Planning Board Meeting

Village of Nyack Planning Board November 2, 2020 Minutes Members Present: Also Present: Peter Klose - Chair Walter Sevastian, Village Attorney Peter Voletsky Don Yacopino - Chief Building Inspector Alan Englander Bob Galvin—Village Planner Seth Kestenbaum Karen Roberts alternate Absent: Jennifer Knarich alternate AND Don Wilen COVID-19 PANDEMIC STATUS~ another PUBLIC meeting held since the NYS “Pause” to address and contend with the world- wide CoronaVirus Pandemic that has ravaged our communities and our nation. This meeting is held subject to the provisions of Gov. Cuomo’s Executive Order 202.1 (the Order), issued on March 13, 2020, which temporarily suspended the requirements to provide public in-person access to meetings and authorizes the meetings to be held remotely “by conference call or similar service.” The Order which was extended through at least November 3 2020, requires that the public have the ability to view or listen to the proceedings and requires that all virtual meetings be “recorded and later transcribed.” This meeting is being conducted with public notice by Deputy Village Clerk, Rosa Martinez, at a scheduled Zoom.com meeting [Topic: Village of Nyack Planning Board Meeting November 2, 2020; Time: November 2, 2020 07:00 PM Eastern Time (US and Canada) Join Zoom Meeting ID 83005412532]; and will be recorded and stored by the Village Conflict Check: The Chairman polled the members of the Board regarding the issue of possible conflicts of interest regarding the application. Member Englander will recuse himself from the application relative to the Hospital. All others affirmed there were no conflicts of interest or reasons for recusal, unless otherwise noted. Other Business: Chairman stated that the minutes for the October 4, 2020 meeting were distributed to the Planning Board Members for their review prior to this meeting and at that time asked if there were any corrections. As there were no corrections, Chairman made a motion to approve the October 4, 2020 Minutes as distributed. Motion seconded by Voletsky and then Approved by a Vote of 5-0. 1. 3 Waldron Avenue. Daniel Barahona. Application for a recommendation to ZBA for requested area variance. Property is in the CC zoning district. Building Inspector -This was a pre-existing, nonconforming single-family residence in the CC zoning district, which lost its nonconforming status for discontinuance of use following a fire in the home. SEQRA - This is a recommendation to the ZBA for an area variance. The ZBA would be the lead agency on this proposed action. The proposed action is a Type II action under 617.5(c)(17) “granting of an area variance for a single-family, two-family or three-family residence;” Applicants received approval for the change of occupancy to a convenience store. Due to the onset of the pandemic, which prevented the owner from moving forward with the conversion and recognizing the less than positive business outlook, the applicant is requesting a recommendation from the Planning Board to the Zoning Board of Appeals for an area variance from Article I, VON§360-1.9D(3) to re-establish the nonconforming single family use.  Village of Nyack- Planning Board - (2nd November 2020) Klose and Englander and other members of the Board were concerned about the proposed double curb cut proposed for the pre-existing nonconforming single-family house in the CC zoning district, which lost its nonconforming status for discontinuance of use following a fire in the home. GML reviews need to be distributed and received, but the board strongly asserted to the Applicant that the parking and traffic issues of a double curb cut at that location did not seem appropriate for a single family house. Applicant appeared before the ZBA on 10/26/2020 where it was determined that a GML review is required before a decision can be rendered. ZBA chairman also requested comments from the Planning Board regarding a new site plan application which proposes removal of existing front yard blacktop, return to planted grass front yard and curb cut to the north to accommodate a circular driveway for the purpose of assisting handicapped people proposed to live in the house. Application was sent for GML review on October 27, 2020 including the Town of Clarkstown, Rockland County Department of Planning, NYS DOT, NYS Thruway Authority and Long Path. VILLAGE OF NYACK PLANNERS COMMENTS Due to an increase in impervious surfaces and the opening of an additional curb cut on Waldron Avenue, he indicated that the Board may want the application reviewed by the Village Engineer, especially regarding stormwater issues. GML referral has been sent out by the Building Department. The Planning Board will need to wait for Rockland County Planning Department’s GML review comments and other GML comments received from agencies (within 30 days) before making a final decision. SEQRA - The proposed action is a Type II action under 617.5(c)(17) “granting of an area variance for a single-family, two-family or three-family residence;” PUBLIC-- none. Public Meeting remains open. 2. 5 Polhemus Street. Soft Cloth Car Wash. Continuation of application for automatic pay stations. Property is in the CC zoning district. Proposal is to construct two accessory structures in the form of automated pay kiosks in the west front yard of the existing service station. By definition, this is also considered a drive-thru facility. Building Inspector-- Village Planner comments (2/5/19) – The Planning Board has requested Mike Galante to review the proposed on-site circulation and the applicant’s submission related to potential usage and queuing. Mike Galante reviewed the site plan which showed that the existing entrance to the north will be closed with an entrance further south that will direct cars in two lanes to the north and curve into the entrance to the existing car wash. A total of two pay stations will be provided – one in each lane. The landscaping plan shows an enhanced landscaping along Polhemus Street and the enlargement of the existing landscaped island on the site near the entrance to the car wash. The existing tree located within the island will be maintained. There are two dogwood trees proposed for the 2  Village of Nyack- Planning Board - (2nd November 2020) landscape along Polhemus Street. The landscape strip includes a variety of azaleas with day lilies and spirea. The two dogwoods are located at each end of the landscaped strip. There is more than enough space in the landscaped bed to provide an additional two dogwood or similar trees to provide additional vertical landscaping. The applicant also proposes to construct new concrete sidewalks along Polhemus Street. FOR NOVEMBER 2, 2020 MEETING- Variance was granted on September 29, 2020 for the two kiosks and applicant was looking for a new direction on a Site Plan that has not been fully prepped and introduced. Plans have been revised to leave a two way entrance and exit in the north with the main queuing lane to be established at the south (near the mobile station)-- narrow lane of travel where the vacuum machines are located but the applicant was certain that the traffic pattern would work. Landscaping plan missing. VILLAGE OF NYACK PLANNER’S COMMENTS - Applicant’s last appearance before the Planning Board was April 1, 2019. At this April meeting, Mike Galante of FP Clark provided his traffic review dated March 4, 2019. This was read into the record at the meeting with his recommendations. Summary of the Traffic report’s recommendations follows: 1) proposing this ENTRANCE ONLY driveway to separate arriving customers for the Car Wash from the gas station driveway, which also serves as an exit driveway from the Car Wash facility. 2) To maintain this ENTRANCE ONLY driveway, as proposed, it is recommended that the pavement width and curb cut be reduced from 40 feet to approximately 20 feet and be located as far south as possible from its current proposed location. 3) Also, the Applicant should include on the Site Plan the existing two utility poles located in the immediate vicinity of this proposed driveway. 4) It is also recommended that this driveway include the appropriate ONE-WAY and DO NOT ENTER signs to clearly denote that it is an ENTRANCE ONLY. 5) We also recommend that a white painted arrow be installed on the entrance drive to further emphasize its directional flow limitation. 6) To address the concern of the busy Saturday condition and possibly blocking of the proposed entrance drive, it is recommended that the Applicant agree to -closing this new driveway on the busy days with cones or other mechanism so that patrons are forced to use the existing two-lane, two-way, gas station/Car Wash driveway located to the immediate south of the Car Wash building. The most important recommendation was the final recommendation (#6) To address the concern of the busy Saturday condition and possibly blocking of the proposed entrance drive, it is recommended that the Applicant agree to - closing this new driveway on the busy days with cones or other mechanism so that patrons are forced to use the existing two-lane, two-way, gas station/Car Wash driveway located to the immediate south of the Car Wash building. At the April 2019 and November 2020 meeting, the Applicant stated that he was agreeable to following the traffic consultant recommendations about closing the one entrance on very busy days. The Applicant indicated that he would provide the Planning Board with revised plans in conformity with the traffic consultant’s recommendations. SEQRA - At the April meeting, the Planning Board determined the proposed action to be a Type II 3  Village of Nyack- Planning Board - (2nd November 2020) action based on 617.5(c)(9) “construction or expansion of a primary or accessory/appurtenant, non-residential structure or facility involving less than 4,000 square feet of gross floor area and not involving a change in zoning or a use variance and consistent with local land use controls.’ Planning Board action: At the November 2020 Meeting, the Board left the public hearing open and determined the proposed action to be a Type II action not subject to further environmental review. Applicant appeared before the ZBA on 9/29/20 and received a variance to allow the drive- in facility. The Applicant is revising the plans based on the Village Planner’s review and will appear before the Planning Board to complete the site plan review. APPLICANT-- is agreeable to following the traffic consultant recommendations PUBLIC-- NONE-- did not close the public hearing relative to the site plan, but subject to the applicant filing new plans to address the concerns. There remains one particular issue that requires a variance because this location is near a single family residence. BOARD-- Klose NOTES that SEQRA is complete, awaiting ZBA recommendation and further plans -- SITE PLAN TO BE PROVIDED -- ON FOR ADJOURNMENT PURPOSES ONLY. 4. 160 North Midland Avenue. Nyack Hospital. Continuation of Site Plan application for the construction of a parking garage. Property is in the Hospital (H) zoning district. Proposal is to construct a parking garage, connected by elevated walkway to the main building, in the south east corner of the property, now being used as a surface parking lot. A SIGNIFICANT AMOUNT OF INFORMATION HAS BEEN PROVIDED BY THE APPLICANT FOR SEPTEMBER 14, 2020 MEETING, AS OUTLINED IN VILLAGE PLANNER’S COMMENTS BELOW Village Planner Comments – November 2, 2020 meeting Community Noise Impact Study – A Community Noise Impact Study was conducted by Cerami Associates, an acoustic consulting firm on 10/22/20 (www.ceramiassociates.com). The Consultant conducted a site assessment on 10/15/20 to measure sound levels within the current parking lot and near the adjacent residences around the perimeter of the property. These measurements were taken to assess if the construction of the new parking structure will potentially alter the propagation of existing sound sources and affect the surrounding residential properties. The consultant’s findings included the following: 1) measured sound level variance between daytime and nighttime measurements falls within just noticeable levels for the typical listener; 2) throughout all hours of the day, the most prevalent noise sources were traffic from the local roads and I-287 to the south of the Hospital; 3) noise from the existing parking lot and Hospital mechanical equipment were barely audible over the noise levels from the street and I-287 traffic; 4) activity within the parking garage is not expected to result in an increase in the ambient sound levels at the residential properties; 5) the addition of the parking structure is not expected to 4  Village of Nyack- Planning Board - (2nd November 2020) elevate the existing sound levels for Hospital sound sources. The Consultant’s conclusions indicated that existing sound levels surrounding the Montefiore Nyack Hospital measured around 50 - 56 dBA consistently at the nearby properties and parking lot. These sound levels were controlled by vehicular traffic on the local roads and I-287 with sound from the Hospital itself barely audible. These sound levels comply with the Nyack noise ordinance requirements at receiving property lines and indicate that the current parking lot does not significantly increase sound levels during times of high activity. Because existing sound levels are controlled by vehicular traffic, the construction of the proposed parking structure is unlikely to increase sound levels at nearby receiving properties and should result in similar levels to what is currently experienced by eliminating line of sight to the current noise sources other than the parking lot traffic. The Consultant notes that the vehicle noise within the parking garage may have a slight increase of up to 3dB at the receiving properties due to the transition of an open parking lot to an enclosed garage. This increase will remain comparable to the current local road traffic and is not expected to significantly increase the ambient sound levels due to the low speeds and general amount of traffic within the parking garage. Further, a potential 3 dB increase would be barely audible, if at all, to a normal listener. Member of the Board-- Karen Roberts-- asked whether busier times would change their opinion. Response was that he did not believe it would change his findings. Members of the Public- asked questions about whether the calculations -- measurements were done properly -- Charlotte Jack questioned the locations of the walls and the effects of wind on noise -- Consultant indicated no increase in the noise. Applicant responded to all questions about the noise study, nothing submitted in support of the questions and cross-examination of the expert. Carolyn Cairns-- concerned that there was a wall and barrier -- concerned about the walls on the reverberations of the hospital-- concerned about the SWPPP-- raised several concerns about the noise study, but presented no additional information contrary to the testimony of the sound expert that the noise from the surrounding traffic on local roads would be greater than inside the garage. Expert responded that the erection of a wall will materially change what the sounds already -- would say that it is not noticeable to the listener-- no parking lot walls will be amplified Nina Petricone-- and resident “Amol”-- concerned about mitigation efforts.-- a lot of traffic on the streets and of braking cars. Again, expert testified that the sounds from the lot are less than surrounding areas and would only increase by an imperceptible amount Experts responded no extra noise is being created-- distances and sound levels are not changed with no increases-- so no impacts are being created and, therefore, no need for further mitigation. Michael Pomarico-- Cerami Associates is the environmental acoustics who presented the sound study at the meeting. This consultant has worked previously with the Hospital and is familiar with the Hospital operations. Elyse Berg- either of two comments-- from the prior comments-- concerned about the 5  Village of Nyack- Planning Board - (2nd November 2020) landscaping-- residential neighborhood. Asked that the landscaping be cared for. Michael Pomarico explained the details of the landscaping to Ms. Berg. SEQRA – the proposed action was typed as an unlisted action. Notice of Intent was circulated by staff on 6/4/20. The Planning Board assumed lead agency status for the environmental review of this proposed action at its July 6, 2020 meeting. NEGATIVE DECLARATION - As requested at the Planning Board’s October meeting, the Village Planner has prepared a draft Negative Declaration for the proposed project. This is the expanded Part 3 of the LEAF. The Part 2 of the LEAF which was submitted previously to the Planning Board has been again provided to the Planning Board to assist in their review of the Negative Declaration. LWRP – The Village Planner has provided the Applicant’s signed Coastal Assessment Form (CAF) to the Planning Board together with a memorandum (10/26/20) reviewing the policies of the LWRP and recommending a consistency determination to the Planning Board. Draft Resolution – Draft resolution has been provided to the Planning Board for its review and consideration. The document has been reviewed by the Village Attorney. PUBLIC-- comment by the neighbors -- all centered around the noise and landscaping issues previously addressed by the Board and applicant. The recommendations regarding the parking regulations on the nearby streets were sent to the Village Board by the Planning Board. he nearby streets. Mr. Galante prepared a referral letter to the Village Board. Mr. Galante also prepared a final summary memo of the project’s traffic/parking for the Planning Board. The Village Attorney provided the Planning Board with a response to the legal representations of the Applicant’s attorney. Board Action-- Chairman Klose moves to close the public hearing Second for the motion Voletsky, roll call vote, 3-0 to close Karen Roberts abstained from voting on closing the public hearing. The minutes will reflect that the Planning Board has reviewed Parts I, II, III of the EAF, as well as various supplemental material, SEQRA Determination of Significance the LEAF, an analysis of Part 2 and a review of Applicant’s provided information including parking and traffic studies, responses to public comments, responses to Planning Board professionals, and agency reviews including Rockland County Planning, SHPO and NYS DOT, the Planning Board has determined that the proposed action by the Montefiore Nyack Hospital to construct a parking garage at the Nyack Hospital property and a temporary North Midland Avenue Parking Lot is not expected to result in any significant adverse environmental impacts that would rise to the level of significance required for a Positive Declaration. MOTION by Chairman Klose to adopt the formal Neg Dec which has been written and circulated by the board members-- "Determining that there were no adverse environmental impacts associated with the development proposal that could not be mitigated". Second by Kestenbaum-- 6  Village of Nyack- Planning Board - (2nd November 2020) Vote- 3-0-- Abstention by Roberts. LWRP Policies consistency - "The minutes will reflect that the Planning Board has reviewed the Coastal Assessment form and the Village Planner's memo dated 10/26/20 which recommends that the Project is consistent with the policies of the Village’s Local Waterfront Revitalization Program (“LWRP”) pursuant to Chapter 342 of the Village Code" MOTION by Chairman Klose to accept the Village Planner's recommendation and determine that the project is consistent with the LWRP, second by Voletsky and adopted by a vote - 4- 0 . Full Site Plan Resolution previously circulated by the Planning Board with the help of the Planning Department-- The Chairman stated that “Only a portion of the resolution will be read, but a copy of the general and specific site plan conditions will be provided to the applicant and the entire site plan approval resolution will be recorded in the minutes of this meeting” Excerpts of the resolution follow: WHEREAS, on June 1, 2020, a site plan application was submitted to the Planning Board of the Village of Nyack (“Planning Board”) by Montefiore Nyack Hospital (“the “Applicant”), (all references to which shall include and be binding upon the Applicant’s successors and/or assigns), for the construction of a new 29,350 square foot, multi-level parking structure with parking also provided on the roof. The proposed parking structure would provide a parking capacity of 482 spaces and would be sited in the southeast corner of the property, now being used as a surface parking lot. The existing surface parking lot, providing 191 parking spaces would be replaced by the parking deck and reconfigured to provide an additional 65 parking spaces. Site ingress and egress will occur at existing site driveways. A temporary parking lot at the intersection of North Midland Avenue to the east of the Hospital property on the ballfields at Old Nyack H.S grounds (131 North Midland Avenue) is being leased from the Nyack School District. This temporary site would provide an additional 100 parking spaces during the construction of the Hospital Garage. Approved Plans~set forth fully in two separate sets of civil drawings and a set of architectural plans - Except as otherwise provided herein, all work shall be performed in strict compliance with the plans submitted to and approved by the Planning Board WHEREAS, on or about November 2, 2020, having found that it was in possession of all documentation reasonably necessary to determine the environmental impact of the project, and having reviewed Parts I, II, III of the EAF, as well as various supplemental material listed above, the Planning Board adopted a Negative Declaration under SEQRA, determining that there were no adverse environmental impacts associated with the development proposal that could not be mitigated; and WHEREAS, the Planning Board after having reviewed the Coastal Assessment Form and supplemental memo from the Village Planner dated October 26, 2020 determined on November 2, 2020 that the Project is consistent with the policies of the Village’s Local Waterfront Revitalization Program (“LWRP”) pursuant to Chapter 342 of the Village Code; and WHEREAS, on May 20, 2020, the Village of Nyack Architectural Review Board approved the Project; and NOW, THEREFORE, BE IT RESOLVED that the Site Plan application submitted by Montefiore Nyack Hospital 7  Village of Nyack- Planning Board - (2nd November 2020) to construct a new 29,350 square foot, multi-level parking structure on the Hospital property with parking also provided on the roof; with the existing surface parking lot, providing 191 parking spaces being replaced by the parking deck and reconfigured to provide an additional 65 parking spaces; and a temporary parking lot at the intersection of North Midland Avenue to the east of the Hospital property on the ballfields at Old Nyack H.S grounds (131 North Midland site plan), is, hereby, granted subject to the following conditions: 1. The Applicant shall obtain all required state, county and local permits and approvals. 2. Prior to issuance of a building permit, Applicant shall address all comments from the NYSDOT to the satisfaction of the Village Engineer and Building Inspector". 3. The Applicant shall pay all outstanding consultant review fees in connection with Planning Board review of this application prior to the issuance of a building permit. 4. Prior to the issuance of a building permit, a Stormwater Management Agreement for the stormwater management facilities related to the development of the Montefiore Nyack Hospital Parking Garage project covering both the Hospital property and the Temporary N. Midland Avenue Parking Lot, in a form satisfactory to the Village Engineer and Village Attorney, shall be fully executed and submitted to the Building Department with proof that the Agreement has been submitted for recording in the Rockland County Clerk’s Office. 6. As described in the approved Landscaping Plans (LP101 and LP501) last revised August 25, 2020 and prepared by Langan Engineering, Landscape Architecture, all landscaping shall be installed in a healthy and vigorous state and shall be inspected at the beginning and end of the growing season within the two years of installation. Individual species that do not survive beyond the first year and second year shall be replaced at the beginning of the next growing season at the owner’s expense. Landscaping shall be maintained for the life of the facility. 7. Applicant shall offer monthly discounted parking for employees to encourage usage of the parking garage and reduce the intrusion of hospital-related parking activity into the surrounding residential neighborhood. This condition relates to one of the Applicant’s stated purposes of the project, namely, to “facilitate mitigation of off-site parking in the surrounding neighborhood,” is related directly to the use of the subject property (parking accessory to the Hospital use), and is intended solely to ameliorate the impact of the land use by furthering the Applicant’s stated purpose. By imposing this condition, the Planning Board seeks to protect the just interests of nearby residents in the preservation of a peaceful and pleasant residential environment. 8. The Planning Board has reviewed the executed license agreement between Montefiore Nyack Hospital and the Nyack School District. Pursuant to the License Agreement, the Hospital is required to return the temporary parking lot to substantially the same condition as it was prior to the Hospital’s use except that instead of a little league/softball field, the Hospital shall restore the temporary parking lot to a level grass field. The Restoration Plan as shown in Temporary N. Midland Ave. Parking Lot, Drawing LP201 is part of the approved plans and included as a specific condition of site plan approval. NOW BE IT FURTHER RESOLVED that the recommendations of the Rockland County Planning Department 8  Village of Nyack- Planning Board - (2nd November 2020) set forth in the General Municipal Law Review letter dated June 23, 2020, and October 13, 2020 have been accepted by the Planning Board. Based upon the reviews by the Building Inspector and Village Engineer, the Applicant’s responses in the memorandum dated August 21, 2020, August 25, 2020 and October 22, 2020 which have addressed all items noted in the Rockland County Department of Planning’s GML letters and the Planning Board’s own extensive review, the Planning Board has made a determination that the revised application, submitted documents and set of approved plans have satisfied the items specified in the Rockland County Planning Department June 23, 2020 and October 13, 2020 GML letters. Motion to approve the resolution made by Chairman Klose, Second by Voletsky- Vote passed 3- 0 with Abstention by Roberts 4. 140 North Highland Avenue. Oak Hill Cemetery. Site Plan application for the construction of a mausoleum and request for recommendation to ZBA for required Area Variance. Property is in the SFR-1 zoning district. Escrow accounts for the Village Engineer and Village Planner have been established. Proposal is to construct a one story, approximately 5,700 sq. ft. accessory structure, mausoleum/columbaria, facing Route 9W. The building appears to be approximately 19 '5 `` high from the established Grade Plane to the highest point at peak above the main entrance door. An area variance is required from Article III, VON§360-3.2E(1)(g) for an accessory building greater than 12 feet in height. At greater than 4,000 sq. ft., this application is considered an Unlisted Action requiring SEQRA review. See Village Planner’s comments for more detail. With a proposed land disturbance of greater than 10,000 sq. ft., a Stormwater Pollution Prevention Plan (SWPPP) is required by Article IV, VON§360-4.12A. Applicant received conditional ARB approval on 9/18/2020. A Project Narrative, Coastal Assessment Form, Short Form Environmental Assessment and a SWPPP document have been provided. VILLAGE OF NYACK PLANNERS’ COMMENTS - The proposed action is the construction of a Community Mausoleum within the Oak Hill Cemetery. The proposed mausoleum building will contain 373 casket spaces and 1140 niche spaces. The structure is considered an accessory structure and is approximately 5,700 sf . In addition to the interior space, the mausoleum will have stair and ramp access at the front exterior of the building and include utility improvements. The building will be accessed from the existing drive and two (2) retaining walls constructed at the rear will allow the building to be built into the hillside. The proposed construction will be providing an additional ±4,242 square feet of impervious area. The proposed building will be serviced by its own new, proposed septic system, new water, electric and gas service will serve the Community 9  Village of Nyack- Planning Board - (2nd November 2020) Mausoleum through an underground trench which has been designed to minimize site disturbance. The septic system will be constructed underground on the east end of the mausoleum. The application includes architectural and civil drawings, the short form EAF, a signed coastal assessment form and a Stormwater Pollution Prevention Plan (SWPPP). As indicated by the Building Inspector, the project will require a variance for the height of an accessory structure from the Zoning Board of Appeals. Land disturbance consists of 0.5441 acres (approximately 23,700 sf) and, therefore, required the preparation of a Stormwater Pollution Prevention Plan (SWPPP). The SWPPP has been prepared by Atlantic Consulting & Engineering LLC dated 10/12/20. The Village Engineer will review the proposed stormwater system and the SWPPP. A Soil and Erosion Control plan and details have been included for review by the Village Engineer and Building Inspector. A grading plan has also been included as well as foundation details. A Stormwater Maintenance Agreement will need to be reviewed and approved by the Village Engineer. This Agreement will need to be recorded with Rockland County Clerk’s Office and will be a condition of site plan approval. SEQRA – the proposed action is an Unlisted Action. The Planning Board should declare its intent to be lead agency for the environmental review. The Board authorized staff to issue a Notice of Intent (NOI) for all involved and interested agencies. The GML referral has been sent out earlier by the Building Department to the appropriate agencies including Rockland County Planning, NYSDOT, Thruway Authority, the Town of Clarkstown and Village of Upper Nyack. Motion made by Chairman Klose and seconded by Voletsky,-- 4-0. Applicant-- Mullen Construction-- Engineer commented and discussed the project, no underground LP --gas will be by direct connection from street- no parking required for small services. The Rockland County Health Department has reviewed and approved the Project’s sewage disposal system. Applicant provided the letter from the Health Department dated 10/9/20. Karen Roberts- questioned the location and size of the mausoleum. PUBLIC- Melissa Simon-neighbor commended the cemetery for opening the grounds for walking. Wanted the garbage picked up, questioned how many of these type structures might be built in the future. At its December meeting, the Planning Board will be able to assume lead agency status. NO BOARD ACTION AS THIS WAS THE FIRST MEETING OTHER BUSINESS-- Motion to adjourn by Chairman Klose at approximately 10:00 PM, seconded by Voletsky- passed by a vote of 5-0. Meeting adjourned at ~10:00 PM. 10