by
G. Luenzmann.
A.
Dulgarian: Aye
R.
Carr: Aye
G.
Monaco: Aye
G.
Luenzmann: Aye
G.
Lake: Aye
5
AYES. Motion carried.
G.
Lake: Do you have any more comments at this point?
A.
Dulgarian: No. Again, I do not have a problem with bars and clubs
in the community but I just think there are certain spots they
should be in and although there was clubs at this site here is
a chance to correct it.
R.
Carr: I have nothing.
G.
Luenzmann: No, I've said what I had to say.
G.
Monaco: Nothing.
MOTION
for a NEGATIVE DECLARATION made by G. Luenzmann and seconded by
G. Monaco.
A.
Dulgarian: Nay
R.
Carr: Nay
G.
Monaco: Nay
G.
Luenzmann: Nay
G. Lake: Nay
5
NAYS. Motion denied.
MOTION
for SITE PLAN made by A. Dulgarian and seconded by G. Monaco.
A.
Dulgarian: Nay
R.
Carr: Nay
G.
Monaco: Nay
G.
Luenzmann: Nay
G.
Lake: Nay
5
NAYS. Motion denied.
MOTION
for SPECIAL USE PERMIT made by G. Luenzmann and seconded by G.
Monaco.
A.
Dulgarian: Nay
R.
Carr: Nay
G.
Monaco: Nay
G.
Luenzmann: Nay
G.
Lake: Nay
5
NAYS. Motion denied.
3. KABRO ASSOCIATES - SITE PLAN/SPECIAL USE PERMIT - Cottage Street
Extension (40-1-50.1) #013-002
L.
Wolinsky: I am the project Attorney in the offices of Jacobowitz
& Gubits in Walden, New York.
G. Lake: Do you want to give us a description of what you want
to do?
L.
Wolinsky: We're here tonight for the Board's initial review of
a two hundred ninety five unit single family detached, age restricted
project. Just to give you some background about this property.
This property is located as you see on Cottage Street and it was
the subject of a prior Planning Board approval in the early 90's
for six hundred and twenty two units. That application was the
subject of an Environmental Impact Statement. It received Preliminary
Approval for the entire project and it received Final Approval
for approximately a quarter of those units that were proposed
at that time which were rental apartments. The property is 121.3
acres. Again, the proposal that we're coming forward with is two
hundred and ninety five single family detached age restricted
meaning fifty five years and older condominium development. It's
permitted under the code. There will be so subsidies requested
and that's why we refer to them as market rate. They anticipate
selling in the range of between one hundred sixty to one hundred
ninety thousand dollars.
J.
Lanc: As was mentioned, the project is located on Cottage Street
Extension next to the City of Middletown. It is on approximately
one hundred twenty one acres. It has some easements because of
wetlands. The wetlands are Army Corp. of Engineers and are protected
wetlands and are designated in darker green color. The easement
that exists on the property is existing power lines that extend
to the other side of the property. There is also an existing sewer
line and water line. Those belong to the Town of Wallkill. We
have approached Orange & Rockland Utilities and have asked
them if it would be possible to re-locate this easement because
we were looking for providing a separation for each unit of this
development from Cottage Street Extension. We were successful
and we were able to re-locate the easement.
This is a two hundred ninety five units. They are detached units.
They are about sixty five feet deep and about thirty seven to
forty feet wide. They will be two bedroom units and the development
is age restricted which would mean that at least one of the people
who live in the units would have to be at least fifty five years
of age. When people come in there are no driveways from the gravel
road, that they come to a circle and this way they can split three
ways so we don't have the continuing two hundred vehicles driving
all the way through. We thought it would be safer. The road will
be privately owned. The access drive is divided by a median with
two lanes in and one lane out. The utilities are going to be Public
Water from the Town of Wallkill. They will be connecting to the
existing water line. Public Sewer will be connecting using three
pump stations through the development to the existing sewer on
the other side of the road. The electric will be supplied by Orange
& Rockland. Gas would be Orange & Rockland also. We have
calculated density for this development. We have come up with
six hundred and nine units possible.
A. Dulgarian: Say that again.
J.
Lanc: Six hundred and nine units possible
L.
Wolinsky: Based on zoning.
J.
Lanc: Based on density calculations.
A.
Dulgarian: Did you include the wetlands?
J.
Lanc: The wetlands are not listed in the zoning that it has to
be counted.
L.
Wolinsky: Even if he . . .
J.
Lanc: I know it was a concern in Mr. McGoey's letter. If I calculate
the wetlands also then we are allowed four hundred eighty units.
I don't think that we need to discuss it whether it should be
calculated nor not because we are designing only two hundred ninety
five units.
L.
Wolinsky: You may want to pick that up in your zoning code revisions
because the word Awetland@ is not there right now.
J.
Lanc: We are also providing a club house. We are providing a place
for them for recreation and to relax. In addition to the club
house, there will be an outdoor swimming pool and in indoor swimming
pool so they can swim in the winter months. There will be an exercising
center, tennis courts. We are providing several ponds to make
the facility look nice. Some of them will double as detention
basins.
R. Miller: I am one of the principal members. We're a family owned
operated company. We're based out of Long Island. We've been developing
in New York and New Jersey for about fifty years. We own and operate
shopping centers and we build and own developments, condominium
associations, single family housing developments as well as in
recent years we have looked at the need of the aging of America
which unfortunately most of us are getting up to the ages where
fifty five is not out of the question. It seems that there is
a tremendous need that is out there for people that want to stay
in the community. They don't want a big house. They don't want
to do the landscaping, the cutting of lawns any more. They don't
want to have the maintenance of the snow but they want to stay
in the community or near the community. They want to live in an
area or in a zone where they have people their similar age and
activities that can be sponsored. I think what we're trying to
do is we're meeting some of those needs in some of the communities
that we are going into. I think up in this area we will be a model
community for the Town. I think there's a need in this area for
this. I think it represents individuals that are going to own
homes, paying the school taxes, county taxes, fire, community
and everything. They will be using some of the services but they
are certainly not going to be using the schools. It will be a
strong ratable.
On Long Island we're working on a similar project It's larger
in scope involving a golf course with twelve hundred homes. It
is age restricted. It's gotten an incredible response to the community.
We opened up a phase and we sold over six hundred homes in six
months. There's just an overwhelming desire for people to move
into these empty nesters or people who just don't want to be bothered
anymore with owning a house.
A.
Dulgarian: You said that's detached town homes but when you were
talking about nine hole golf course would be too much of a burden
on the condominium owners.
L.
Wolinsky: We won't take up any more of your time,
R.
Miller: You said that the attached town homes, when you were talking
about a nine hole golf course being too much of a burden on condo
owners.
R.
Miller: I will have the Attorney address it. This is a condo association.
These are not condos. It's a type of formed ownership.
L.
Wolinsky: Is your question . . .
A.
Dulgarian: My question right now is we will get to the Home Owners
Association, is if these are detached obviously by the drawing?
L.
Wolinsky: These are detached, single family detached owned as
a condominium.
A.
Dulgarian: If these are thirty feet wide, how much space is between
them?
J.
Lanc: About eighteen to twenty feet. The backyards we are providing
at least fifty feet.
R.
Miller: Which is standard, actually that's more than some communities.
G.
Luenzmann: I was looking at a retirement community in Florida
looking around some years ago and it was pretty much like that.
It really looks nice.
J. Lanc: It is.
G.
Luenzmann: There's one question I have. Are you going to put walking
paths or bicycle paths?
J.
Lanc: We were considering that but we kind of gave up on it. Is
it really needed? People from the Home Owners Association can
decide whether they would like to have that. We are providing
walkways only for people to go around. We might add a couple more
here.
A.
Dulgarian: Are you going to show those on future drawings?
J.
Lanc: Yes, that will be shown.
G.
Luenzmann: One other thing. There should be two ways in and out.
Has the Fire Department looked at this yet?
G.
Lake: We're just in sketch right now.
J.
Lanc: We have two lanes here at the entrance. In case of a disabled
car, there is a way around. Also, emergency vehicles would be
able to get through.
L.
Wolinsky: Clearly we need to go over it with the Fire Department
and work on that with them.
G.
Luenzmann: I think it's a nice plan.
J.
Lanc: We tried to provide room in the back of the homes. We started
at fifty feet and went up from there. We are also providing a
buffer.
G.
Lake: We are going to have a work session on this also.
G.
Monaco: The center around these homes, is there going to be a
common area where people can congregate.
L.
Wolinsky: Common areas.
J.
Lanc: Everything the people will own is within the footprint of
their house. That's all they are going to own.
L. Wolinsky: Actually they may not even own that much. They may
just own the interior.
G.
Lake: Dick, not much we can do on this?
D.
McGoey: No.
G.
Lake: This is just Preliminary Sketch to get us going. Should
we have a work session on it?
D.
McGoey: Yes.
L.
Wolinsky: We started to prepare our Environmental Assessment Form
any way. I think a work session would be a great idea and we can
really dig into it then.
G.
Lake: Okay.
L.
Wolinsky: Do you know when that may be?
G.
Lake: June 19th. Can you guys make it about 5:30 P.M.?
Tabled.
4. HERITAGE HILLS - 33 LOT SUBDIVISION - Lybolt Road (12-1-45)
#030-001
L.
Potter: I'm with Lanc & Tully Engineers. I'm here representing
our client Heritage Hills. We were here at the last meeting for
a Public Hearing and we have addressed most of the issues. We
have received review comments from Mr. McGoey. This is for a thirty
three lot subdivision, residential, detached, private well and
septic, two roads thirty feet wide.
G.
Lake: Dick's comments, let's go through those. Have you done anything
with these?
L.
Potter: Yes.
G.
Lake: How about item #1 which is important.
L.
Potter: We have submitted a formal response that was delivered
to their office today.
G. Lake: Okay. Dick, you haven't had a chance to look at that?
D.
McGoey: No.
G.
Lake: Go on down.
L.
Potter: I have a question. In regards to the buffer zone that
you're requesting . . .
D.
McGoey: Right.
L.
Potter: We tried to contact the Cornell Cooperative Extension
and we were unable to.
D.
McGoey: I have I call in to them also.
L.
Potter: Okay. You wouldn't know anything about this buffer?
D.
McGoey: I don't. There was a concern raised during the Baum subdivision
in light of the agricultural use of it being adjacent to the property.
L.
Potter: Okay.
D.
McGoey: Are there any active farms immediately adjacent to this?
L.
Potter: No. One is the horse farm which is adjacent to it. The
others are not active. In order to keep them in the Agricultural
District they hay them but as far as dairy farms, there are none.
D.
McGoey: We will try and get some answers.
L.
Potter: I told Mr. McGoey earlier today that I had spoken with
Mr. Patenaude regarding the light pole. There are that type within
the Town as it stands now. Mr. Patenaude had no problem with them.
He said he has no experience with them but the fact that there
is a Lighting District, the Lighting District would be responsible
for them.
G.
Lake: Between now and the next time you come back, please get
a letter from him.
L.
Potter: Okay. In regards to the street light themselves, I'm waiting
for information from Orange & Rockland.
G. Lake: Was that on how . . .
L.
Potter: How far the light would spread.
G.
Lake: Okay. I guess what we're not looking for is another Best
Buy.
L.
Potter: You're trying to keep the light down, exactly. We are
still waiting for jurisdiction and I've also spoken with Mr. Patenaude
regarding the gravel road. He asked that we put fabric underneath
the gravel and we will have to go to the Health Department.
G.
Lake: Right. I will now go back to the Board to see if they have
any more questions.
A.
Dulgarian: Lot #8 is that all going to be maintained by the owner,
the wetland area?
L.
Potter: Yes. You can't do anything with it and rather than, it's
better to make it the responsibility of one person rather than
several.
A.
Dulgarian: No further subdivision on lot #8?
L.
Potter: Right.
R.
Carr: Nothing.
G.
Luenzmann: No. I mentioned before, I like this project. It is
nicely laid out. The only concern I have of which there is nothing
you can do is the huge lot right here.
J.
Lanc: That's all wetlands.
G.
Monaco: The only concern I had was about the lighting. It looks
like that is going to be resolved.
L.
Potter: Right.
G.
Lake: You need Preliminary Approval to keep moving?
L.
Potter: Yes.
MOTION for a NEGATIVE DECLARATION made by G. Luenzmann and seconded
by G. Monaco.
A.
Dulgarian: Aye
R.
Carr: Aye
G.
Monaco: Aye
G.
Luenzmann: Aye
G.
Lake: Aye
5
AYES. Motion carried.
MOTION
for PRELIMINARY APPROVAL made by G. Luenzmann and seconded by
G. Monaco.
A.
Dulgarian: Aye
R.
Carr: Aye
G.
Monaco: Aye
G.
Luenzmann: Aye
G.
Lake: Aye
5
AYES. Motion carried.
5. MAZUR - 2 LOT SUBDIVISION - VanBurenville Road (22-1-43) #039-002
T. Ptak: I'm here representing John Mazur. We're here to request
a two lot subdivision of about seven and a half acres located
on VanBurenville Road. The two parcels I believe by the soils
formula the lots should be about 1.4, 1.5 acres. The parent parcel
was created in December 1980, which is one of Dick's comments.
Basically Mr. Mazur is giving the second parcel to his daughter.
The reason that it's subdivided in the manner that you see, they
are retaining the one line, the division line follows the stone
wall and that was done purposely so that they could own the stone
wall and maintain it and re-build it.
G.
Lake: I will go to the Board.
A.
Dulgarian: I agree with what Mr. Ptak just said. Under normal
circumstances I would like to see the lots differently but maintaining
that stone wall is probably more important here. I have no problem
with this project.
R.
Carr: No problem.
G.
Luenzmann: I have no problem.
G.
Monaco: No problem at all. I like the idea that they are following
the stone wall. It is unique.
T.
Ptak: We have to get it reviewed by Eustance & Horowitz and
the entrance approval by Mr. Patenaude.
MOTION
for a NEGATIVE DECLARATION made by A. Dulgarian and seconded by
G. Luenzmann.
A.
Dulgarian: Aye
R.
Carr: Aye
G.
Monaco: Aye
G.
Luenzmann: Aye
G.
Lake: Aye
5
AYES. Motion carried.
MOTION
for a TWO LOT SUBDIVISION subject to D. McGoey's comments made
by A. Dulgarian and seconded by R. Carr.
A.
Dulgarian: Aye
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