Meeting Overview

Meeting  of May 13, 2015

Town  of Orangetown    Planning   Board

 

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

 

MEMBERS ABSENT:  None

 

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

Chief Clerk

 

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

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

 

Walgreens  Resubdivision  Plan

Final Resubdivision  Plan Review

 

Final Approval

PB #15-21

 

77 .15/1 /24 & 25;  Route 303 Overlay Zone and CS & CO zoning  districts

Subject to Conditions

 

Walgreens  Site Plan

Final Site Plan Review

 

Final Site Plan

PB #15-22

 

77 .15/1 /24 & 25; Route 303 Overlay Zone and CS & CO zoning  districts

Approval  Subject to

Conditions

 

 

Postponed  Item from the April 8. 2015 Meeting:

The Shops at Orangeburg  Commons  Site Plan                             PB #15-17

Prepreliminary/   Preliminary  Site Plan                   Preliminary  Site

and SEQRA  Review                                               Plan Approval

74.15/1 /22; LI zoning district                                  Subject to Conditions/ Reaffirmation  of Neg. Dec.

 

The Shops at Orangeburg  Commons

Commercial  Subdivision  Plan

 

Final Approval

PB #15-23

 

Prepreliminary/   Preliminary/  Final Interior

Commercial  Subdivision  and SEQRA  Review

74.15/1/22;  LI zoning  district

Subject to Conditions

Neg. Dec.

 

 

Orangeburg  Commons  Site Plan Amendment                     PB #15-18

Prepreliminary/   Preliminary/                                   Preliminary  Site Plan

Final Site Plan and SEQRA  Review                     Amendment  Subject

74.15/1/21;  Route 303 Overlay  Zone                   to Conditions

and LI zoning district

Reaffirmation  of Neg. Dec.

 

 

 

Other Business:

1. The Planning Board recommended the proposed  change to the Town Zoning Law, changing  the zoning  classification  from “LO” to “R-40” for two parcels  in Blauvelt  (65.18-1-10  and 65.18-1-14).    In addition,  the Planning  Board consented to the Town  Board as Lead Agency  for this application.

 

 

 

 

 

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Meeting  of May 13, 2015

Town  of Orangetown  Planning   Board

 

 

 

 

2. 2. 155 Corporate Drive Site Plan (715-1-18)   – The Board reviewed and approved plans  noting the location  of proposed site sidewalks.

 

 

3. The Hollows at Blue Hill Recreational    Area  (73.05-1-53.2)   –  It was brought to the attention of the Board that during the Planning Process, ACABOR review was waived. However,  the Board retained continued  over site of the landscaping as conditioned in PB#14-20 – #44 and PB #13-02  – #47:

 

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

 

The Board determined that at this time, the applicant needs to submit a Landscaping Plan to the Architecture and  Community Appearance Board of Review for review and approval.

 

The decisions  of the April 22, 2015 Planning Board Meeting was reviewed, edited,  and approved. The motion for adoption  was made and moved by Michael  Mandel  and  seconded by William Young and  carried as follows:

William  Young, aye;  Kevin Garvey,  aye,  Thomas Warren, aye,  Robert Dell, aye;

Bruce Bond,  aye; Stephen Sweeney,  aye and Michael   Mandel,   aye.

 

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

 

p.m.   The next Planning   Board meeting is scheduled for May 27, 2015.   DATED:   May 13,  2015 Cheryl  Coopersmtih Chief Clerk  Boards  and Commissions

Since there was no further business to come before the Board,  a motion to adjourn the meeting was made by Stephen  Sweeney and seconded by Bruce Bond and agreed to by all in attendance.  The meeting was adjourned at 8:30

 

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PB# 14-46: Walgreens  Resubdivision   Plan –  Final Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board

May 13, 2015

Page 1of5

 

TO:

 

FROM:

Antimo  Del Vecchio,  Beattie  Padovano,  50 Chestnut  Ridge Road, Suite 208, Montvale,  New Jersey 07645

Orangetown  Planning  Board

 

 

 

 

RE:                 Walgreens  Resubdivision   Plan: The application  Landmark  Tappan, LLC, applicant  for Super  Power,  Inc.  and Thomas  Jones and Michael  Hydes, owners,  (Antimo  Del Vecchio,  attorney  for the applicant)  for Final Resubdivision Plan Review, at a site to be known as “Walgreens  Resubdivision  Plan”, in accordance  with Article  16 of the Town  Law of the State of New York, the Land Development  Regulations  of the Town  of Orangetown,  Chapter  21 of the Code of the Town of Orangetown.   The site is located at 81 Route 303, in the Route 303

Overlay  Zone, Tappan,  Town of Orangetown,  Rockland  County,  New York, and as shown on the Orangetown  Tax Map as Section  77.15,  Block 1, Lot 24 & 25 in the CS & CO zoning  districts.

 

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

Wednesday,  May 13, 2015, the Board made the following  determinations:

 

Antimo  Del Vecchio  and Robert  Freud appeared  and testified

The Board received the following  communications:

1. A Project Review Committee Report dated May 6, 2015.
2. An interdepartmental memorandum  from the Office of Building,  Zoning, Planning  Administration   and Enforcement,  Town of Orangetown,  dated May 13, 2015, signed by John Giardiello,  P.E., Director.
3. An Interdepartmental memorandum  from the Department  of Environmental

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

May 6, 2015, signed  by Bruce  Peters,  P.E.

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

Douglas J. Schuetz,  Acting  Commissioner  of Planning,  dated  May 7, 2015.

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

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

April  13, 2015.

6. Subdivision Plan prepared by Dynamic  Engineering  Consulting,  PC. dated

September  2, 2014,  last revision  date of April 6, 2015.

7. A letter from Dynamic Engineering from Robert  P. Freud,  PE, PP, dated

April 7, 2015.

8. A copy of PB#14-46, Preliminary Approval  Subject  to Conditions/  Neg. Dec. dated  February  11, 2015.

 

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

 

 

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PB# 14-46: Walgreens   Resubdivision     Plan –  Final  Approval   Subject   to

Conditions

 

Town  of Orangetown    Planning   Board

May 13, 2015

Page 2 of 5

 

 

 

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

 

1. The following note shall be placed on the Resubdivision   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 Resubdivision 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 Monumentation  along Oak Tree  Road, at proposed  465 SF R.O.W. dedication,  is incomplete.   Monuments  shall be drawn at the new property/  Right of Way corners.  Concrete  monuments  are not required  for the “old” Right of Way line, along Oak Tree  Road that is being widened.

 

4. 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.

• 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 Towns,  Villages,  and  County  with  an adequate  supply  of water.        The water  system  must  be evaluated  to determine  if the additional water          supply   demands    of   the   proposed   development    can   be   met. Domestic   and  fire  demands   of  the   project   must   be  determined   by  a Licensed  Professional   Engineer  and  provided  to the  supplier  of water  for analysis.    Demand   calculations    and   results   of  the  analysis   must   be provided to the Rockland  County  Department  of Health for review.
• A review must  be done  by the  Rockland  County  Department  of Health  to ensure  compliance   with  Article  XIX  (Mosquito   Control)  of  the  Rockland County Sanitary  Code.
• Pursuant to the Rockland  County  Stream  Control Act, the subdivision  map must  be reviewed  and  signed  by the  Chairman   of the  Rockland  County Drainage Agency  before the County  Clerk will accept the plan for filing.

 

 

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PB# 14-46: Walgreens  Resubdivision   Plan –  Final Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board

May 13, 201’5

Page 3 of 5

 

 

 

5. Rockland County  Department  of Health reviewed  the Subdivision  Plan and found that approval  for the stormwater  management  system  has been obtained and there are no other approvals  needed for this application.

 

6. 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.

 

7. The applicant shall comply with all pertinent and applicable  conditions  of previous  Board decision:  PB#14-46,  Preliminary  Approval  Subject to Conditions/ Neg. Dec. dated  February  11, 2015.

 

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

Preparation  of Subdivision  Pans prior to signing the final plans.

 

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

 

1 O. All of the conditions  of this decision,  shall be binding  upon the owner of the subject  property,  its successors  and /or assigns,  including  the requirement  to maintain the property  in accordance  with the conditions  of this decision  and the requirement,  if any, to install improvements   pursuant  to Town  Code §21.  Failure to abide by the conditions  of this decision  as set forth  herein shall be considered a violation  of Subdivision  Plan Approval  pursuant  to Town  Code §21 and §6A.

 

11. 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. c. Trees designated  to be preserved  shall be marked  conspicuously  on all sides at a 5 to 10 foot height.
3. The Tree Protection Zone for trees designated to be preserved  will be

established  by one of the following  methods:

 

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PB# 14-46: Walgreens  Resubdivision   Plan –  Final Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board

May 13, 2015

Page 4 of 5

 

 

 

Continuation  of Condition  #11 …

 

– 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.

 

12. 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.

 

13. 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.

 

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

 

15. 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).                        301.::L:IO S)nf  310 NMOl

 

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PB# 14-46:   Walgreens   Resubdivision   Plan –  Final Approval  Subject  to

Conditions

 

Town  of Orangetown  Planning   Board

May 13,  2015

Page 5 of 5

 

 

 

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

 

17. 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

 

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

 

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

 

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

 

 

Dated:May13,2015                    ~fl  

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Cheryl  Coopersmith                                         L-C16 p,,e,v ?>

Chief  Clerk  Boards and Commissions

 

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PB#15-22: Walgreens Site Plan: Final Site Plan Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board

May 13, 2015

Page 1of8

 

TO:

 

FROM:

Antimo Del Vecchio, Beattie Padovano, 50 Chestnut Ridge Road, Suite 208, Montvale, New Jersey 07645

Orangetown Planning Board

 

 

 

 

RE:               Walgreens Site Plan: The application Landmark Tappan, LLC, applicant for Super Power, Inc. owner, (Antimo Del Vecchio, attorney for the applicant) for Final Site Plan Review, at a site to be known as “Walgreens  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 81 Route 303, in the Route 303 Overlay Zone, Tappan, Town of Orangetown, Rockland County, New York, and as shown on the Orangetown Tax Map as Section 77.15, Block 1, Lot

24 in the CS zoning district.

 

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

Wednesday,  May 13, 2015 the Board made the following determinations:

 

Antimo Del Vecchio and Robert Freud appeared and testified

The Board received the following communications:

1. A Project Review Committee Report dated May 6, 2015.
2. An interdepartmental memorandum from the Office of Building, Zoning, Planning Administration and Enforcement, Town of Orangetown, dated

May 13, 2015, signed by John Giardiello, P.E., Director.

3. An Interdepartmental memorandum from the Department of Environmental

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

May 7, 2015, signed by Bruce Peters, P.E.

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

May 13, 2015.

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

Douglas J. Schuetz, Acting Commissioner of Planning, dated May 7, 2015.

6. A letter from Rockland County Department of Highways signed by Sonny Lin, P.E., dated May 7, 2015.
7. A letter from Rockland County Department of Health, signed by

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

April 13, 2015.

8. Copies of ACABOR #15-16, dated April 2, 2015 and ACABOR Other Business, dated April 16, 2015, ZBA #15-24, Variances Approved for Parking, Signage and Route 303 Over Lay Zone, dated March 18, 2015 and PB#14-24, Preliminary Site Plan Approval Subject to Conditions/ Neg. Dec. dated February 11, 2015.

 

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PB#15·22: Walgreens Site Plan: Final Site Plan Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board

May 13, 2015

Page 2of8

 

9. A letter from Dynamic Engineering from Robert  P. Freud,  PE, PP, dated

April 7, 2015.

10. A copy of the Stormwater Pollution Prevention  Plan for Landmark  Tappan, LLC, prepared  by Dynamic  Engineering,  dated September  2013, revised January  2015.
11. A copy of the Drainage Report for Landmark Tappan,  LLC, prepared  by

Dynamic  Engineering,  dated  December  2013, revised January  2015.

12. Architectural  Plans prepared  by Dietz Partnership,  dated  February  26, 2014, last revised April 6, 2015:

• A-1: Floor Plans
• A-2: Elevations

13. Site Plans prepared by Dynamic Engineering  Consulting,  PC. dated

December  18, 2013,  last revision  date of April 6, 2015:

• Sheet  1  of 15: Cover Sheet
• Sheet 2 of 15: Aerial  Map
• Sheet 3 of 15: Overall Site Plan
• Sheet 4 of 15: Demolition  Plan
• Sheet 5 of 15: Site Plan
• Sheet 6 of 15: Grading  and Drainage  Plan
• Sheet  7 of 15: Drainage  and Utility Plan
• Sheet 8 of 15: Landscape  Plan
• Sheet 9 of 15: Lighting  Plan
• Sheet  10 of 15: Soil Erosion and Sediment  Control  Plan
• Sheet  11  of 15: Construction  Detail
• Sheet  12 of 15: Construction  Detail

e1          Sheet  13 of 15: Construction  Detail

• Sheet  14 of 15: Construction  Detail
• Sheet  15of15:  Vehicle  Circulation  Plan
• Sheet  1   of 1  :  Subdivision  Plat

 

The Board reviewed the plan.

 

 

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

 

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PB#15-22:  Walgreens   Site  Plan:  Final  Site  Plan  Approval  Subject to

Conditions

 

 

Town  of Orangetown    Planning  Board

May 13, 2015

Page 3of8

 

 

 

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. The following note shall be placed on the Site Plan regarding Stormwater Management  Phase  11   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 revised SWPPP and drainage  calculations  are under  review.  With regard to the letter of April 7, 2015 from Dynamic  Engineering,  item #9, this explanation needs to be added to the SWPPP.   Also, as spelled out in the NYSDEC-SMDM, section  9.3.1, paragraph  1   -” … a SWPPP must clearly identify and document the design difficulties that meet redevelopment application criteria and provide documentedjustification for the use of proposed alternative approaches…” The drainage  calculations  shall include a table comparing  and contrasting  pre and

post construction  design flows, for the various  storms analyzed  in the drainage calculations.   An in depth formal  review of the SWPPP  shall be sent to the applicant’s  engineer  under separate  cover.

 

4. A post construction stormwater  maintenance  agreement  (PCSMA),  in accordance  with NYSDEC  Phase II  regulations  and Town of Orangetown  Town Code, for the proposed  stormwater  system(s)  shall be submitted  to DEME and the 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.

 

5. With respect to Dynamic Engineering’s  letter of April 7, 2015, item #14, it is understood  that the existing  pavement  and curb is to be removed  up to the common  property  line with lot #41, however,  the existing  curbing  needs to be shown as being removed.   Also, once the curbing  has been removed,  how is the new “landscape  area” going to be contained  along the common  property  line with lot #41? What will prevent the material  in the new “landscaped  area” from

running onto lot #41 every time it rains?

 

6. The “hatching” symbol for the proposed road widening  along Oak Tree Road shall be removed  from all of the drawings  except  drawing  #3.

 

 

 

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PB#15-22: Walgreens  Site Plan: Final Site Plan Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board

May 13, 2015

Page 4 of 8

 

 

 

7. Copies of all correspondence,  including  any and all approvals,  with the New York State  Department  of Environmental   Conservation,   New York State Department  of Transportation,   Rockland  County  Department  of Health, etc., in connection  with this proposed  Site Plan, which shall be supplied  to the Planning Board and to DEME,  prior to signing  the map.

 

8. The scale on drawing #3 is incorrect. It is labeled  as 1 “=20 feet, but it scales out as 1 “=30 feet.  This shall be corrected.

 

9. The Monumentation along Oak Tree  Road, at proposed  465 Right of Way dedication,  is incomplete.   Monuments  shall be drawn at the new property/  Right of Way corners.   Concrete  monuments  are not required for the “old” Right of Way line, along Oak Tree  Road, that is being widened.

 

1 O.  The application  has provided  sufficient  drainage  design to demonstrate  that potential  significant  adverse  impacts with respect to drainage  can be mitigated. The Board’s  Drainage  Consultant,  Brooker  Engineer,  recommends  that the Walgreens  Site Plan be approved  for drainage  subject to the following  project comments.

 

This is the fourth drainage  review report to the Planning  Board for this project; the last review was dated January  27, 2015. The site is located at the southeast corner of the intersection  of Route 303 and Oak Tree Road. A 10,088 SF Walgreens  Pharmacy  is proposed  and an increase  in impervious  area of 5,828 square feet will result after construction  of the site improvements.  The site is mostly developed;  a wooded  area along the east property  line is to remain. Stormwater  runoff flows west towards  Route 303 and north towards  Oak Tree Road. A stormwater  management  system  consisting  of a Contech  Stormfilter  to address  water quality concerns  and an underground  detention  system  are provided  to mitigate against  increases  in stormwater  runoff. The project addresses  NYSDEC  criteria for redeveloped  sites.

 

Project Comments

1. The Outlet  Structure  Detail  on  Drawing  11   shows  an inside  height  of six feet; there  is not enough  clearance  from  proposed  finished  grade to allow this height. The detail shall be modified.
2. Provide  invert,  rim,  and  minimum  finished  grade  elevations   on the  Rain

Tank  Details on Drawing  14.

3. Some pages  on the drainage  report  are duplicated  and some  are missing as per those  listed  in the Table  of Contents  (i.e. the  100-Year  Summary report and Hydrograph  Report on pages 80-8, the 100-Year Reservoir, Underground       Basin  on  Page  89).  Please  reprint  the  report  to  include  all listed information.  The report shall also include the schematic  for subbasin additions   and  routings.   Correlate  the  subbareas   used  in the  hydrologic model  to  the  subbareas   shown  on the  Existing  and  Proposed   Drainage Maps.     Include    stage    versus    discharge    and    stage    versus    storage information  required for the routings  in the drainage  report.

 

 

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PB#15-22: Walgreens  Site Plan: Final Site Plan Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board

May 13, 2015

Page 5 of 8

 

 

 

 

11. 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.

• 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 Towns, Villages, and County with an adequate supply of water.  The water system must be evaluated to determine if the additional water  supply  demands  of  the  proposed  development  can  be  met. Domestic and fire  demands  of  the  project  must  be determined  by a Licensed Professional Engineer and provided to the supplier of water for analysis.    Demand  calculations  and  results  of  the  analysis  must  be provided to the Rockland County Department of Health for review.
• A review must be done by the Rockland County Department of Health to ensure compliance with Article XIX (Mosquito Control) of the Rockland County Sanitary Code.
• Pursuant to the Rockland County Stream Control Act, the subdivision map must be reviewed and signed by the Chairman of the Rockland County Drainage Agency before the County Clerk will accept the plan for filing.

 

12. A work permit will not be required from the Rockland County Department of Highways. The proposed layout will have minimum impact on the county roads in the vicinity of this development.

 

13. Rockland County Department of Health reviewed the Subdivision Plan and found that approval for the stormwater management system has been obtained and there are no other approvals needed for this application.

 

14. The applicant shall comply with all pertinent and applicable conditions of previous Board decisions: ACABOR #15-16, dated April 2, 2015 and ACABOR Other Business, dated April 16, 2015, ZBA #15-24, Variances Approved for Parking, Signage and Route 303 Over Lay Zone, dated March 18, 2015 and PB#14-24, Preliminary Site Plan Approval Subject to Conditions/ Neg. Dec. dated February 11, 2015.

 

15. 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#15-22: Walgreens Site Plan: Final Site Plan Approval  Subject to

Conditions

 

Town of Orangetown  Planning  Board

May 13, 2015

Page 6of8

 

 

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

• Install and maintain an NFPA 72 compliant Fire Alarm System; connected

to Rockland County 44-Control, with amber strobe as per Town of

Orangetown Town Code.

• Provide plans for the required Fire Alarm System to the Bureau for approval before work begins.
• Install and maintain portable fire extinguishers as required by NFPA 10.
• Provide Emergency Lighting as per NEC.
• Provide parking bollards to prevent vehicle damage to the building wherever “pull in parking” is shown on the Site Plan.
• Show “No Parking/Fire Zones” on Final Approved Site Plan. Maintain striping and signage for same Fire Zones.
• Apply for and maintain a Certificate of Compliance Fire Safety with the

Town of Orangetown Bureau of Fire Prevention.

 

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

Preparation of Site Pans prior to signing the final plans.

 

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

 

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

 

20. 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:

 

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PB#15-22:  Walgreens   Site  Plan:  Final  Site  Plan  Approval   Subject   to

Conditions

 

Town  of Orangetown    Planning   Board

May 13, 2015

Page 7of8

 

Continuation    of Condition   #20 …

 

 

 

– 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.

 

21. 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.

 

22. 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.

 

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

 

24. 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

 

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PB#15–22:   Walgreens  Site  Plan:  Final Site  Plan Approval Subject to

Conditions

 

Town  of Orangetown   Planning   Board
May 13, 2015
Page 8 of 8
Continuation   of Condition   #24 ...   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).

 

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

 

26. 26. 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

 

27. 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 William  Young and carried as follows:   Kevin Garvey,  aye, Bruce Bond, aye;  William  Young,   aye;  Thomas  Warren,   aye; Stephen  Sweeney,  aye. Robert  Dell,  nay  and Michael   Mandel,    nay:  (Mandel  – location poses dangerous condition  with vehicles  entering  on 303 in  conjunction  with turn lane  as well as on Oak Tree Road  entrance and exit to the east and west with  Lexington Road).

 

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: May 13,  2015

 

Cheryl Coopersmith

Chief Clerk Boards  and Commissions

 

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PB #15-17:  The Shops  at Orangeburg  Commons   Site  Plan:  Preliminary  Site Plan Approval  Subject to Conditions/  Reaffirmation  of Town  Board  Neg. Dec.

 

Town  of Orangetown    Planning  Board  Decision

May 13, 2015

Page  1of13

 

TO:

 

 

FROM:

Geraldine  Tortorella,  Hocherman,  Tortorella  & Wekstein,

1   North Broadway,  Suite 701, White  Plains, New York 10601

Orangetown  Planning  Board

 

 

RE:                 The Shops  at Orangeburg  Commons   Site  Plan:  The application

of FB Greenbush  LLC c/o RD Management  LLC, applicant,  for Tom Graff, owner, (Hocherman  Tortorella  & Wekstein,  LLP, attorneys  for the applicant),  for Prepreliminary/   Preliminary  Site Plan Review,  at a site to be known as “The

Shops  at Orangeburg    Commons  Site”;  in accordance  with Article  16 of the Town  Law of the State of New York, the Land Development  Regulations  of the Town of Orangetown,  Chapter  21A of the code of the Town of Orangetown  and Orangetown  and reaffirm the determination  of the environmental   significance  of the application  pursuant  to the requirements  of the New York State Environmental  Quality  Review Act.   The site is located  at 2 Greenbush  Road, Orangeburg,  Town of Orangetown,  Rockland  County,  New York, and as shown on the Orangetown  Tax Map: Section  74.15, Block 1, Lot 22; LI zoning  district;

 

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

Wednesday,    May 13, 2015, the Board made the following  determinations:

 

Geraldine  Tortorella,  Justin  Lim, Nathaniel  Burns and Alfred  Rossi appeared  and testified.   The Board received the following  communications:

1. Project Review Committee Report dated  May 6, 2015.
2. An interdepartmental memorandum  from the Office of Building,  Zoning, Planning  Administration   and Enforcement,  Town of Orangetown,  signed  by John Giardiello,  P.E., Director,  dated  May 13, 2015.
3. Interdepartmental memorandum  from the Department  of Environmental Management  and Engineering  (DEME),  Town of Orangetown,  signed  by Bruce Peters, P.E., dated  May 6, 2015.
4. Letters from Brooker Engineering, signed  by Kenneth  DeGennaro,  P.E., dated

April 6 & May 13, 2015.

5. Letters from the Rockland County Department  of Planning,  signed  by Douglas  Schuetz,  Acting  Commissioner   of Planning,  dated April 2, 2015 and Arleen  Miller, Deputy  Commissioner,   dated  March 31, 2015.
6. A letter from the Rockland County Department  of Highways,  signed  by

Sonny Lin, P .E., dated April 2, 2015.

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

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

March  11, 2015.

8. An interdepartmental memorandum  from the Bureau  of Fire Prevention,  Town of Orangetown,  signed  by Michael  Bettmann,  Chief Fire Inspector,  dated

May 8, 2015.

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

Tom Sullivan,  Chairman,  dated  March 4, 2015.

 

 

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PB #15-17:  The Shops  at Orangeburg    Commons   Site  Plan:  Preliminary    Site Plan  Approval   Subject   to Conditions/    Reaffirmation    of the Town  Board  Neg. Dec.

 

Town  of Orangetown    Planning   Board  Decision

May 13, 2015

Page 2of13

 

 

 

10. A letter from Hocherman Tortorella & Wekstein,  LLP, signed  by

Geraldine  Tortorella  dated  February  27, 2015.

11. A letter from Hocherman Tortorella & Wekstein,  LLP, signed  by

Adam Wekstein  dated April 2, 2015.

12. A letter from Hocherman Tortorella & Wekstein,  LLP, signed  by

Geraldine  Tortorella  dated April 20, 2015.

13. Copy of the Town of Orangetown Regular Town Board Meeting

February  10, 2013,  Resolution  No. 72. Lead Agency  I Orangeburg  Commons; No. 73. Negative  Declaration,  No. 74 approved  Mixed Use Expansion  Special

Permit.

14. Copy of the Environmental Assessment  Form, Part 1   –  Project and Setting, dated  November  21, 2014, signed  by Alfred  Rossi, P.E., with attachments.
15. Plans prepared by Leonard  Jackson  Associates,  dated  November  20, 2014, revised  November  17, 2015;  unless  noted:

• Drawing    1   of 12:   Title Sheet
• Drawing    2 of 12:   Overall Site Plan & Commercial  Subdivision  Plan
• Drawing 2A of 12:   Layout “Part Plan” & Commercial  Subdivision  Plan
• Drawing    3 of 12:   Overall grading,  Drainage  & Utility Plan
• Drawing 3A of 12:   Grading,  Drainage  & Utility Plan “Part Plan”
• Drawing    4 of 12:   Erosion  Control  Plan
• Drawing    5 of 12:   Landscaping  Plan
• Drawing    6 of 12:   Lighting  Plan
• Drawing    7of12:      Construction  Details (1  of 3), dated  Nov. 20, 2014
• Drawing    8 of 12:   Construction  Details (2 of 3), revised

February  27, 2015

• Drawing    9 of 12:   Construction  Details (3 of 3), revised

February  27, 2015

• Drawing  10 of 12:   Storm and Sanitary  Profiles
• Drawing  11  of 12:   Typical  Site Cap Sections,  dated  Nov. 20, 2014
• Drawing  12 of 12:   Site Cap Plan, dated  Nov. 20, 2014

16. Existing Condition Survey prepared  by Jay Greenwell,  PLS, LLC, dated

October  23, 2014,  revised  November  5, 2014:

• Sheet 2 of 3: Existing  Condition
• Sheet 3 of 3: Existing  Condition

17. Building elevations  prepared  by Murray Jay Millar Architecture,   unsigned  and unsealed,  dated July 2014.
18. Submitted at the meeting drawing  2A, Site Plan prepared  by Leonard

Jackson  Associates,  revised  May 13, 2015.

19. A copy of Town Board Resolutions#   70 through#  77, Mixed Use Expansion

Special  Permit, dated February  10, 2015.

 

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PB #15-17: The Shops at Orangeburg  Commons  Site Plan: Preliminary  Site Plan Approval  Subject to Conditions/  Reaffirmation  of the Town Board Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

May 13, 2015

Page 3of13

 

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

 

REAFFIRMATION OF THE NEGATIVE DECLARATION

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

Leonard Jackson Associates and the Town of Orangetown’s engineering consultant, Brooker Engineering, and having heard from the following offices, officials and/or Departments: {Town of Orangetown): Project Review Committee, Office of Building, Zoning, Planning Administration and Enforcement and Department of Environmental Management and Engineering, and having heard from the following involved and interested agencies: Rockland County Department of Planning and Town of Orangetown Zoning Board of Appeals, and having reviewed the proposed Site Plans by prepared by Leonard Jackson Associates, 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;

 

 

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PB #15-17: The Shops at Orangeburg  Commons  Site Plan: Preliminary  Site Plan Approval  Subject to Conditions/  Reaffirmation  of the Town Board Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

May 13, 2015

Page 4of13

 

• 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, aye; Bruce Bond, aye; Michael Mandel, aye; Robert Dell, aye; Thomas Warren, aye; William Young, aye; and Stephen Sweeney, aye, the Board reaffirmed the 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 #15-17: The Shops at Orangeburg  Commons  Site Plan: Preliminary  Site Plan Approval  Subject to Conditions/  Reaffirmation  of the Town Board Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

May 13, 2015

Page 5of13

 

3. The applicant shall provide a plan showing  lease lines for the Orangeburg Commons  Development  as they relate to the new mixed use expansion, specifically  what common  parking spaces will be designated  for the mixed use expansion  units. (50 parking spaces for restaurant  and 67 parking spaces for retail).

 

4. With the proposed mixed use expansion will some or all of the banked  parking spaces  be utilized at this time?  Please explain.

 

5. Please show the location of the loading berths for the Shops at Orangeburg Commons.  The exterior  loading  berths will need to be approved  by the Planning Board.

 

6. The Site Plan shall be reviewed by the Town of Orangetown Architecture  and

Community  Appearance  Board of Review.

 

7. Place a sign at the end of the one way exit onto Greenbush Road that indicates “No Left Turn.”

 

8. The removal of trees on the property shall be indicated by placing an “X” on the trees to be removed.

 

9. The “existing monument sign” shows eight (8) tenants  and the commercial subdivision  proposes  up to eleven  (11 ).   Please clarify or correct.

 

10. A note shall be placed on the Site Plan stating “up to 5,000 square feet of the total area of 18,304 square feet of the mixed use expansion building  can be used as a restaurantts).”

 

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

 

12. Five (5) parking spaces to be land banked shall be noted on the Site Plan.

 

13. The Board found the drawing 2A, prepared by Leonard  Jackson  Associates, revised  May 13, 2015 acceptable,  as submitted  at the meeting.

 

14. The right of way line between the CSX property and the Town  property  along the cul-de-sac  (Greenbush  Road) shall be depicted  on all the drawings.

Currently  the plans seem to shown the Town owned  property  and the CSX

property just merging/  running  into each other.

 

15. The sanitary calculations that were submitted  are under review by DEME.

 

16. An amendment to the existing  SWPPP  for the Orangeburg  Commons  Site shall be submitted  to DEME.  The included  calculations  shall determine  as to whether  the existing  stormwater  detention  basin will be capable  of handling  the additional  volume  of flow from the proposed  additional  impervious  contributing

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PB #15-17: The Shops at Orangeburg  Commons  Site Plan: Preliminary  Site Plan Approval  Subject to Conditions/  Reaffirmation  of the Town Board Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

May 13, 2015

Page 6of13

 

 

 

Continuation  of Condition  #16 …

 

 

 

area. Also, the SWPPP shall demonstrate how stormwater quality issues, necessitated by the new area of disturbance shall be mitigated. The SWPPP must be designed in accordance with the new “New York State Stormwater Management Design Manual” (last updated January 2015), not the3 2010 manual as stated in the Drainage Report.

 

17. The applicant shall demonstrate the legal ability of the Orangeburg Commons site to allow/ accept both sanitary and stormwater flows from an adjacent, separately owned site, onto and through their PRIVATE sanitary and stormwater facilities (i.e. the proposal is not part of the Orangeburg Commons site, it is a separate tax lot which theoretically be sold at any point.) This will most likely require cross easement on both properties to convey and treat the stormwater runoff and covey the proposed sanitary flows. Orangeburg Commons owners

will most likely have to update their private Sewage Disposal Corporation in order to accept sanitary flows an offsite/ separately owned parcel. This will need to be

approved by DEME, the Rockland County Department of Health and the Town of

Orangetown Office of the Town Attorney.  In so far stormwater is concerned, the applicant will need to provide documentation that the NYSDEC allows stormwater from one site to be treated and controlled on another site.  DEME requires that a letter from the NYSDEC be provided giving EXPLICIT consent for

the Orangeburg Commons property owners to treat and control stormwater runoff from this site, to be “handled” on their site.  DEME can find no explicit or implicit approval of such a situation in either the Orangetown Town Code, the NYSDEC Stormwater Design Manual or the NYSDEC General Permit for construction activities GP-o-15-002.

 

18. An updated/ amended traffic study shall be prepared and submitted for this application. The “Orangeburg Commons-Post Development Study” letter and supporting appendices that was submitted as part of this application is dated February 14, 2014. This update does not include the current proposal and the vehicular traffic/ trips that will be generated by its construction.

 

19. The Drainage Consultant to the Planning Board, Brooker Engineering, reviewed the plans and submitted information and found the following: The application has provided sufficient information to demonstrate that the existing stormwater management basin can be modified to mitigate against increases to peak stormwater runoff rates as a result of the project, and therefore recommends that the Shops at Orangeburg Commons be approved for drainage subject to the following Project Comments.

 

 

 

 

 

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PB #15-17:  The Shops  at Orangeburg    Commons   Site  Plan:  Preliminary    Site Plan  Approval   Subject   to Conditions/    Reaffirmation    of the Town  Board  Neg. Dec.

 

Town  of Orangetown    Planning   Board  Decision

May 13, 2015

Page 7of13

 

 

 

Continuation    of Condition   #19 …

 

 

 

This is the second drainage  review report for this project; the last report was dated April 6, 2015. The project  consists  of the redevelopment  of the site at tax lot 7 4.15-1-22,  which  is located just west of the recently developed  Orangeburg

Commons  site. An existing  one story building  and parking area is proposed  to be

removed.  The development  consists  of a new 18,304 square feet commercial building and additional  impervious  areas for parking and an approximate  net increase  of 15,250 square feet of impervious  area. The land slopes downhill  in an easterly  direction  and stormwater  runoff will be conveyed  to the stormwater management  basin constructed  for the Orangeburg  Commons  site.

 

For this new submission,  the entrance  road to the Greenbush  Avenue  cul de sac has been reconfigured  and the proposed  retaining wall in this area has been relocated  to outside the right-of-way.  The drainage  report has not been updated as per the previous  Project Comments.

 

Project  Comments

1. As per the April 6, 2015 drainage review report, the Developed  Conditions Drainage  Area Map (Drawing  2) of the Drainage  Report does not show the developed  conditions  for the proposed  Shops at Orangeburg  building and new parking areas.  It appears  the layout on this map is from an earlier version  of the Orangeburg  Commons  Site Plan and does not reflect the finished  construction,  including  the Stop and Shop Building.  The subbasin delineation  shall also be reevaluated  to not include the portion of the off• site subarea to the west that is intercepted  by the field inlet behind the Residence  Inn and diverted  around the detention  basin. This portion of

land shall not be included  in the subbasin  that is routed through  the

detention  basin.

2. As per the April 6, 2015 drainage review report, this comment  has been mostly addressed.  The applicant  has reconfigured  the entrance  road and grading  at the Greenbush  Road cul de sac to remove the proposed  wall face from the Town right-of-way.  However,  the applicant  is proposing  a segmental  block wall which  requires  geogrid  behind the block face to help support the soil. Detailed design for the length of geogrid  and excavation for  construction  shall be provided  to demonstrate  the geogrid will not be in the right-of-way.
3. As per the April 6, 2015 drainage review report, the drainage  calculations shall use updated  24 hour rainfall totals.

 

 

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PB #15-17: The Shops at Orangeburg  Commons  Site Plan: Preliminary  Site Plan Approval  Subject to Conditions/  Reaffirmation  of the Town Board Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

May 13, 2015

Page 8of13

 

 

 

Continuation  of Condition  #19 …

 

4. As per the April 6, 2015 drainage review report, the drainage  report cover letter states a “minor modification  to the existing  outlet control structure  on Orangeburg  Commons  site” will mitigate  increases  in peak runoff rates. The comment  lines in the hydrologic  model (lines 61-64) show an

increased  elevation  of the overflow  weir for the proposed  conditions model; however,  the elevation  versus discharge  curves show modifications  at lower orifices.  Calculations  for the elevation  versus discharge  curves shall be included  in the drainage  report. A detail of the

outlet structure  showing  as built conditions  and the proposed  modifications shall be included  in the Site Plan and Drainage  Report.

5. This comment (pertaining  to grading  at the proposed  Greenbush  Road

entrance)  from the April 6, 2015 drainage  review report has been addressed.

6. As per the April 6, 2015 drainage review report, a maintenance  schedule

for the stormwater  quality structures  shall be included  in the Site Plan and drainage  report.

7. As per the April 6, 2015 drainage review report, calculations  showing  area

of disturbance  less than one acre shall be provided.

8. As per the April 6, 2015 drainage review report, a breakdown  of as-built and proposed  impervious  areas shall be included  in the drainage  report.
9. As per the April 6, 2015 drainage review report, the drainage  report shows an overflow  weir at elevation  74.3 (proposed)  for a length of 15 feet. The east side of the berm has as-built  elevations  ranging from 74.4 to 75.4.

The five year peak stage is 74.45. The drainage  report shall be revised to reflect the potential  diversion.

10.As  per the April 6, 2015 drainage  review report, calculations  to support the storage  versus elevation  curve shall be included  in the drainage  report.

11. As per the April 6, 2015 drainage review report, calculations shall be provided  that demonstrate  the storm drainage  system  can convey the 100- year peak runoff rate to the stormwater  management  basin.
12. As per the April 6, 2015 drainage review report, the proposed conditions

model shows an increase  in stormwater  runoff volume for the detention basin inflow hydrograph  compared  to existing  conditions,  an increase  in peak stage at the detention  basin compared  to existing  conditions,  the same storage  versus discharge  data for existing  and proposed  conditions, but a decrease  in flood storage for the routed hydrograph.  The revised report shall contain  more output  data and a narrative  response  to clarify this discrepancy.

 

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PB #15-17:  The Shops  at Orangeburg    Commons   Site  Plan:  Preliminary  Site Plan Approval  Subject to Conditions/  Reaffirmation    of the  Town  Board  Neg. Dec.

 

Town  of Orangetown    Planning   Board  Decision

May 13, 2015

Page 9of13

 

20. Rockland County  Department  of Planning  had the following  comment  which is incorporated  herein as a condition  of approval:

• A review must be completed by the Palisades  Interstate  Park Commission and any raised comments  or concerns  addressed.
• A review shall be completed  by the New York State  Department  of

Transportation   and any required  permits obtained.

• The conditions  in the March  11, 2015 letter from the Rockland  County

Department  of Health must be met.

• There shall be not net increase in the peak rate of discharge  from the site at all design points.
• Prior to the start of construction or grading,  a soil and erosion  control plan shall be developed  and in place for the entire site that meets the latest edition of the New York State Guidelines  for Urban Erosion  and Sediment Control
• The location of the monument sign, and any other identifications  signs must be shown on the Site Plan, and conform  to the Town’s  sign standards.

 

21. Traffic studies of the area, including the intersection  of Western  Highway  and Highview  Avenue  have shown that traffic  existing  and future traffic volumes  will not impact the area roadways.

 

22. The Rockland County  Health  Department’s   letter of March  11, 2015  requests the following:
23. Application is to  be made  the  Rockland  County  Department  of  Health

(RCDOH)  for the extension  of the private sewer main.

2. Application  is  to  be  made  to  RCDOH  for  review  of  the  stormwater management  system for compliance  with the County  Mosquito  Code.

 

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

• Install an NFPA 13 compliant Fire Sprinkler  system.  Maintain  the sprinkler system  according  to NFPA 25.
• The proposed Fire Sprinkler  system  must be designed  to protect the hazard  in each proposed  store usage.  Submitted  to the Bureau for approval  before work commences.
• Install and maintain an NFPA 72 compliant  Fire Alarm  System,  connected to Rockland  County 44-Control.   Proposed  Fire Alarm  plans submitted  to the Bureau for approval  before work commences.
• Install and maintain  portable fire extinguishers  as required  by NFPA 10.
• Install emergency  as per NEC.
• The plan shall show bollards to protect the pull in parking.
• Each occupancy  applies for and maintain  Certificate  of Compliance  Fire

Safety with the Bureau of Fire Prevention.

 

 

 

 

 

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PB #15-17: The Shops at Orangeburg  Commons  Site Plan: Preliminary  Site Plan Approval  Subject to Conditions/  Reaffirmation  of the Town Board Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

May 13, 2015

Page 10of13

 

 

 

24. 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

-Town of Orangetown Zoning Board of Appeals

 

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

Preparation of Site Plans prior to signing the final plans.

 

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

 

27. 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.

 

28. 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:

 

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PB #15-17:  The Shops  at Orangeburg    Commons   Site  Plan:  Preliminary    Site Plan  Approval   Subject   to Conditions/    Reaffirmation    of the Town  Board  Neg. Dec.

 

Town  of Orangetown    Planning   Board  Decision

May 13, 2015

Page  11  of 13

 

 

 

Continuation    of Condition   #28 ..•

 

 

 

– 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.

 

29. 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.

 

30. 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.

 

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

 

32. 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 #15-17: The Shops at Orangeburg  Commons  Site Plan: Preliminary  Site Plan Approval  Subject to Conditions/  Reaffirmation  of the Town Board Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

May 13, 2015

Page 12of13

 

 

 

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

 

34. 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

 

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

 

Overrides

The Board made a motion to override Conditions 1  and 2 of the April 2, 2015 letter from Rockland County Department of Planning, signed by Douglas

Schuetz, Acting Commissioner of Planning, for the following reasons:

 

Condition  #1. Though the property is not listed on the State or National Registers, the existing house on the site is an historic structure or significance, identified in the book “Pre-Revolutionary Dutch Houses and Families in Northern New Jersey and Southern New York” as the Abram Lent House c. 1752. The Rockland County Historic Sites and Survey also includes this house in its inventory. Orangetown historians have indicated that this house is “an outstanding example of the steep equilateral gable roof over a house two full rooms in depth.”  It is our understanding that a demolition permit has already been issued for this structure.

 

The Board held the condition was no longer relevant since the structure known as the Abram Lent House has been demolished by the property owner.

 

A motion to override the condition was made and moved by Michael Mandel and seconded by Thomas Warren and carried as follows: Bruce Bond, aye; Kevin Garvey, aye; Robert Dell, aye; Michael Mandel, aye; Stephen Sweeney, aye; William Young, aye and Thomas Warren, aye.

 

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PB #15-17:   The Shops  at Orangeburg   Commons   Site  Plan:   Preliminary    Site Plan Approval Subject  to Conditions/    Reaffirmation   of the  Town Board  Neg. Dec.

 

Town  of Orangetown  Planning  Board  Decision

May 13,   2015

Page 13 of 13

 

 

 

 

Condition #2. A review must be completed  by the New York State Office of Parks,  Recreation and Historic Preservation so that they can provide input on how to best protect the historic  resource on site.

 

 

 

The Board held the condition was no longer relevant  since the structure known as the Abram Lent House has been demolished by the property owner.

 

A motion to override the condition   was made and moved by Michael Mandel  and seconded by Thomas Warren and carried as follows:  Bruce Bond,  aye; Kevin Garvey, aye;  Robert Dell,  aye; Michael  Mandel,   aye; Stephen Sweeney, aye; William Young, 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, aye;  Bruce Bond,   aye; William Young,  aye; Thomas Warren, aye; Robert Dell,  aye;  Michael Mandel,  aye and Stephen Sweeney,  aye.

 

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

Dated:May13,2015             ~Gpe-v~

Town  of Orangetown  Planning  Board

 

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PB #15-23: The Shops at Orangeburg  Commons –  Commercial  Interior Subdivision  Plan: Final Approval  Subject to Conditions/  Reaffirmation  of Town Board Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

May 13, 2015

Page 1of7

 

TO:

 

FROM:

Geraldine  Tortorella,  Hocherman,  Tortorella  & Wekstein,

1   North Broadway,  Suite 701, White  Plains, New York  10601

Orangetown  Planning  Board

 

 

RE:                 The Shops at Orangeburg  Commons  Commercial  Interior Subdivision  Plan: The application  of FB Greenbush  LLC c/o RD Management LLC, applicant,  for Tom Graff, owner,  (Hocherman  Tortorella  & Wekstein,  LLP, attorneys  for the applicant),  for Prepreliminary/   Preliminary/  Final Commercial Interior Subdivision  Plan Review,  at a site to be known as “The Shops at Orangeburg  Commons  Commercial  Interior  Subdivision  Plan”; in accordance  with Article  16 of the Town  Law of the State of New York, the Land

Development  Regulations  of the Town of Orangetown,  Chapter  21 of the code of the Town of Orangetown  and Orangetown  and the determine  of the

environmental  significance  of the application  pursuant  to the requirements  of the

New York State Environmental  Quality  Review Act.   The site is located at 2

Greenbush  Road, Orangeburg,  Town of Orangetown,  Rockland  County,  New York, and as shown on the Orangetown  Tax Map: Section  74.15, Block 1, Lot 22; LI zoning  district;

 

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

Wednesday,  May 13, 2015, the Board made the following  determinations:

 

Geraldine  Tortorella,  Justin  Lim, Nathaniel  Burns and Alfred  Rossi appeared  and testified.   The Board received the following  communications:

1. Project Review Committee Report dated  May 6, 2015.
2. An interdepartmental memorandum  from the Office of Building, Zoning, Planning  Administration   and Enforcement,  Town of Orangetown,  signed  by John Giardiello,  P.E., Director,  dated  May 13, 2015.
3. Interdepartmental memorandum  from the Department  of Environmental Management  and Engineering  (DEME),  Town of Orangetown,  signed  by Bruce Peters,  P.E., dated May 6, 2015.
4. A letter from the Rockland County Sewer District No.1, signed  by

Joseph  LaFinadra,  Engineer  II, dated  March 25, 2015.

5. A letter from Hocherman Tortorella & Wekstein,  LLP, signed  by

Geraldine  Tortorella  dated  February  27, 2015.

6. 6. A letter from Hocherman Tortorella  & Wekstein,  LLP, signed  by

Adam Wekstein  dated April 2, 2015.

7. A letter from Hocherman Tortorella & Wekstein,  LLP, signed  by

Geraldine  Tortorella  dated April 20, 2015.

8. Copy of the Town of Orangetown Regular Town Board  Meeting

February  10, 2013,  Resolution  No. 72. Lead Agency  I Orangeburg  Commons; No. 73. Negative  Declaration,  No. 74 approved  Mixed Use Expansion  Special Permit.

 

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PB #15-23: The Shops at Orangeburg  Commons –  Commercial  Interior Subdivision  Plan: Final Approval  Subject to Conditions/  Reaffirmation  of Town Board Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

May 13, 2015

Page 2of7

 

 

 

9. Copy of the Environmental Assessment  Form, Part 1  –  Project and Setting, dated  November  21, 2014, signed  by Alfred  Rossi,  P.E., with attachments.

1 O.    Plans prepared  by Leonard  Jackson  Associates,  dated  November  20, 2014,

revised  November  17, 2015;  unless  noted:

• Drawing    1   of 12:   Title Sheet
• Drawing    2 of 12:   Overall Site Plan & Commercial  Subdivision  Plan
• Drawing 2A of 12:   Layout “Part Plan” & Commercial  Subdivision  Plan
• Drawing    3 of 12:   Overall grading,  Drainage  & Utility Plan
• Drawing 3A of 12:   Grading,  Drainage  & Utility Plan “Part Plan”
• Drawing    4 of 12:   Erosion  Control  Plan
• Drawing    5 of 12:   Landscaping  Plan
• Drawing    6 of 12:   Lighting  Plan
• Drawing    7of12:      Construction  Details (1  of 3), dated  Nov. 20, 2014
• Drawing    8of12:      Construction  Details (2 of 3), revised

February  27, 2015

• Drawing    9 of 12:   Construction  Details (3 of 3), revised

February  27, 2015

• Drawing  10 of 12:   Storm and Sanitary  Profiles
• Drawing  11  of 12:   Typical  Site Cap Sections,  dated  Nov. 20, 2014
• Drawing  12 of 12:   Site Cap Plan, dated  Nov. 20, 2014

11. Existing Condition Survey  prepared  by Jay Greenwell,  PLS, LLC, dated

October  23, 2014,  revised  November  5, 2014:

• Sheet 2 of 3: Existing  Condition
• Sheet 3 of 3: Existing  Condition

12. Building elevations  prepared  by Murray Jay M~llar Architecture,   unsigned  and unsealed,  dated July 2014.
13. Submitted at the meeting drawing  2A, Site Plan prepared  by Leonard

Jackson  Associates,  revised  May 13, 2015.

14. A copy of Town Board Resolutions  # 70 through  # 77, Mixed Use Expansion

Special  Permit, dated February  10, 2015.

 

 

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

 

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PB #15-23:  The Shops  at Orangeburg    Commons   –  Commercial    Interior Subdivision    Plan:  Final  Approval   Subject   to  Conditions/    Reaffirmation    of Town  Board  Neg. Dec.

 

Town  of Orangetown    Planning   Board  Decision

May 13, 2015

Page 3 of 7

 

 

 

REAFFIRMATION   OF THE NEGATIVE  DECLARATION

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

Leonard  Jackson  Associates  and the Town of Orangetown’s   engineering consultant,  Brooker  Engineering,  and having heard from the following  offices, officials  and/or  Departments:  (Town of Orangetown):   Project  Review Committee, Office of Building, Zoning,  Planning  Administration   and Enforcement  and Department  of Environmental   Management  and Engineering,  and having heard from the following  involved  and interested  agencies:  Rockland  County

Department  of Planning  and Town of Orangetown  Zoning  Board of Appeals,  and

having reviewed  the proposed  Site Plans by prepared  by Leonard  Jackson Associates,  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;

 

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PB #15-23: The Shops at Orangeburg  Commons –  Commercial  Interior Subdivision  Plan: Final Approval  Subject to Conditions/  Reaffirmation  of Town Board Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

May 13, 2015

Page 4of7

 

 

 

 

• 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, aye; Bruce Bond, aye; Michael Mandel, aye; Robert Dell, aye; Thomas Warren, aye; William Young, aye; and Stephen Sweeney, aye, the Board reaffirmed the Negative Declaration pursuant to SEQRA.

 

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

 

1. The applicant has indicated on drawing number 2, by way of a note, that no more than eleven ( 11) units or occupancies are proposed in the mixed use expansion. Of the eleven units or occupancies totaling 18,304 square feet, up to

5,000 square feet of the total area will be allowed for restaurant use.

 

2. The commercial subdivision depicts two grease traps, an indication that one or more of the proposed commercial spaces will be food service establishments. The applicant is therefore advised that the Town of Orangetown has a new F.O.G. (Fat, Oil and Grease) program, which must be complied.

 

3. The applicant is advised that each food service store requires its own (appropriately sized) grease trap. The locations of each grease trap may change due to the final locations of the food service stores inside the commercial subdivision.

 

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PB #15-23: The Shops at Orangeburg  Commons – Commercial  Interior Subdivision  Plan: Final Approval  Subject to Conditions/  Reaffirmation  of Town Board Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

May 13, 2015

Page 5of7

 

4. The following note shall be placed on the Subdivision Plan: “At least

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

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

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

 

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

 

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

Preparation of Subdivision Plans prior to signing the final plans.

 

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

 

9. All of the conditions of this decision, shall be binding upon the owner of the subject property, its successors and /or assigns, including the requirement to maintain the property in accordance with the conditions of this decision and the requirement, if any, to install improvements pursuant to Town Code §21. Failure to abide by the conditions of this decision as set forth herein shall be considered a violation of Subdivision Plan Approval pursuant to Town Code §21 and §6A.

 

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

Plan:

The Tree Protection and Preservation Guidelines adopted

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

 

1. No cons~ructionequipment 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. Th~ 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 !ine of the T.ree Canopy. The method chosen should be based on providing the maximum protection zone possible.  A barrier of snow fence

 

 

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PB #15-23: The Shops at Orangeburg  Commons –  Commercial  Interior Subdivision  Plan: Final Approval  Subject to Conditions/  Reaffirmation  of Town Board Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

May 13, 2015

Page 6 of 7

 

Continuation  of Condition  #10 …

 

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.

 

11. All landscaping shown on the 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.

 

12. 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.

 

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

the Planning  Board.

 

 

?e

14. If the applicant, during the course of construction,  encounters  such conditions as flood areas,  ~nderground  water,  s?ft or silty areas,  improper  drainage,  or any other _unusual circu~~tances   or conditions  that were not foreseen  in the original planning,  s_uch ~ond1t1ons   shall       reported  immediately  to DEME.  The applicant shall submit their recommendations   as to the special treatment  to be given such

~reas _to  secure adequate,  permanent,  and satisfactory  construction.   DEME shall investigate  th~ condition(s),  and shall either approve  the applicant’s recommendations   to correct the condition(s),  or order a modification  thereof.   In the event o~ th~ .appitcant’s  disagreement  with the decision  of DEME, or in the event of a s1~mf1cant  change  resulting to the subdivision  plan or site plan or any change t~at !n~ol~e~ a ~etland  regulated  area, the matter shall be decided  by the

age~cy with lurlsdlctlon m that area (i.e. Wetlands  – U.S. Army Corps of

Engineers).

 

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PB #15-23:  The Shops  at Orangeburg   Commons   –  Commercial    Interior Subdivision   Plan:  Final Approval  Subject  to Conditions/   Reaffirmation  of Town  Board  Neg. Dec.

 

Town  of Orangetown  Planning   Board  Decision

May 13,  2015

Page 7 of 7

 

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

 

16. 16. 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

 

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

 

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

 

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

 

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

 

Dated:  May 13, 2015

Town  of Orangetown Planning   Board

 

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PB #15-18: Orangeburg  Commons  Site Plan Amendment:  Preliminary Site Plan Approval Subject to Conditions/ Reaffirmation  of Town Board Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

May 13, 2015

Page 1of7

 

TO:

 

FROM:

Geraldine Tortorella, Hocherman, Tortorella & Wekstein,

1   North Broadway, Suite 701, White Plains, New York 10601

Orangetown Planning Board

 

 

RE:               Orangeburg  Commons  Site Plan Amendment:  The application of FB Orangetown Retail LLC, FB Orangetown Retail Three LLC, FB Orangetown Two LLC, FB Orangetown Hotel LLC, FB Orangetown Hotel Two LLC, and Board of Managers of the Orangeburg Commons Condominium c/o RD Management LLC, applicants and owners (Hocherman Tortorella & Wekstein, LLP, attorneys

for the applicant), for Amendment to the Approved Site Plan –  Prepreliminary/ Preliminary/ Final Site Plan Review, at a site known as “Orangeburg Commons

Site Plan Amendment”, 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 and Orangetown and reaffirm the determination of the environmental significance of the application pursuant to the requirements of the New York State Environmental Quality Review Act.  The site is located 170 Route 303, Orangeburg, Town of Orangetown, Rockland County, New York, and as shown on the Orangetown Tax Map: Section 74.15, Block 1, Lot 21; LI and Route 303

Overlay zoning districts.

 

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

Wednesday,  May 13, 2015, the Board made the following determinations:

 

Geraldine Tortorella, Alfred Rossi and Justin Lim appeared and testified. The

Board received the following communications:

1. Project Review Committee Report dated May 6, 2015.
2. An interdepartmental memorandum from the Office of Building, Zoning, Planning Administration and Enforcement, Town of Orangetown, signed by John Giardiello, P.E., Director, dated May 13, 2015.
3. Interdepartmental memorandum from the Department of Environmental Management and Engineering (DEME), Town of Orangetown, signed by Bruce Peters, P.E., dated May 6, 2015.
4. A letter from the Rockland County Sewer District No.1, signed by

Joseph LaFinadra, Engineer II, dated March 25, 2015.

5. A letter from Hocherman Tortorella & Wekstein, LLP, signed by

Geraldine Tortorella dated February 27, 2015.

6. A letter from Hocherman Tortorella & Wekstein, LLP, signed by

Adam Wekstein dated April 2, 2015.

7. A letter from Hocherman Tortorella & Wekstein, LLP, signed by

Geraldine Tortorella dated April 20, 2015.

8. Copy of the Town of Orangetown Regular Town Board Meeting

February 10, 2013, Resolution No. 72. Lead Agency I Orangeburg Commons; No. 73. Negative Declaration, No. 74 approved Mixed Use Expansion Special

Permit.

 

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PB #15-18:  Orangeburg    Commons   Site  Plan Amendment:    Preliminary    Site Plan  Approval   Subject   to Conditions/  Reaffirmation    of Town  Board  Neg. Dec.

 

Town  of Orangetown    Planning   Board  Decision

May 13, 2015

Page 2 of 7

 

9. Copy of the Environmental Assessment  Form, Part 1  –  Project and Setting, dated  November  21, 2014, signed  by Alfred  Rossi,  P.E., with attachments.
10. Plans prepared by Leonard  Jackson  Associates,  dated  November  20, 2014, revised  November  17, 2015;  unless noted:

• Drawing    1   of 12:   Title Sheet
• Drawing    2 of 12:   Overall Site Plan & Commercial  Subdivision  Plan
• Drawing  2A of 12:   Layout “Part Plan” & Commercial Subdivision Plan
• Drawing  3of12:    Overall grading, Drainage & Utility Plan
• Drawing 3A of 12:  Grading, Drainage & Utility Plan “Part Plan”
• Drawing  4 of 12:  Erosion Control Plan
• Drawing  5of12:     Landscaping Plan
• Drawing  6 of 12:  Lighting Plan
• Drawing  7of12:    Construction Details (1  of 3), dated Nov. 20, 2014

e      Drawing  8 of 12:  Construction Details (2 of 3), revised

February 27, 2015

• Drawing  9 of 12:  Construction Details (3 of 3), revised

February 27, 2015

• Drawing 10 of 12:  Storm and Sanitary Profiles
• Drawing 11  of 12:  Typical Site Cap Sections, dated Nov. 20, 2014
• Drawing 12of12:   Site Cap Plan, dated Nov. 20, 2014

11. Existing Condition Survey prepared by Jay Greenwell, PLS, LLC, dated

October 23, 2014, revised November 5, 2014:

• Sheet 2 of 3: Existing Condition
• Sheet 3 of 3: Existing Condition

12. Building elevations prepared by Murray Jay Millar Architecture, unsigned and unsealed, dated July 2014.
13. Submitted at the meeting drawing 2A, Site Plan prepared by Leonard

Jackson Associates, revised May 13, 2015.

14. A copy of Town Board Resolutions # 70 through # 77, Mixed Use Expansion

Special Permit, dated February 10, 2015.

 

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

 

REAFFIRMATION OF THE NEGATIVE DECLARATION

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

Town of Orangetown Planning Board, as lead agency, for the reasons articulated in this Board’s analysis of all of the submissions by the applicant, interested

agencies, departments and the public, with respect to this project including the Environmental Assessment Form, which reasons are summarized in the motion, hereby determines that the proposed action will not have a significant impact on

the environment and a Draft Environmental Impact Statement (DEIS) will not be prepared.

 

 

 

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PB #15-18: Orangeburg  Commons  Site Plan Amendment:  Preliminary  Site Plan Approval  Subject to Conditions/  Reaffirmation  of Town Board Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

May 13, 2015

Page 3 of 7

 

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

Leonard Jackson Associates and the Town of Orangetown’s engineering consultant, Brooker Engineering, and having heard from the following offices, officials and/or Departments: (Town of Orangetown): Project Review Committee, Office of Building, Zoning, Planning Administration and Enforcement and Department of Environmental Management and Engineering, and having heard from the following involved and interested agencies: Rockland  County Department of Planning and Town of Orangetown  Zoning  Board of Appeals, and having reviewed the proposed Site Plans by prepared by Leonard Jackson Associates, 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 rnlqratory fish;
• Will not have a significant adverse impact to natural resources·
• Is _consistentwith the Town of Orangetown’s Comprehensive/Master Plan;
• W~ll not have adverse economic or social impacts upon the Town;
• Will not create a hazard to human health· and

 

• Will no~ create a substantial change in the use of land, open space or recreational resources.

 

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PB #15-18: Orangeburg  Commons  Site Plan Amendment:  Preliminary  Site Plan Approval  Subject to Conditions/  Reaffirmation  of Town Board Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

May 13, 2015

Page 4of7

 

 

 

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

 

3. Please provide a separate plan labeled “Orangeburg Commons Site Plan Amendment 2”, showing the changes to the Approved Site Plan for the original Mixed Use Development.

 

4. To help differentiate this proposal/ amendment with the previously approved amendment to this site, it is recommended that this amendment shall be labeled as Amendment #2 or similar notation or label.

 

5. Drawings shall be prepared for this application, separate from drawings submitted for ‘The Shops at Orangeburg Commons” application, It is suggested that perhaps a drawing, similar to drawing No. 2A of the “Shops at Orangeburg Commons” application, depicting the “existing” conditions of this specific section of the Orangeburg Commons site, as well as including drawing 2A (which shows proposed conditions) specific to the Orangeburg Commons property.

 

6. 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.

 

 

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PB #15-18: Orangeburg  Commons  Site Plan Amendment:  Preliminary  Site Plan Approval  Subject to Conditions/  Reaffirmation  of Town Board Neg. Dec.

 

Town of Orangetown  Planning  Board Decision

May 13, 2015

Page 5of7

 

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

Preparation of Site Plans prior to signing the final plans.

 

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

 

9. 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.

 

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

Plan:

The Tree Protection and Preservation Guidelines adopted

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

 

1. No construction equipment shall be parked under the tree canopy.
2. There will be no excavation or stockpiling of earth underneath the trees.
3. Trees designated to be preserved shall be marked conspicuously on all sides at a 5 to 10 foot height.
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 mstalled m 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 fro!11 the. Planning Board.  If the grade level is to be changed more than six (6) ~nches! trees designated to be preserved shall be welled and/or preserved m a raised bed, with the tree well a radius of three (3)

feet larger than the tree canopy.

 

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PB #15-18:  Orangeburg    Commons   Site  Plan Amendment:    Preliminary    Site Plan Approval   Subject   to Conditions/    Reaffirmation    of Town  Board  Neg. Dec.

 

Town  of Orangetown    Planning   Board  Decision

May 13, 2015

Page 6of7

 

 

 

11. All landscaping shown on the 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.

 

12. 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.

 

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

 

14. 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).

 

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

 

16. 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

 

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

 

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PB #15-18:  Orangeburg   Commons  Site   Plan  Amendment:   Preliminary Site Plan Approval   Subject  to Conditions/   Reaffirmation     of Town  Board  Neg. Dec.

 

Town  of Orangetown    Planning  Board  Decision

May 13,   2015

Page 7of7

 

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

 

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

 

Dated:   May 13,   2015

Town of Orangetown Planning

 

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