Continuation    of Condition   #17 ….

 

 

 

• The  comments  in the  February  25, 2016  letter from  the  Rockland  County

Health  Department  shall be met.

 

 

• The Borough of Old Tappan,  New Jersey  must be given the opportunity  to review  the  proposed  site  plan,  and  provide  their  comments  or concerns. Any raised concerns  must be addressed.

 

 

• The fire department connections  shall  be designated  on the site plan and kept clear for easy access  by emergency  response  vehicles.

 

• The site plan legend  shows  a symbol  for porous  pavement.   It is not clear where  these  porous  pavement  parking  spaces  are located.   These  areas should  be highlighted  with the symbol  and labeled,  or the symbol  removed from the legend.

 

• A new  propane  tank  is illustrated  on the  site  plan.   We  recommend  that bollards  be  located  around  the  tank  to  protect  the  tank  from  being  hit, especially  since it is directly adjacent  to one of the loading docks.

 

• Elsewhere on  the  site  plan,  one  of  the  parking  areas  has this  label  as porous  pavement.   Are  all of the  parking  spaces  that  have this  shading  a light  duty  pavement   that   is  porous   or  only  the  three   parking   spaced located  in the  northwest   corner  of the  site,  and  the  new  spaced  by the main entrance?  This must be clarified.
• It  shall   be   demonstrated    that   there   is   adequate    turning    radii   and maneuverability   on site for fire apparatus.

 

• 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 the peak  rate of discharge  from  the site at all design  points.

 

 

• A stormwater  pollution  prevention  plan (SWPPP)  was  not provided.   The SW PPP, if required  shall conform  to the current  regulations,  including  the New  York  state  Stormwater   Management   and  Design  Manual  (January

2015)  and local ordinance.

 

 

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PB #16-13: Celtic Sheet Metal Site Plan –  Final Site Plan Approval  Subject to Conditions  and Conditional  Use Permit Granted

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 8of11

 

18. The Rockland County Department of Highways reviewed the plans and offered the following comments:

 

• The available sight distance along both sides of Blaisdell Road at the access shall be shown on the drawings.

 

• Drainage calculations shall be prepared to show zero net increase in the peak rate of discharge for storm sewer toward Blaisdell Road and show how the runoffs are conveyed to the existing underground detention basins and outlet structures.

 

• A copy of SWPPP shall be provided for review.

 

o      A  Rockland County Highway Work Permit will be required for the proposed development prior to the start of any construction on site.

 

• Separate additional Rockland County Highway Department Road Opening Permits will be required for any sewer, utility or drainage improvements that may be necessary which require disruption to the paved roadway surface within Blaisdell Road.

 

19. The Rockland County Department of Health (RCDOH) reviewed the plan and offered the following comments:

• Application is to be made to the Rockland County Department of Health for the extension of the private sanitary sewer main.

 

 

• Application is to be made to the RCDOH for review of the storm water management system for compliance with the County Mosquito Code.

 

20. The Town of Orangetown Fire Prevention Bureau had the following comments in regard to the addition of 55,000+ Building:

 

• Engineer and extend the existing Fire Sprinkler NFPA compliant Fire Sprinkler system. Maintain according to NFPA 25.

 

• The proposed Fire Sprinkler system addition must be designed to protect the hazard. The Fire Sprinkler system must be submitted to the Bureau for approval before work commences.

 

• Extend the existing Fire Alarm system. The proposed Fire Alarm plans shall be submitted to the Bureau for approval prior to the commencement of work.

 

• Install and maintain Portable Fire Extinguishers as per NFPA 10.

 

• Install and maintain Emergency lighting as per NEC.

 

• Apply for and maintain Certificate of Compliance Fire Safety with the Bureau of

Fire Prevention.

 

 

• Show Fire Zones/ Fire Lanes a9R 1~~w~I~~~AR~~Iatus access on Final

Approved Site Plan. Show requi~’d Sitfh~fgean’d’ maintain all signs.

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PB #16-13: Celtic Sheet Metal Site Plan –  Final Site Plan Approval  Subject to Conditions  and Conditional  Use Permit Granted

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 9of11

 

 

 

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

Preparation of Site Plans and Board Decisions 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 preserve 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.

 

 

 

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PB #16-13: Celtic Sheet Metal Site Plan –  Final Site Plan Approval  Subject to Conditions  and Conditional  Use Permit Granted

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 10of11

 

 

 

 

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. 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.

 

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

 

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), 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).

 

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

 

Ol   TL  LJ8   S 2   Hdl:J 9102

 

PB #16-13:   Celtic  Sheet  Metal  Site Plan –  Final   Site  Plan Approval  Subject to Conditions  and Conditional   Use  Permit  Granted

 

Town of Orangetown  Planning   Board  Decision

March  23,  2016

Page 11 of 11

 

 

 

 

Override

The Board made a motion  to override Condition #8 of the  March 16,   2016  letter

from Rockland  County Department of Planning, signed  by Douglas Schuetz, Acting Commissioner   of Planning,  for the following  reasons:

 

e       #8. A map not for the bulk table  indicates  that variances were obtained for side yard, rear yard, maximum height  and the number  of loading berths from the Town of Orangetown  Zoning  Board of Appeals on  September 2,

2015. 201 In our last  review dated May 15,  2015,  one of our conditions  which was incorporated into the decision   of the Planning   Board,  as noted in the minutes  was that we requested  the opportunity    to review any  variances which may be necessary  to implement   the proposed Site Plan.  We are also  in receipt of the minutes from the  Zoning Board of Appeals hearing held on September 2,  2015.    However,  to date  no General Municipal   Law referral was sent to this  department   or to any other agencies  that may want  to  comment  on  the  needed   variances.      We  again  request the opportunity   to review all required  variances   needed to order to implement the  proposed  site   plan.    The  variance   application  must be  sent to the Rockland  County Highway Department and to the Borough  of Old Tappan,

NJ.

 

The Board held  that interested  parties had the opportunity to review and comment on the Site Plan at the Preliminary Site  Plan review  circulation.

 

A motion  to override  the condition   was made  and moved by Thomas

Warren  and seconded  by William Young and carried as follows: Kevin Garvey, Chairman,   aye; Bruce Bond, Vice Chairman, absent;

Michael   Mandel  aye;  William Young,  aye;  Stephen Sweeney,  aye;  Robert

Dell,  aye and  Thomas Warren, aye.

 

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

 

Ll,

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  23,  2016                            O_  ~   ~£),~“.£jf}

Cheryl  Coopersmith,    Chief  Clerk   Bqrrci~ and Co~\;i~~~~;~

Town of Orangetown Planning Board

 

 

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PB #16-14:  Brightview  Senior   Living   Lake  Tappan   Plan:  Final  Site  Plan

Approval   Subject   to Conditions

 

 

Town  of Orangetown    Planning   Board  Decision

March  23, 2016

Page  1of13

 

TO:

 

FROM:

Donald Brenner,  4 Independence  Avenue,  Tappan, New York 10983

Orangetown  Planning  Board

 

 

RE:                 Brightview  Senior  Living Lake Tappan  Site Plan: The application  of

Shelter  Development  LLC, applicant  for Hegarty  Homes, owner,  (Donald

Brenner,  attorney for the owner), for Final Site Plan Review, at a site to be known as “Brightview  Senior  Living   Lake  Tappan  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 31 Hunt Road, Pearl River, Town of Orangetown,  Rockland  County,  New York, and as shown on the Orangetown  Tax Map as Section  73.15, Block 1,  Lot 1 O;   in the R-80 zoning district.

 

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

Wednesday, March 23, 2016, the Board made the following determinations:

 

Donald Brenner, Diego Villareale and Christine Castaldo appeared and testified. The Board received the following communications:

1. Project Review Committee Report dated March 16, 2016.
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 March 23, 2016.
3. An Interdepartmental memorandum from the Department of Environmental Management and Engineering (DEME), Town of Orangetown, signed by Bruce Peters, P.E., dated March 18, 2016.
4. A letter from Brooker Engineering, signed by Kenneth DeGennaro, P.E., dated

March 22, 2016.

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

Schuetz, Acting Commissioner, dated March 23, 2016.

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

Sonny Lin, P.E., dated March 23, 2016.

7. A letter from the Rockland County Drainage Agency, signed by

Vincent Altieri, Executive Director, dated March 14, 2016.

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

Scott McKane, P.E., Senior Public Health Engineer, dated February 26, 2016.

9. A letter from the New York State Department of Environmental Conservation, Region 3, signed by Jean McAvoy, Division of Environmental Permits, dated October 19, 2015.

 

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02 11 lJl:1    S2   HdU   9102

 

 

 

 

PB #16-14:  Brightview    Senior  Living   Lake  Tappan   Plan:  Final  Site  Plan

Approval   Subject   to Conditions

 

 

Town  of Orangetown    Planning   Board  Decision

March  23, 2016

Page 2of13

 

 

 

10. An Interdepartmental memorandum  from the Bureau of Fire Prevention, Town of Orangetown,  signed  by Michael  Bettmann,  Chief Fire Inspector,  dated March 14, 2015.
11. 11. Copies of the following  Board  Decisions:  ACABOR  #16-03,  Approved  Subject

to Conditions,  dated January  7,  2016, ZBA #15-90,  dated  November  18, 2015: Special  Permit for Front Yard,  Rear Yard Parking Spaces,  Floor Area Ratio, Sign Size and Location,  Approved;  and PB #15-40,  Preliminary  Site Plan Approval Subject to Conditions,  Neg.  Dec.,   dated September  9, 2015.

12. 12. Site Plans prepared by JMC Site Development  Consultants  dated

June 8, 2015,  revised  February  18, 2016:

• SP-1: Cover Sheet
• SP-2: Site Existing Conditions  Plan
• SP-3: Off Site Conditions  Plan
• SP-4: Site Demolition  Plan
• SP-5: Off-Site  Demolition  Plan
• SP-6: Site Layout  Plan
• SP-7: Off-Site  Layout  Plan
• SP-8:  Site Grading  Plan
• SP-9: Off-Site  Grading  Plan
• SP-10:  Site Utilities  Plan
• SP-11:  Off-Site  Utilities  Plan
• SP-12:  Site Erosion and Sediment  Control  Plan
• SP-13:  Off-Site  Erosion  and Sediment  Control  Plan
• SP-14:  Site Landscaping  Plan
• SP-15:  Site Landscaping  Plan
• SP-16:  Site Lighting  Plan
• SP-17:  Sanitary  Sewer and Water  Main Profile
• SP-18:  Storm Sewer  Profiles
• SP-19:  Road Profiles
• SP-20:  Construction  Details
• SP-21:  Construction  Details
• SP-22:  Construction  Details
• SP-23:  Construction  Details
• SP-24:  Construction  Details
• SP-25:  Construction  Details
• SP-26:  Construction  Details
• SP-27:  Fire Access  Plan

13. Architectural Drawings, unsigned/  unstamped,  dated as noted, prepared  by

JSA Architects:

Sheet  1  :   First Floor Plan Sheet 2: Second  Floor Plan Sheet 3: Third Floor Plan

Sheet 4: Proposed  North Exterior  Elevations,  dated  February  18, 2016

Sheet  5: Proposed  South  Exterior  Elevations,  dated  February  18, 2016

Sheet 6: Proposed  East & West  Exterior  Elev~~n~~:-9~t~q-            ,.

February18,2016                                        —     ·-·      .:110   U!}iOl

 

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PB #16-14: Brightview  Senior Living  Lake Tappan Plan: Final Site Plan

Approval  Subject to Conditions

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 3of13

 

 

 

14. A Stormwater Pollution Prevention  Plan, prepared  by JMC, dated June 8,

2015, last revised  February  18, 2016.

15. A copy of the Building Permit Referral dated  May 8, 2015, signed  by Rick

Oliver, Building  Inspector.

 

 

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

 

Public Comment:

Dennis Scherer,  599 Orangeburg  Road, Pearl River, and a member  of the

American  Legion, stated that he supported  the development.

 

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:  Kevin Garvey, Chairman,  aye; Bruce Bond, Vice-Chairman,   absent;  Michael  Mandel, aye;

William  Young,  aye; Robert Dell, aye; Thomas  Warren,  abstain  and

Stephen  Sweeney,  aye.

 

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

 

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

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

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

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

 

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

 

3. The applicant shall comply with all pertinent and applicable  conditions  of all previous  Board Decisions:  ACABOR  #16-03, Approved  Subject  to Conditions, dated January  7, 2016, ZBA #15-90, dated  November  18, 2015: Special  Permit for Front Yard,  Rear Yard Parking  Spaces,  Floor Area  Ratio, Sign Size and Location,  Approved;  and PB #15-40, Preliminary  Site Plan Approval  Subject to Conditions,  Neg. Dec., dated September  9, 2015.

 

4. A Cross Section profile of the berm located in the extreme  eastern  portion the property  shall be added to the plans.

 

5. Sanitary calculations for the proposed  site, prepared  and sealed by a New York State Licensed  Professional  Engineers,  shall be submitted  to DEME for review and approval.

 

02 11 LJH      s 2   Hdl:l  srnz

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PB #16-14:  Brightview    Senior   Living   Lake Tappan   Plan:  Final  Site  Plan

Approval   Subject   to Conditions

 

Town  of Orangetown    Planning   Board  Decision

March  23, 2016

Page 4of13

 

 

 

6. The supplied SWPPP and related drainage  calculations  are currently  review by DEME.  A review of same will be sent to the applicant’s  engineer  under separate  cover.   However, the total area of disturbance  shall be listed in the SWPPP  and on the drawings.   Also, the stormwater  design  shall up the 24 hour rainfall amounts  listed in the NYS Stormwater  Management  Design Manual (for

example  1 OOyr   24hr = 9.2 –  9.4 inches not 8.91). List TOTAL area of disturbance

on drawings and in SWPPP.

 

7. The designed infiltration systems appear to have no overflow exhaust piping. The drawing will be modified to show overflow piping for the proposed infiltration systems. If overflow piping is not being implemented for this design, the applicant’s engineer shall explain in the SWPPP and show by calculation what is to happen if the system(s) are to overflow (where will the overflow go, what will be the rate and volume of any overflows, etc.)

 

8. There are no drainage facilities shown along the proposed main entrance to the site from Hunt Road. Drainage facilities must be added along the main entrance as well as at the intersection with Hunt Road. The runoff this system collects must be collected and treated and be accounted for in the SWPPP.

 

9. If the proposed sanitary sewer main is to be given to the Town of Orangetown for maintenance purposes, a 20 foot wide easement over the main, as well as an access easement, shall be depicted on the drawings. The applicant shall show legal to DEME, the Town Attorney’s Office and the Planning Board, to obtain access/maintenance of the easements in all of the private properties that the

main will be located on and the ability to transfer to the Town of Orangetown. Said easement(s) hall be submitted to DEME and the Town Attorney’s Office for review and approval.

 

10. A post construction stormwater maintenance agreement (in accordance with NYSDEC Phase II regulations) 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.

 

11. The sentence in Note #2 on the Manhole A & B details, drawing PSP 9, which reads “The covers shall have vent holes”, shall be removed. Also, the references to a manhole cover in these details shall be revised to state that the manhole cover shall be a Campbell Foundry Type 1012 B or equal (not an

11078.) The Manhole frame cover with cover details, including Town name and date, shall be included on the drawings.

 

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PB #16-14: Brightview  Senior Living  Lake Tappan Plan: Final Site Plan

Approval  Subject to Conditions

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 5of13

 

 

 

12. The applicant is advised that the Town of Orangetown has a new F.O.G. (Fat, Oil and Grease) program, which must be complied. The applicant shall contact the Town’s F.O.G. Coordinator to determine how this criteria will be applicable for this application.

 

13. The applicant is advised that because the facility is to have a functioning/ commercial kitchen to serve the residents, an appropriately sized grease trap will be required.

 

14. The proposed retaining walls along the main entrance road – drawing PSP

#3, indicate retaining walls and fencing by others. The design of these walls and safety fencing needs to be a part of this application. The applicant shall supply said information for review and approval.

 

15. All existing easements and dedications shall be shown on the plan, including page and liber or instrument number and ownership.

 

16. Copies of all correspondence, including any and all approvals, with the New York State Department of  Environmental Conservation,  U.S. Army  Corps of Engineers, the Rockland County Drainage Agency, etc., in connection with this proposed site plan, shall be supplied to the Planning Board and DEME, prior to signing the map.

 

17. The revised SWPPP and related drainage calculations are currently under review by DEME. A review of same will be sent to the applicant’s engineer under separate cover.

 

18. The total area of disturbance shall include the utility connections for the existing homes along the private driveway to the ball fields, as shown on drawing SP-10. Also, the area shown encompassing the total area of disturbance, drawing SP-4 and SP-5, shall encompass these proposed utility connections as well.

 

19. The proposed sanitary sewer main to be easemented to the Town shall be realigned to eliminate the large amount of changes indirection and the number of manholes. Also, the applicants shall provide access easements over the proposed main AND over the road to the ball field so the Town can physically get to the mains. This access easement shall be reflected on the drawings.

 

20. Contrary to statements made at the PRC meeting, drawing SP-C appears to show road improvements along the access road to the American Legion property (i.e. new pavement being placed along the north side of the road/ entrance off of Hunt Road being widened/ the saw cutting and connection to the proposed eastern road/ parking area for Brightview.) As stated in PB #15-40, condition #27, any work improvements along this road need to be included in the drainage calculations, SWPPP, the area of disturbance, and the limit of disturbance boundary.

 

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02 11 L.H-J        S2   HdtJ  910Z

 

PB #16-14: Brightview  Senior Living  Lake Tappan Plan: Final Site Plan

Approval  Subject to Conditions

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 6of13

 

 

 

21. The SWPPP shall indicate the total amount of cut and fill contemplated for this site plan and a drawing showing the cut and fill areas shall be added to the plans.

 

22. The Post Construction Stormwater Maintenance Agreeme3nts shall include checklists for the underground detention systems, catch basins and piping.

 

23. On drawing SP-8, there appears to be some discrepancy between the existing and proposed contours in the area of SMH #7/ American Legion parking area) i.e. existing grading of 87.0 and proposed grading of 86, yet no indication of how contour/ elevation 87 will be “completed” tied in.)

 

24. Drawing SP-19 has profiles for three driveways. These driveways shall be labeled and stationed of the plan views.

 

25. The “end” of the proposed sanitary sewer easement, near proposed sanitary manhole #8 shall be more clearly defined on all the drawings. Also, the metes and bounds for the proposed easement shall be given on the plans.

 

26. The proposed contouring and swale, along the main entrance road shall be shown on the landscape plan, drawing SP-15.

 

27. A large scale drawing of the Exploration Location Plan, found in the SWPPP

shall be added to the plans.

 

28. On the SESC plan, show and describe in more detail, the stabilization measures that will be taken to maintain the proposed slope during and after construction.

 

29. Iron pins shall be drawn and labeled at each property corner.

 

30. The Drainage Consultant to the Planning Board, Brooker Engineering reviewed the application and found that the application has provided support information to demonstrate mitigation of increases to peak stormwater runoff rates can be achieved and therefore recommends that the Brightview Senior Living Site Plan be approved for drainage subject to the following comments:

 

 

 

02 11 LJB     sz  Hd’d   srnz

 

 

 

PB #16-14: Brightview  Senior Living  Lake Tappan Plan: Final Site Plan

Approval  Subject to Conditions

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 7of13

 

Continuation  of Condition  #30 .••

 

 

 

This is the second drainage review report to the Planning Board for this project; the last report was dated September 8, 2015. The project is for two separate applications; one for the American Legion parking improvements and one for the Brightview Senior Housing project. With respect to drainage, the two applications are potentially distinct in terms of constructability; however, since the drainage report and site plans were prepared in a combined manner the Drainage Consultant has prepared its drainage review response in a combined manner.

 

The Brightview development is located on a ridge southwest of the intersection of Hunt Road and Orangeburg Road and the majority of stormwater runoff from the site flows northwest toward Lake Tappan. There is a large well-draining natural depression along the ridge that, when combined with the dense woods and ground cover, results in nominal surface runoff from the site under existing conditions. The drainage report models this low surface runoff under existing conditions in a suitable manner which results in a conservative drainage design.

 

 

 

Five different drainage design points of interest are analyzed with respect to potential impacts for drainage. Three of these design points utilize stormwater infiltration to provide no surface water runoff under proposed conditions. An overall net decrease in peak flow rates from the property are demonstrated by the stormwater management report.

 

 

Project    Comments

1. While the overall site shows a reduction in peak runoff rates, Design Points 1 (located near the intersection of Hunt Road and Orangeburg Road) shows a modest increase in peak runoff rates. The drainage report shall demonstrate that the swale along the south side of Orangeburg Road from Design Point 1  to Lake Tappan has the capacity to convey this increase in runoff to Lake Tappan.  It is noted that at Lake Tappan, the entire site produces no net increase in peak runoff rates.
2. The First Floor Elevation of the building has been changed to elevation

88.67. There are a few locations along the north side and northeast

comer of the building where there the slope near the building is very flat or pitched toward the building; this shall be revised.

3. As per the September 8, 2015 report, additional detail is needed for the access road to Hunt Road. The design calls for a cross slope to the north to direct runoff to a grassy swale north of the new road. A section shall be provided through this area, including the cross slope and grassy swale dimensions. The intent and function of this swale needs to be shown more clearly on the plan to ensure proper construction and avoid runoff from the road bypassing the swale and entering Hunt Road.

 

 

 

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PB #16-14: Brightview  Senior Living  Lake Tappan Plan: Final Site Plan

Approval  Subject to Conditions

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 8of13

 

 

 

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

 

1. The comments in the March 23, 206 letter from the County of Rockland Department of Highway must be met. All required permits must be obtained. In addition, the comments in the October 21, 2015 letter must be met.

 

2. A review shall be done by the  Rockland County Department of Public Transportation to determine that there is sufficient maneuverability on site for them to  pick-up or discharge residents who might want to  use the service.         In addition, a minimum height of 11  feet of must be provided under the portico to ensure that there is sufficient height for the TRIPS buses to serve the facility.

 

3. The comments in the February 28, 2016 letters from the Rockland county

Department of Health must be met.

 

4. Water is a scarce resource in Rockland County; thus proper planning and phasing of this project are critical to supplying the current and future residents of the Villages, Towns, and County with an adequate supply of water. In any public water supply improvements are required; engineering plans and specification or these improvement shall be reviewed and approved by the Rockland County Department of Health prior to construction in order to ensure compliance with Article 11, Drinking Water Supplies of the Rockland County Sanitary Code and Part 5 of the New York State Sanitary Code.

 

5. For installation of a sanitary sewer system, engineering plans and specifications shall be reviewed and approved by the Rockland County Department of Health prior to construction.

 

6. The fire zones must be clearly marked on the Site Plan. Access to the fire zones shall be unimpeded by other parking areas and maneuverability on the site feasible.

 

7. A review must be completed by the local fire department and the County of Rockland Office of Fire and Emergency Services to ensure that there is sufficient maneuverability on-site for emergency vehicles.

 

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PB #16-14: Brightview  Senior Living  Lake Tappan Plan: Final Site Plan

Approval  Subject to Conditions

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 9of13

 

 

 

Continuation  of Condition  #31 …..

 

8. As required in Section 6.52, any part of any off-street parking area with five or more spaces and any loading berth located in or within 50 feet of any R district or R district use shall have a screen between the same and all lots within such R district, including those, if any, located across a residential street. The Planning Board must determine if the proposed landscaping is sufficient to provide this screening.

 

9. Since a portion of the parking area serving the  proposed senior living facility is located on Tax parcel 73.15-1-2, a cross access and parking easement area must be provided.

 

10. A separate site  plan  must  be  provided for  the  proposed  parking lot extension for tax parcel 73.15-1-2.
11. 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.

 

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

 

32. Rockland County Department of Highways reviewed the plans and information provided and offered the following remarks for consideration:
33. The proposed monument sign is located at the Southwest corner of Orangeburg Road (aka Veterans Memorial Drive) and Hunt Road intersection. Orangeburg Road is a county road. It is recommended the proposed monument sign to be located on the inside face of the easement line or designated street line. Sight line shall not be obstructed. Furthermore, the sign shown with two (2) pillars shall be a breakaway type with a sign support post, an anchor post and a breakaway component conforming with MUTCED and AASHTO requirements.
34. A Rockland County Work Permit will be required prior to any proposed construction on site.

 

33. 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.

 

 

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PB #16-14: Brightview  Senior Living  Lake Tappan Plan: Final Site Plan

Approval  Subject to Conditions

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 10of13

 

 

 

34. Rockland County Department of Health (RCDOH) reviewed the plans and offered the following comments:

• Approval by RCDOH will be needed for the sanitary sewer system.

Downstream sewer capacity analysis is to be included in the submission.

• Application is to be made to the RCDOH for a water main extension. This

Application is to be made through United Water New York.

• Application is to be made to RCDOH for review of the Storm Water

Management System for compliance with the County Mosquito Code.

 

35. The Town of Orangetown Fire Prevention Bureau (Bureau) had the following comments:

 

• All roadways, bridges, etc.  must be capable of supporting at least

75,000 lbs.

• All roadways must accommodate a turning radius for a fire department aerial ladder with a wheel base of 261 inches minimum.
• The long driveway which appears to be in excess of 1350 feet must have a Turnaround that is approved by the Bureau for emergency vehicles.
• All roadways with fire hydrants must have a minimum width of 26 feet; to accommodate aerial apparatus.
• All areas other than the designated marked parking spaces on the Site Plan, dated June 8, 2014, will be designed as Fire Lanes and must be Signed and Striped, as required by the Bureau.
• Private Fire Hydrants are requested in the area of the Main Entrance, Northeast corner of the building and by the entrance to the rear service area. Exact locations to be determined.
• Clarify the type of construction to be proposed for the 3 story structure.
• Clarify the location of the Sprinkler Riser and Fire Department Connection.
• Fire Department aerial ladder access must be provided as follows: Front entrance driveway and along the entire east side of the building. At least one of the required access routes meeting these criteria shall be located within a minimum of 15 feet and a maximum of 30 feet from the building. All access roads must be 26 feet wide.
• No road shall exceed a 10% grade.
• Any dead ends in excess of 151 feet must be provided with a turnaround approved by the Bureau.
• Roadway gates shall be approved by the Bureau of Fire Prevention.
• Asphalt or maintained grass crete shall be provided in the rear of the building at a minimum width of 26 feet for emergency access only
• Prior to Final Site Plan Approval, an engineered drawing showing all of the above conditions shall be noted on 1 sheet and provided to the Bureau for review and approval.

 

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PB #16-14:  Brightview    Senior   Living   Lake Tappan   Plan:  Final  Site  Plan

Approval   Subject   to Conditions

 

Town  of Orangetown    Planning   Board  Decision

March  23, 2016

Page  11  of 13

 

 

 

36. The New York State Department of Environmental Conservation  (DEC)

reviewed the plans and offered the following:

ca      There are no water bodies that appear on the DEC’s maps at the project site identified. Therefore, if there is a stream or pond outlet present at the site with year-round flow, it assumes the classification of the watercourse into which it fees, Lake Tappan, Class A, and a Protection of Waters permit is required. If there is a stream or pond outlet present at the site that runs intermittently (seasonally), it is not protected, and a Protection of Water permit is not required.

 

a                   DEC has reviewed the State’s Natural Heritage records and determined that the site is located within or near records of the following state-listed species: Bald eagle, Haliaeetus  /eucocepha/us  (threated). An Article 11, Title 5 Section 535 of Environmental Conservation Law Incidental ‘Take” Permit may be required, please contact Lisa Masi of Wildlife at

845-256-2257.

 

• The statewide inventory of archaeological resources maintained by the New York State Museum and the New York State Office of Parks, Recreation, and Historic Preservation were reviewed. These records indicate that the project is located within an area considered to be sensitive with regard to archaeological resources.

 

• Other permits may be required for the project now or in the future.

Applicant should contact NYSDEC.

 

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

Preparation of Site Plans and Board Decisions prior to signing the final plans.

 

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

 

39. 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.

 

40. 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 preserve 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:

 

 

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PB #16-14: Brightview  Senior Living  Lake Tappan Plan: Final Site Plan

Approval  Subject to Conditions

 

Town of Orangetown  Planning  Board Decision

March 23, 2016

Page 12of13

 

Continuation  of Condition  #40 …

 

 

 

• 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.

 

41. 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.

 

42. 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.

 

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

 

 

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PB #16-14:    Brightview Senior  Living Lake  Tappan  Plan:  Final Site Plan

Approval Subject  to Conditions

 

Town of Orangetown  Planning Board  Decision

March  23, 2016

Page 13of13

 

 

 

44. 44. 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 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).

 

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

 

46. 46. 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

 

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

 

 

 

The foregoing Resolution was made and  moved by Stephen  Sweeny and seconded by William Young and  carried as follows:  Kevin Garvey, Chairman,

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

 

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PB #16-15: American  Legion Site Plan –  Parking Facility:  Final Site Plan

Approval  Subject to Conditions

Town of Orangetown  Planning  Board Decision

 

March 23, 2016

Page 1of8

 

TO:

 

FROM:

Donald Brenner, 4 Independence Avenue, Tappan, New York 10983

Orangetown Planning Board

 

 

RE:               American Legion Parking Site Plan – Ancillary Parking Facilities (Shelter Development LLC – Brightview Senior Living Tappan Site Plan): The application of Shelter Development LLC, applicant for American Legion Post

#1199, owner, (Donald Brenner, attorney for the owner), for Final Site Plan

Review, at a site to be known as “American  Legion Parking 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 61 Hunt Road, Pearl River, Town of Orangetown, Rockland County, New York, and as shown on the Orangetown Tax Map as Section 73.15, Block 1, Lot 2; in the R-80 zoning district.

 

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

Wednesday,  March 23, 2016, the Board made the following determinations:

 

Donald Brenner, Diego Villareale and Christine Castaldo appeared and testified. The Board received the following communications:

1. Project Review Committee Report dated March 16, 2016.
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 March 23, 2016.

3. An Interdepartmental memorandum from the Department of Environmental Management and Engineering (DEME), Town of Orangetown, signed by Bruce Peters, P.E., dated March 18, 2016.
4. A letter from Brooker Engineering, signed by Kenneth DeGennaro, P.E., dated

March 22, 2016.

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

Scott McKane, P.E., Senior Public Health Engineer, dated February 26, 2016.

6. A letter from the New York State Department of Environmental Conservation, Region 3, signed by Jean McAvoy, Division of Environmental Permits, dated October 19, 2015.
7. Copies of the following Board Decisions: ACABOR #16-03, Approved Subject to Conditions, dated January 7, 2016, ZBA #15-90, dated November 18, 2015: Special Permit for Front Yard, Rear Yard Parking Spaces, Floor Area Ratio, Sign Size and Location, Approved; and PB #15-41, Preliminary Site Plan Approval Subject to Conditions, Neg. Dec., dated September 9, 2015.

 

t2   11  W8   S2  HdtJ   9102

 

PB #16-15: American  Legion Site Plan –  Parking Facility:  Final Site Plan

Approval  Subject to Conditions

Town of Orangetown  Planning  Board Decision

 

 

March 23, 2016

Page 2 of 8

 

 

 

8. Site Plans prepared by JMC Site Development Consultants dated

June 8, 2015, revised February 18, 2016:

• SP-1: Cover Sheet
• SP-2: Site Existing Conditions Plan
• SP-3: Off Site Conditions Plan
• SP-4: Site Demolition Plan
• SP-5: Off-Site Demolition Plan
• SP-6: Site Layout Plan
• SP-7: Off-Site Layout Plan
• SP-8: Site Grading Plan
• SP-9: Off-Site Grading Plan
• SP-10: Site Utilities Plan
• SP-11: Off-Site Utilities Plan
• SP-12: Site Erosion and Sediment Control Plan
• SP-13: Off-Site Erosion and Sediment Control Plan

e     SP-14: Site Landscaping Plan

• SP-15: Site Landscaping Plan
• SP-16: Site Lighting Plan
• SP-17: Sanitary Sewer and Water Main Profile
• SP-18: Storm Sewer Profiles
• SP-19: Road Profiles
• SP-20: Construction Details
• SP-21: Construction Details
• SP-22: Construction Details
• SP-23: Construction Details
• SP-24: Construction Details
• SP-25: Construction Details
• SP-26: Construction Details
• SP-27: Fire Access Plan

9. A Stormwater Pollution Prevention Plan, prepared by JMC, dated June 8,

2015, last revised February 18, 2016.

10. A copy of the Building Permit Referral dated May 8, 2015, signed by Rick

Oliver, Building Inspector.

 

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 Stephen Sweeney and seconded by William Young and carried as follows: Kevin Garvey, Chairman, aye; Bruce Bond, Vice-Chairman, absent; Michael Mandel, aye; William Young, aye;

Robert Dell, aye; Thomas Warren, abstain and Stephen Sweeney, aye.

 

!2 11  lJ8    S2 HdH   9102

 

PB #16-15: American  Legion Site Plan –  Parking Facility:  Final Site Plan

Approval  Subject to Conditions

Town of Orangetown  Planning  Board Decision

 

March 23, 2016

Page 3 of 8

 

 

 

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.”

 

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 submit a separate  Site Plan for this application.  The Site Plan shall have a Title Block noting the plan as “American  Legion Parking  Facility Site Plan”.

 

 

4. The applicant shall comply with all pertinent and applicable  conditions  of all previous  Board Decisions:  ACABOR  #16-03, Approved  Subject to Conditions, dated January  7, 2016, ZBA #15-90, dated  November  18, 2015: Special  Permit for Front Yard, Rear Yard Parking Spaces,  Floor Area Ratio, Sign Size and Location, Approved;  and PB #15-41, Preliminary  Site Plan Approval  Subject to Conditions,  Neg. Dec., dated September  9, 2015.

 

 

5. The driveway shall be built to a minimum thickness  of the Town of Orangetown

Rural Road Standards.

 

 

6. The requested drawings shall depict the current  amount  of available  parking for this site.

 

 

7. It is understood that the SW PPP/ drainage design  is being supplied  through “Brightview”  application.   However,  the applicant’s  engineer  is advised  that required owners  certification  forms that are part of the SWPPP will be needed from the owner of the site and the Brightview  site.

 

8. Contrary to statements made at the PRC meeting,  drawing  SP-C appears  to show road improvements  along the access  road to the American  Legion property (i.e. new pavement  being placed along the north side of the road/ entrance  off of Hunt Road being widened/  the saw cutting and connection  to the proposed

eastern  road/ parking area for Brightview.)  As stated  in PB #15-40, condition  #27,

any work improvements  along this road need to be included  in the drainage calculations,  SW PPP, the area of disturbance,  and the limit of disturbance boundary.

 

 

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PB #16-15: American  Legion Site Plan –  Parking Facility:  Final Site Plan

Approval  Subject to Conditions

Town of Orangetown  Planning  Board Decision

 

March 23, 2016

Page 4 of 8

 

 

 

9. The Post Construction stormwater maintenance agreements shall include checklists for the underground detention systems, catch basins and piping.

 

10. The “end” of the proposed sanitary sewer easement, near proposed sanitary manhole #8 shall be more clearly defined on all the drawings. Also, the metes and bounds for the proposed easement shall be given on the plans.

 

11. The proposed sanitary sewer mains to be easemented to the Town shall be realigned to eliminate the large amount of changes in direction and the number of manholes. Also, the applicants shall provide access easements over the proposed main AND over the road to the ball field so the Town can physically get to the mains. This access easement shall be reflected on the drawings.

 

12. The applicant shall demonstrate legal ability to provide the Town with access and utility easements for the proposed sanitary sewer main AND the American Legion driveway. All proposed easements to the Town shall be submitted for review and approval to DEME and the Town Attorney’s office.

 

13. The Drainage Consultant to the Planning Board, Brooker Engineering reviewed the application and found that the application has provided support information to demonstrate mitigation of increases to peak stormwater runoff rates can be achieved and therefore recommends that the Brightview Senior Living Site Plan be approved for drainage subject to the following comments:

 

This is the second drainage review report to the Planning Board for this project; the last report was dated September 8, 2015. The project is for two separate applications; one for the American Legion parking improvements and one for the Brightview Senior Housing project. With respect to drainage, the two applications are potentially distinct in terms of constructability; however, since the drainage report and site plans were prepared in a combined manner the Drainage Consultant has prepared its drainage review response in a combined manner.

 

The Brightview development is located on a ridge southwest of the intersection of Hunt Road and Orangeburg Road and the majority of stormwater runoff from the site flows northwest toward Lake Tappan. There is a large well-draining natural depression along the ridge that, when combined with the dense woods and ground cover, results in nominal surface runoff from the site under existing conditions. The drainage report models this low surface runoff under existing conditions in a suitable manner which results in a conservative drainage design.

 

Five different drainage design points of interest are analyzed with respect to potential impacts for drainage. Three of these design points utilize stormwater infiltration to provide no surface water runoff under proposed conditions. An overall net decrease in peak flow rates from the property are demonstrated by the stormwater management report.

 

 

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PB #16-15: American  Legion Site Plan –  Parking Facility:  Final Site Plan

Approval  Subject to Conditions

Town of Orangetown  Planning  Board Decision

 

March 23, 2016

Page 5 of 8

Continuation  of Condition  #13 •.. Project   Comments

1. While the overall site shows a reduction in peak runoff rates, Design

Points 1  (located near the intersection of Hunt Road and Orangeburg Road) shows a modest increase in peak runoff rates. The drainage report shall demonstrate that the swale along the south side of Orangeburg Road from Design Point 1  to Lake Tappan has the capacity to convey this increase in runoff to Lake Tappan.  It is noted that at Lake Tappan, the entire site produces no net increase in peak runoff rates.

2. The First Floor Elevation of the building has been changed to elevation

88.67. There are a few locations along the north side and northeast

corner of the building where there the slope near the building is very flat or

pitched toward the building; this shall be revised.

3. As per the September 8, 2015 report, additional detail is needed for the access road to Hunt Road. The design calls for a cross slope to the north to direct runoff to a grassy swale north of the new road. A section shall be provided through this area, including the cross slope and grassy swale dimensions. The intent and function of this swale needs to be shown more clearly on the plan to ensure proper construction and avoid runoff from the road bypassing the swale and entering Hunt Road.

 

14. Rockland County Department of Health (RCDOH) reviewed the plans and offered the following comment:

• Application is to be made to RCDOH for review of the Storm Water

Management System for compliance with the County Mosquito Code.

 

15. The New York State Department of Environmental Conservation (DEC)

reviewed the plans and offered the following:

• There are no water bodies that appear on the DEC’s maps at the project site identified. Therefore, if there is a stream or pond outlet present at the site with year-round flow, it assumes the classification of the watercourse into which it fees, Lake Tappan, Class A, and a Protection of Waters permit is required. If there is a stream or pond outlet present at the site that runs intermittently (seasonally), it is not protected, and a Protection of Water permit is not required.

 

 

• DEC has reviewed the State’s Natural Heritage records and determined that the site is located within or near records of the following state-listed species: Bald eagle, Haliaeetus leucocepha/us  (threated}. An Article 11, Title 5 Section 535 of Environmental Conservation Law Incidental “Take” Permit may be required, please contact Lisa Masi of Wildlife at

845-256-2257.

 

 

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PB #16-15: American  Legion Site Plan –  Parking Facility:  Final Site Plan

Approval  Subject to Conditions

Town of Orangetown  Planning  Board Decision

 

March 23, 2016

Page 6 of 8

 

 

Continuation  of Condition  #15 …

 

 

 

• The statewide inventory of archaeological resources maintained by the New York State Museum and the New York State Office of Parks, Recreation, and Historic Preservation were reviewed. These records indicate that the project is located within an area considered to be sensitive with regard to archaeological resources.

 

o     Other permits may be required for the project now or in the future.

Applicant should contact NYSDEC.

 

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

Preparation of Site Plans and Board Decisions prior to signing the final plans.

 

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

 

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 preserve 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.

 

 

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PB #16-15: American  Legion Site Plan –  Parking Facility:  Final Site Plan

Approval  Subject to Conditions

Town of Orangetown  Planning  Board Decision

 

March 23, 2016

Page 7of8

 

 

Continuation  of Condition  #18 …

 

• 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.

 

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

 

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).

 

 

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PB #16-15:    American   Legion  Site  Plan –  Parking  Facility:   Final Site Plan

Approval   Subject to Conditions

Town  of Orangetown   Planning  Board  Decision

 

 

March  23,  2016

Page 8 of 8

 

 

 

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

 

26. 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 §21  A-4.

 

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

 

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  23, 2016           (1  o/l   ~   .         n     l_er~,,(,(?,c.,~ Cheryl Coopersmith,    Chief~          ~d  Com.misSions Town  of Orangetown  Planning  Board

 

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