TOWN OF ORANGETOWN PLANNING BOARD MEETING OF APRIL 9, 2008

MEMBERS PRESENT:

Robert Dell, Chairperson, Bruce Bond, Vice-Chairperson, Anthony Iurica, Kevin Garvey,

John Foody, Jeffrey Golda and William Young

MEMBERS ABSENT: None

ALSO PRESENT: John Giardiello, Director, Department of Building, Zoning , Planning Administration and Enforcement, Robert Magrino, Deputy Town Attorney,

Ann Marie Ambrose, Stenographer and Cheryl Coopersmith, Chief Clerk

Robert Dell, Chairperson 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:

Verizon/NYNEX Properties Company- PB #08-20- Recommended

To The Town Board Termination of Declaration of Covenants, Conditions And

Restrictions of Parking Requirements; 73.15/1/18 & 19 and 73.19/1/1; LIO zone

Continued from March 26, 2008 Meeting:

Orangeburg Racquet Club Site Plan- PB #08-14-Preliminary Site Plan Approval Subject to Conditions; Neg. Dec.;77.05/1/1; LIO zone

Continued from April 25, 2007 Meeting:

Tappan Golf Range Site Plan-PB #06-48- Preliminary Site Plan Approval Subject to

Conditions; Neg. Dec.;74.19/1/1; LIO zone

Continued from October 10, 2007 Meeting:

Palladino Minor Resubdivision Plan-PB #07-57- Continued: Review Site to provide Land in Exchange for in Parkland Program (Money in Lieu); Prepreliminary/Preliminary/Final Resubdivision Plan and SEQRA Review

65.15/1/1; LO/R-40 zone

Other Business: Recommendation to the Town Board - Zone Change

Request for Properties in CO Zone to R-15; South Side of Oak Tree Road,

Tappan, 77.15/1/25,26,27,28,29,30.1,30.2,30.3 and part of 32.

The decisions of the March 26, 2008 Planning Board Meeting was reviewed, edited and approved. The motion for adoption was made and moved by Kevin Garvey and seconded by Anthony Iurica and carried as follows: Robert Dell, aye; Kevin Garvey, aye, Bruce Bond, aye; Anthony Iurica, aye; Jeffrey Golda, aye; John Foody, aye and William Young, aye.

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

Since there was no further business to come before the Board, a motion to adjourn the meeting was made by Anthony Iurica, seconded by Bruce Bond and agreed to by all in attendance. The meeting was adjourned at 11:00 P.M. The next Planning Board meeting is scheduled for April 23, 2008.

DATED: April 9, 2008;Planning Board Town of Orangetown

TOWN OF ORANGETOWN PLANNING BOARD DECISION; PB #08-20;

Verizon/NYNEX Properties Company; Recommendation to the Town

Board Termination of Declaration of Covenants, Conditions and Restrictions of

Parking Requirements;- April 9, 2008

TO: Anthon y Montalbano; 67 North Main Street; New City, New York, 10956

FROM: Orangetown Planning Board

RE: The application of Verizon/NYNEX Properties Company, applicant, for NYNEX Properties Company and Cellco Partnership, owner for Recommendation to the Town Board for Termination of Declaration of Covenants, Conditions and Restrictions of Parking Requirements at a site known as “Verizon/NYNEX Properties Company 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 2000 Corporate Drive & 40 Corporate Drive, Orangeburg, Town of Orangetown, Rockland County, New York and as shown on the Orangetown Tax Map as Section 73.15, Block 1, Lots 18 & 19 and Section 73.19, Block 1, Lot 1 in the LIO zoning district.

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

April 9, 2008, at which time the Board made the following determinations:

Anthony Montalbano appeared and testified.

The Board received the following communications:

1. A Project Review Memo dated April 2, 2008.

2. An interdepartmental memorandum from the Office of Building, Zoning, Planning Administration and Enforcement, Town of Orangetown, signed by

John Giardiello, P.E., Director, dated April 9, 2008.

3. An interdepartmental memorandum from the Department of Environmental Management and Engineering, (DEME) Town of Orangetown, signed by

Bruce Peters, P.E., dated April 3, 2008.

4. A Narrative prepared by the applicant.

5. A copy of a letter to the applicant signed by Leonard Post, Deputy Building Inspector, Town of Orangetown, dated March 11, 2008.

6. A Declaration of Covenants, Conditions and Restriction dated July 14, 1989.

7. PB #89-100, dated May 31, 1989, Final Approval Subject to Conditions.

8. Declaration of Covenants, Conditions and Restrictions dated July 14, 1989.

9. Declaration of Covenants, Conditions and Restrictions dated March 13, 1992.

10. Certificate of Occupancy No. 28147 and No 34627.

The Board reviewed the plans

The hearing was then opened to the Public. There being no one to be heard from the Public, a motion was made to close the Public Hearing portion of the meeting by Bruce Bond and seconded by John Foody and carried as follows: Bruce Bond, aye; Anthony Iurica, aye; John Foody, aye; William Young, absent; Robert Dell, aye; Jeffrey Golda, aye, and Kevin Garvey, aye.

RECOMMENDATION: In view of the foregoing and the testimony before the Board, the application was RECOMMENDED TO THE TOWN BOARD to terminate the Declaration of Covenants, Conditions and Restrictions as parking requirements of said Declarations is satisfied.

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

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

Dated: April 9, 2008

TOWN OF ORANGETOWN PLANNING BOARD DECISION; PB #08-14;

Orangeburg Racquet Club Site Plan; Preliminary Plan Approval- Subject to Conditions/Neg. Dec - April 9, 2008

TO: Donald Brenner, Esq., 4 Independence Avenue, Tappan, New York 10983

FROM: Orangetown Planning Board

RE: The application of the Pyramid Construction Group, LLC, owner, for Prepreliminary/Preliminary Site Plan and Conditional Use Permit, for a site to be known as “Orangeburg Racquet Club Site Plan”, in accordance with Article 16 of the Town Law of the State of New York, the Land Development Regulations of the Town of Orangetown, Chapter 21A of the code of the Town of Orangetown. The site is located at Ramland Road South, Orangeburg, Town of Orangetown, Rockland County, New York and as shown on the Orangetown Tax Map as Section 77.05, Block 1, Lot 1 in the LIO zoning district.

Heard by the Planning Board of the Town of Orangetown at meetings held

March 26 and April 9, 2008, at which time the Board made the following determinations:

March 26, 2008

Donald Brenner and Barry Poskanzer appeared and testified.

The Board received the following communications:

1. Project Review Memorandums dated March 18 and March 5, 2008.

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 26, 2008.

3. An interdepartmental memorandum from the Department of Environmental Management and Engineering, (DEME) Town of Orangetown, signed by

Bruce Peters, P.E., dated March 6, 2008.

4. Letters from HDR/LMS, signed by Harvey Goldberg, P.E., dated

March 26 and February 28, 2008.

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

Eileen Miller, dated February 14, 2008.

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

Sonny Lin, P.E., dated February 29, 2008.

7. A letter from Rockland County Drainage Agency, signed by Edward Devine, Executive Director, dated February 26, 2008.

8. A letter from Rockland County Sewer District #1, signed by Joseph LaFiandra, Engineer II, dated March 19, 2008.

9. Letters from Rockland County Department of Health, signed by Scott McKane. P.E., Senior Public Health Engineer, dated February 20, 2008.

10. A letter from the Town of Orangetown Zoning Board of Appeals, signed by Patricia Castelli, dated March 5, 2008.

11. A letter signed by Michael Bettmann, Chief, Bureau of Fire Prevention, Town of Orangetown, dated February 27, 2008.

12. A Short Environmental Assessment Form signed by Bradley Coman, Pyramid Construction Group, LLC, dated February 5, 2008.

13. Site Plans prepared by Thor Engineers, P.A., dated January 16, 2008:

SP-1: Cover Sheet

SP-2: Site Plan

SP-3: Landscaping Plan

SP-4: Construction Details

SP-5: Construction Details

SP-6: Construction Details

SP-7: Soil Erosion & Sediment Control Plan

The Board reviewed the plans.

Public Comments:

Lester Cohn: 167 Cowpens Drive, Orangeburg, discussed the prior approvals of the site, noting that the original approval was for a one story structure, while this request is for a two story building. He requested that the applicant provide a buffer zone along the property boundary. Mr. Cohn also raised issues of lights shining on the residents in the area.

Kimberly Crispini, 19 Redcoat Lane, raised concerns regarding the need for a vegetative buffer along the perimeter of the site. She requested information regarding the impact of the wetlands areas due to development of the site.

The applicant requested a CONTINUATION of the application in order to fulfill the requests of the Board.

April 9, 2008

Donald Brenner and Barry Poskanzer appeared and testified.

The Board received the following communications:

1. Project Review Memorandum dated April 2, 2008.

2. An interdepartmental memorandum from the Office of Building, Zoning, Planning Administration and Enforcement, Town of Orangetown, signed by

John Giardiello, P.E., Director, dated April 9, 2008.

3. An interdepartmental memorandum from the Department of Environmental Management and Engineering, (DEME) Town of Orangetown, signed by

Bruce Peters, P.E., dated April 3, 2008.

4. A letter signed by Lester Cohen, 167 Cowpens Drive, Orangeburg, New York, dated April 4, 2008.

5. A letter signed by Linda Salzhauer, 165 Cowpens Drive, Orangeburg, New York, dated April 7, 2008.

6. Site Plans prepared by Thor Engineers, P.A., dated January 16, 2008, unless noted::

SP-1: Cover Sheet, revised April 2, 2008

SP-2: Site Plan, revised April 2, 2008

SP-3: Lighting & Landscaping Plan, revised April 2, 2008

SP-4: Construction Details

SP-5: Construction Details, revised April 2, 2008

SP-6: Construction Details, revised April 2, 2008

SP-7: Detention Basin X-Sections, dated March 17, 2008, revised April 2, 2008

SP-8: Soil Erosion & Sediment Control Plan, revised April 2, 2008

SP-9: Storm Line Profiles, dated March 17, 2007, revised April 2, 2008

7. Drainage Study prepared by Peter Jon Wilner, P.E., dated March 13, 2008, revised April 3, 2008.

Public Comments:

Dominic Crispini, 19 Redcoat Lane, wanted to know what a “280A” Variance was. His main concerns were the need for a vegetative buffer, the proposed height of the structure and to maintain the privacy of his property. Mr. Crispini submitted photographs of another tennis club owned by the same owner in Clarkstown, pointing out its physical condition and mechanical items outside the physical structure of the building. He raised issues of the development impact on the surrounding property and the area wetlands.

Scott Hansen, 138 Cowpens Drive, raised concerns regarding the proposed height of the structure. He noted that there were wetland issues on the site.

Judy Clements, 162 Cowpens Drive, stated that a similar development occurred behind her property a few years ago and that low intensity lights were installed. Because of that, people congregated and security problems occurred. This problem could occur at this site, too. She also discussed light glare from fire access roadways.

Madeline Sokloff, Valley Forge Road, expressed concerns regarding the impact of light glaring onto her property from the proposed development.

A motion was made to close the Public Hearing portion of the meeting by Anthony Iurica and seconded by Kevin Garvey and carried as follows: Bruce Bond, aye; Anthony Iurica, aye; John Foody, aye; William Young, aye; Robert Dell, aye; Jeffrey Golda, aye and Kevin Garvey, 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 Anthony Iurcia and seconded by Kevin Garvey and carried as follows: Bruce Bond, aye; Anthony Iurica, aye; William Young, aye; Robert Dell, aye; John Foody, aye; Jeffrey Golda, aye and Kevin Garvey, aye the Board declared itself Lead Agency.

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:

It will not have a significant impact upon the environment and a DEIS will not be prepared because the proposed action does not significantly affect air quality, surface or ground water quality, noise levels, drainage or existing traffic patterns.

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

On motion by Anthony Iurica and seconded by William Young and carried as follows: Bruce Bond, aye; Anthony Iurica, aye; Robert Dell, nay; John Foody, aye; William Young, aye; Jeffrey Golda, aye and Kevin Garvey, aye the Board made a Negative Declaration.

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

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

one week prior to the commencement of any work, including the installation of

erosion control devices or the removal of trees and vegetation, a

pre-construction meeting must be held with the Town of Orangetown Department

of Environmental Management and Engineering, Superintendent of Highways

and the Office of Building, Zoning and Planning Administration and Enforcement.

It is the responsibility and obligation of the property owner to arrange such a

meeting.”

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

3. The applicant shall supply proof of standards for Tennis Courts showing proof of the necessity for 40 foot height, otherwise, roof shall be lowered to as indicated at hearing for final approval.

4. The applicant shall provide proof that they have an easement necessary to transverse Ramland Road South. Proof shall be acceptable to the Town of Orangetown Town Attorney's Office.

5. The applicant has now indicated on the Site Plan that 15 parking spaces are required by Town Code and 96 parking spaces are provided. The Board requests that the southern most 28 parking spaces be Land Banked and the remaining parking shall be paved. This shall be noted on the Site Plan.

6. The following Zoning Variances need to be sought from the Town of Orangetown

Zoning Board of Appeals:

Variance Required/Allowed Proposed

● 280-A Variance

● Maximum Building Height 25 feet 30.00 feet

● Minimum Front Yard Setback 100 feet 24.96 feet

● Minimum Side Yard Setback 100 feet 60.48 feet

● Total Side Yard 200 feet 166.39 feet

● A Minimum Buffer of 100 feet (in addition to the 100 feet yard requirement) is required and zero feet is provided.

7. The total square footage of the proposed building shall be labeled on the Site Plan.

8. The lighting and landscaping plan shall be reviewed by the Town of Orangetown Architecture and Community Appearance Board of Review.

9. The roof drain discharge points shall be shown on the Site Plan.

10. No parking is permitted in any required yard, unless permitted by any Board having jurisdiction. (LO District, Table of General Use Regulations, Column 7, item #3).

11. The 100 year floodplain for the existing brook shall be shown on the Site Plan.

12. Item #8 of the Short Environmental Assessment Form needs to be answered “No” and the Zoning Board of Appeals variances shall be listed. Also, item #9 shall have the “residential” box checked.

13. The revised drainage calculations are currently under review by DEME.

14. 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 in substance and form. 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.

15. The proposed sanitary building connection shall be a 6 inch line from the manhole to the first cleanout.

16. The Drainage Consultant to the Planning Board recommends acceptance for drainage subject to the following conditions:

● Additional conditions may be added based on response to these conditions.

17. The comments of the Rockland County Department of Highway are as follows:

● The Site Plan shall indicate the existing and proposed curb cut and access street that the development will tie into.

● A traffic study shall be prepared to determine what impact if any the proposed addition may have upon the county and intersections. The study shall include a discussion regarding hours of operation as well as the types of vehicles that will be utilizing the site.

● The applicant shall offer comment explaining why the bulk table shows that no parking spaces are required for the proposed development.

● For the three attached Site Plan and Perspective drawings by Poskanzer Skott, Architect, shall use different drawing numbers to differentiate them from other engineering drawings. The embossed P.E. stamp shall be from New York State rather than New Jersey unless it is labeled for illustration or reference only.

18. The Rockland County Department of Health (RCDOH) requests that application be made for review of the stormwater management system for compliance with the County Mosquito Code. The applicant shall contact Brian Hunderfund at RDCOH. No other Rockland County Department of Health approvals are needed for this application.

19. The Town of Orangetown Fire Prevention Bureau had the following comments:

● Install an NFPA 13 compliant sprinkler system, inspected annually according to NFPA ● Install and maintain an NFPA 72 compliant alarm system with 2 dedicated phone lines with a direct connection with Rockland County 44- Control that will transmit in Contact ID Format.

● Install amber and red exterior strobes as required by the Orangetown Code

● Install and maintain portable fire extinguishers as required by NFPA 10.

● Provide a 20 foot wide fire access road around 100% of the building with the access road out of the collapse zone. This shall be noted and labeled on the Site Plan.

● Show all No Parking/Fire Zones on Final Approved Site Plan, with locations of all signs and striping and maintain signs and striping.

● Apply for and maintain Certificate of Compliance Fire Safety with the Bureau of Fire Prevention.

● Provide Key Box.

● Provide square footage for occupancy calculation

20. 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. However, the site

appears to be located in close proximity to mapped federal wetlands. The RCDA

suggests that the U.S. Army Corps of Engineers be contacted by the lead agency

and requested to make a jurisdictional determination regarding the proposed

activity.

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

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

responsibilities of lead agency for SEQRA purposes:

- Rockland County Department of Planning

- Rockland County Department of Health

- Town of Orangetown Zoning Board of Appeals

- Rockland County Sewer District #1

- Rockland County Drainage Agency

- Rockland County Department of Highways

23. The applicant shall comply with all pertinent items in the Guide to the Preparation of Site Plans 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:

a. No construction equipment shall be parked under the tree canopy.

b. There will be no excavation or stockpiling of earth underneath the trees.

c. Trees designated to be preserved shall be marked conspicuously on all sides

at a 5 to 10 foot height.

d. The Tree Protection Zone for trees designated to be preserved will be

established by one of the following methods:

● One (1) foot radius from truck 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: (1) 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. (2) Light Impacts Only - Installation of ¾ 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.

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

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

The foregoing Resolution was made and moved by Kevin Garvey seconded by Anthony Iurica and carried as follows: Bruce Bond, aye; Anthony Iurica, aye; William Young, aye; John Foody, aye; Robert Dell, nay, Jeffrey Golda, aye and Kevin Garvey, 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: April 9, 2008

State Environmental Quality Review Regulations

NEGATIVE DECLARATION

Notice of Determination of Non-Significance

Orangeburg Racquet Club Site Plan; PB #08-14; Preliminary Plan Approval

Subject to Conditions/Neg. Dec; April 9, 2008

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: Orangeburg Racquet Club Site Plan

SEQR STATUS: Type I _________

Unlisted XXXXXX

CONDITIONED NEGATIVE DECLARATION: Yes _______No XXXXXX

DESCRIPTION OF ACTION: Site Plan Review

LOCATION: The site is located at Ramland Road South, Orangeburg, Town of Orangetown, Rockland County, New York and as shown on the Orangetown Tax Map as Section 77.05, Block 1, Lot 1 in the LIO 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.