1. ALEXANDRA, LLC - SUBDIVISION - EXTENSION - Route 302 (14-2-30.51) #002-001

G. Lake: You’re looking for an extension again?

M. Siemers: Yes sir.

G. Lake: You’re still wrapping up with the Army Corps?

M. Siemers: We have received from the Army Corps jurisdictional letter. They’re holdup is with the bad weather over the winter and the wet weather our well driller had problems accessing the site. It took them a while to get the water samples. We have gotten the water samples and submitted them to the Health Department. I spoke with Keith Miller of the Health Department and he said he would be reviewing them the middle of June. Hopefully we will have our Health Department approval by the end of June.

G. Lake: So, you’re still at the Health Department at this point?

M. Siemers: Right. All the comments have been taken care of except for the well and all of Dick’s comments on his letter have been taken care of although they haven’t been submitted yet.

G. Lake: Dick, what do we give a one year extension?

D. McGoey: We’ve been granting a year.

A. Dulgarian: How many has this had?

D. McGoey: Just one. This would be the second.

G. Barone: You can give him two extensions.

G. Lake: The big problem that the applicants have is with the Health Department. Any other questions?

T. Hamilton: Just as long Dick gets to see these comments. Most of these comments should have been taken care of by now.

M. Siemers: I believe that most of the comments were an Army Corps jurisdictional letter, Health Department letter. The other comment was regarding street light detail and I spoke with Mr. Lippert of the Department of Public Works. He told me to put a note on, I don’t remember the wording and the note, but I actually got the note from him and I will submit it for Dick’s review. Basically that was all the comments.

D. McGoey: Yes. The Army Corps, vegetation, street lights and monuments.

MOTION for a FINAL ONE YEAR EXTENSION made by A. Dulgarian and seconded by P. Owen.

A. Dulgarian: Aye

P. Owen: Aye

R. Carr: Aye

T. Hamilton: Aye

G. Monaco: Aye

G. Luenzmann: Aye

G. Lake: Aye

MOTION CARRIED. 7 AYES

2. THE FAIRWAYS - SITE PLAN/SPECIAL USE PERMIT - Golf Links Road (73-1-31.2, 33.2, 33.3) #120-002

J. VanTile: We were last before the Board at the January meeting and if you remember we introduced our plan at that time and the Board circulated a Lead Agency notice and we said we needed Lead Agency. Since that time, we have been responding to comments and concerns that Board members raised. I remember Mr. Hamilton specifically mention concern with he wanted to see a central boulevard coming in from Golf Links Road. We’ve also been addressing concerns in a work shop setting with the Town Engineer and the Planning Board Chairman and several weeks ago they decided that the plan had come to a point where it was appropriate to come back before the Planning Board for consideration of Sketch Plan approval and we’re hoping that you will be able to give us that tonight. Then, of course, we will still be going ahead in a work shop setting to continue to develop the details of the plan. Mr. Miller is going to describe how the plan has developed over this time and Mr. Evans will be commenting on some of the most recent ideas that we would like bring before you tonight.

T. Miller: We’re the planners for the applicant. I would just like to go over the plan as you last saw it just to review quickly what we have here. This is an approximately sixty two acre piece of property. We’re proposing two hundred seventeen residential units with a mix of housing types. All of the units would be condominium style ownership. It would be managed by a Home Owners Association that would deal with all the common areas, the recreation complex and so forth. Basically we have a boulevard style entryway that would be gated. It could be opened by your emergency services people with a remote signal. The entryway then goes into kind of a central boulevard that goes past the community green and into the clubhouse area and then there are loop roads throughout. It provides multiple forms of access throughout that entire area. The boulevard is going through the property down into the neighborhood which has single family homes along the golf course. The duplexes are on the other side of the stream. A loop road with attached units and it’s all served by a boulevard up to this circle. On this side of the property there are all single family homes with a couple of loop areas so that you’re not looking down along a linear sort of roadway. It breaks up the community of the project. There will be a potential future road connection to the adjoining property here. We are also showing a potential future road connection to the golf course property here. We don’t anticipate that there would be any development with the golf course in the foreseeable future but in anticipation of, you never know what happens kind of off planning, we did want to provide that in the event that such a thing could occur. We’re showing forty seven single family detached units and there is one hundred seventy attached units. We’ve got thirty eight units of three-bedroom duplexes, one hundred eight units of three-bedroom attached units with one and two car garage, forty four units of two-bedroom attached housing without garages. Basically the boulevard roadways are twenty feet wide with a ten foot landscape median. Two way roads are thirty feet wide which are ample and can also provide on-street parking. One way roads are twenty feet wide. We have met with the fire district representative who has reviewed the project circulation system. We’ve met with Mr. McGoey and we’ve responded to most of his comments. We are providing sidewalks throughout the project on one side of the road. We are also going to be providing a noise barrier along this section in order to reduce interior noise that would be generated by traffic on Route 84. The project would be served by public water and sewer. We’ve developed now a storm water management program that you can see these light colored areas where the storm water management facility is proposed. We will be providing the Board with a detailed report on how the storm water management will work. The recreation facility which is located here has a thirty five hundred square foot common recreational area that would be available to all residents of the project. It will include a social room, a business center, a fitness center. There’s an outdoor pool, a tot lot, a deck area and some sport courts that are proposed at the recreational center. That kind of covers the broad aspect of the proposal. We have made a couple of modifications that Mr. Evans is going to talk about.

P. Evans: Before I show you the next plan that we’ve come to where we’ve worked very closely with your Engineer and the Board Chairman, just to remind you of the plan that you first had. This island is not here. It came straight back. This island eyebrow is now here. This is more in a straight loop area. We’ve basically turned it like this for a number of reasons. One is the way it slopes. That way we have front to back and it’s a better elevation instead of stepping up units. It’s a much better feel. We’ve added the buffer through here which will be a wall per the request of your Engineer. We had a little cul-de-sac in here, instead we tried to flatten it out and bring in a slight boulevard in here with a buffer because you have wells in here from the Town. I will talk about what we did to that later. Again, we came in with a boulevard. We put a dual entrance in where if you’re a guest you have to come in one way, if you’re not you come in another way. Again, the fire apparatus with they come in all they have to do is make a siren noise and it’s set up that way. The gate will automatically open up. As this evolved, we kept looking at, one of the important things was this whole area down here. One of the things your Engineer kept talking about is safety of going across the street here. The other thing that was important is that we put in a invitation here where the people can drop their kids off where there is a bus stop here so we have parking as you will see in the new plan all the way along here to this bus stop and then a walkway out to here. The new plan shows what we’ve added because of the additional comments. The first and most important thing is that all this remains the same as that plan but this just happens to show the sidewalks which we will be putting in. You will see they’re completely along the entire. Now, down in here we didn’t put the sidewalks. What we did, we took out the units here and we did that for the safety. We did it because of the wells and it made more sense to keep the people on this side of the street. In that we were proposing and we mentioned it to Mr. McGoey that what we thought was we could possibly give this to the Town as a park or just as a way to keep a buffer for the wells, etc. We moved everything over here and in doing that we’ve put another duplex right in here and we added a couple of units up in here to make up the difference. That way this whole side of the road stays green. We thought that made a lot more sense. If you remember from the old plan we had a big unit in here with a lot of units in it with underground parking. We took all that out based on fire and everybody else we talked to and we gave more open space in here and moved the units up a little bit now and a couple more units in here. That created and we added additional parking all along the street here so there is no problem. All these turns are all set up and were engineered because your fire department gave us a turning radius of the biggest truck. All these are set up to handle that.

G. Lake: I will go through the Board right now. Before we get to the comments let me . . .

A. Dulgarian: What’s the water and sewer situation there?

G. Lake: They’re in both districts.

A. Dulgarian: Okay. I thought that was a question at one point.

G. Lake: It was.

A. Dulgarian: What are we doing tonight, just Sketch tonight?

G. Lake: This is here just for Sketch.

A. Dulgarian: I think it’s a fantastic project and I’m sure they’re going to do things that are new to us and some very nice aesthetic things but I would like to see that what the traffic barriers are going to look like and what kind of landscaping is done along there on Route 84. I would like to see exactly how it is going to blend on the lot lines with the golf course. You can’t really put a fence up. I don’t know what you can do there. I don’t know.

G. Lake: You mean, where?

A. Dulgarian: Where the property lines meet, yes?

G. Lake: The golf course at this point, does it go right up to your property?

P. Evans: This fairway, I can’t remember the number, is all the way down here and ends up with a green at the grade. Most of it is this whole area here is the actual golf course but the actual fairway is down here because the last owner swapped land and got this as a buffer is my understanding.

A. Dulgarian: I’m not familiar with that.

P. Evans: This is all wooded, by the way.

G. Lake: Maybe we can see that some how?

P. Evans: I can overlay that. I can get an aerial and put the lines on.

G. Lake: I think that would help the Board.

P. Evans: I can tell you, I’ve personally talked with the golf course and to the members of the Board that were asked to talk to me and our Engineer has talked to the Architect that’s working on the new designs for some of things that the golf course is planning. We’ve been co-ordinating that with them and as of right now we seem to be working very well together. They seem happy with what we’re doing.

G. Lake: Yes. I also have talked to some at the golf course and I have to agree with you at this point.

A. Dulgarian: I would be against having some sort of fence of what ever. There’s got to be some sort of flow or symmetry there where you have the two properties together. As far as the Wallkill property, I think it’s very generous of the applicant and I think maybe through Mr. McGoey and the Board we can come up with some uses for that. That’s very interesting to me.

P. Owen: I like the way this project has progressed. Actually one question that I have, I see on your map right there, on the bottom where the duplexes that you’re going to possibly get rid of?

P. Evans: Here?

P. Owen: Yes. Is there still one left there?

P. Evans: No. That is just a parking lot.

P. Owen: Oh, it’s a parking lot.

P. Evans: That’s a ten car parking lot that we just thought if it turns into a park that might be where to put it.

G. Lake: We would definitely talk to the water and sewer people to see if they would even want a parking lot there because of the wells.

P. Evans: They might just want conservation.

P. Owen: The other question I have is what change in the number of units was there?

P. Evans: Absolutely none.

R. Carr: I really like what they’re trying to do. I agree with Mr. Dulgarian that was very generous of you for your offer of property across the street. There seems to be an awful lot of stuff being done in this part of Town in the next couple of years with the Hospital down the road and eventually the Tetz.

J. VanTile: I might point out that when we saw that in the paper we were concerned to put it mildly.

G. Lake: With what?

J. VanTile: There was an article in the Middletown Times Herald Record that said that the Tetz facility was going to be moving to Golf Links Road and we called and verified that it was a mistake.

G. Lake: That’s incorrect.

G. Luenzmann: It looks like a really nice project. Is this for seniors or is it going to be open for everybody?

P. Evans: Open. It’s market.

G. Luenzmann: So, there will be children in here.

P. Evans: The way we design our units we’re not building a big box with a big yard and so therefore we don’t get the kind of number of kids you normally get in subdivisions but it is marketable.

G. Luenzmann: I was going to say if you marketing certain types of opportunity with the golf course and a walking trails for old folks to walk around.

P. Evans: We originally had some trails on our first plan. Because of the extensive wetlands in here we were told we shouldn’t violate them. That’s why with the walkways through here there is a lot of walking and even though it looks like a lot of units you’re not going to see a lot of traffic running through here so the roads are going very safe. We felt that just the circulation pattern would work.

G. Lake: What is the range of the prices on this?

P. Evans: $175,000 to $350,000 +/-.

G. Luenzmann: That dictates quite a bit what the place is going to look like after.

P. Evans: I can also tell you that we’ve had individuals from the golf course already call up and say we want one of these units.

G. Lake: This is going to have a Home Owners Association?

P. Evans: Yes sir.

G. Lake: I think that’s also important to remember.

G. Monaco: It’s a great looking project. The question I had was about getting the access to where?

P. Evans: We wanted, between your Engineer, we wanted to make sure that if something ever happened here there was a circulation through here.

G. Monaco: So, if that property is sold off?

P. Evans: This could end up being an emergency access. Who knows what it could be. We wanted to make sure there was some kind of access in the future if needed for some reason so we left the space for it.

T. Hamilton: A very nice looking project. You mentioned the space close to Golf Links Road for the kids with the bus.

P. Evans: Yes. Right here.

T. Hamilton: School busses won’t be able to go into your project.

P. Evans: No. They are going to pull up right here.

T. Hamilton: They’re going to have to, we are going to check with the County Road for that bus to stop on.

D. McGoey: I think we’re going to widen the shoulder there.

P. Evans: One of the things that I would mention is a lot of different school districts, some school districts don’t like their busses to pull off because instead of people stopping when the lights come on, they pull off and then people move through. We will work that out with the school district but we do have a place which in interior to our site where people can drop the kids off.

T. Hamilton: Without being on the road?

P. Evans: Yes.

T. Hamilton: Okay. That’s what I was getting at because I know the busses wouldn’t be going in there. The other question is on the twelve units per building, I notice you have like twenty four parking spaces. What about visitors?

P. Evans: We have a total now, your ordinance says we should have sixty hundred thirty spaces. We have seven hundred and ninety two. A lot of this extra parking you see all along here which is to take care of those needs. That is in addition which Dick had us add to this whole thing because he felt there wasn’t enough.

T. Hamilton: Even on the upper level?

P. Evans: Yes.

T. Hamilton: I wasn’t sure where they were going to be.

G. Lake: Dick, your comments?

D. McGoey: Right.

G. Lake: Why don’t you come up and go over them together?

D. McGoey: I don’t think, most of my comments have to do with their environmental review and they’re going to be handling that.

G. Lake: Okay. How about the wall? You wanted a sound barrier. Didn’t we talk about that?

D. McGoey: They’ve offered to put that in. There are some things about the hydro geological study they’re going to incorporate into the study which he has previously done on the Clubside project. I asked him to incorporate that data into their environmental document. I think they are moving along with that.

G. Lake: So, you feel all this will be handled?

D. McGoey: Yes.

T. Hamilton: Dick, mitigation for the slip ramp?

D. McGoey: Yes. That’s part of it.

A. Dulgarian: I have a couple other questions. The traffic, no traffic study is needed with the intersection of East Main Street and Golf Links Road? I know they were widening up the distribution center when the distribution center was there. My other question is on the other end of that the affect it would have on the Town of Waywayanda? Did we let them know about this and see if they have any input?

G. Lake: If they’re on the Town line, yes they will be notified.

A. Dulgarian: I don’t know if they are on the Town line but they are almost close. I think they touch it in a couple of little spots. I have one other question I would refer to you or Mr. Hamilton or even Mr. McGoey. I doubt it would apply to this but in the past the phasing if the market should change. I know this seems to be a lot nicer than we’re used to seeing but we’ve had ones that were phased before, correct me if I’m wrong, and they went belly up and we had problems. Is that something we should look at here?

G. Lake: We sure will.

A. Dulgarian: How do we cover ourselves?

G. Lake: Well, that’s what we have Mr. Barone for and we will work that out in a work session.

A. Dulgarian: I just want that on the record.

G. Lake: I agree one hundred percent. We don’t need Phase I built and then have somebody in for Phase III, and then we start with problems. We do have one that currently is in that situation.

P. Evans: Can I make one comment? One of the things that Mr. Hamilton said which is very

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