Rockland County Business Journal Paul Welsh is tilling his vegetable garden where he will grow tomatoes four chickens are blissfully murmuring on a perfect spring evening bright daffodils and exotic tulips show off their explosive riot of colors in lovingly tended flower beds This is Welsh’s pastoral oasis of beauty – a slice of Rockland that has survived Welsh’s split-level brick house at 423 Beach Road has witnessed brick pits turn to fishing holes before becoming landfills on either side of his homestead Large swaths of giant weeping willows were sacrificed when the Joint Regional Sewerage Board The Welshes lived across from a steel factory and surrounded by massive scrap yards – one right next door But now Welsh is beside himself with frustration as he endeavors to fight a 454,000 square-foot warehouse proposed on top of an uncapped construction landfill and to protect a portion of land that he has stewarded for decades from the animal shelter that Rockland Green is building in a pre-existing warehouse – both on Ecology Road I just want to retire and work on my art.” Welsh has been attending contentious planning board/zoning board meetings in the Village of West Haverstraw, where residents living to the west of the proposed “Grassy Point Bend” warehouse and the potential impact of stirring up an uncapped construction and demolition debris landfill that was never properly closed but needs to be capped before anything can be built  The 34.1 acres of vacant land is bordered by East Railroad Avenue “I remember when that was a fishing hole,” said Welsh referring to the late 1970s after the brick pits were retired and before it became a dumping ground for construction fill “If this turns into a 24/7 warehouse with constant truck traffic the Village of West Haverstraw Planning Board unanimously voted to accept a Final Draft Scoping Document for a Draft Environmental Impact Statement from the developers The vacant acreage sits in the Village’s PLI (Planned Light Industrial) zone Welsh has another fight on his hands – one that affects just his homestead – the only remaining house on Beach Road in Haverstraw The western strip of land his family has been using for decades does not belong to him Rockland Green acquired the acreage when it bought the warehouse But a significant portion of Welsh’s hand-made wooden garden enclosure along with flora and his favorite sugar maple tree are under threat because he may or may not have a legal claim to it Rockland Green bought 3.4 acres from Beach Road Industrial LLC to convert an existing 15,000 square-foot warehouse into a $40 million (over 30 years of taxpayer bonding) 25,000 square-foot shelter that is underway after the tax-supported public authority tapped a North Carolina contractor last December In 2022, after Rockland Green secured a change of its charter to include animal management, the vacant warehouse became a fast target for acquisition for Phillips’ future animal shelter. Rockland Green conducted less than a cursory search countywide for the place to locate the proposed shelter But Welsh figured the gentleman’s agreement he had with Smith would carry forward – after all Welsh grew up in Haverstraw and remembers how things were always done who raised three children in the house on Beach Road knew whom to call and how to get things done “I remember one time the town broke a water main which caused damage to the house,” recalled Welsh “My mother got on the phone and ‘Tilli,’ (former Town Supervisor Phillip Rotella) who came down here with a bag of cash and said go ahead It’s not possible to check the veracity of that memory but what Welsh meant was that there were unspoken pacts when people needed things to get done — promises were honored who lives with his disabled brother and his brother’s caretaker at the house he realized he’d lose some 25 remaining willows that he’d always thought of as part of his “backyard.” “I met with Phillips and Damiani a few months ago and told them about the deal I had with Bruce,” said Welsh the contractors showed up and began staking out the project It became clear they planned to cut right through Welsh’s garden and other flora The contractor’s plan to install three tall lighting posts along the rim of the property will destroy a 40-foot prized sugar maple not to mention disrupt what’s left of Welsh’s rural slice of paradise Hoping to resolve the issue with another “gentleman’s agreement,” Welsh met with Jerry Damiani who have indicated they will give the homeowner some leeway to protect what he’s built Welsh says Rockland Green has agreed to build a privacy fence but added he wants the agreement in writing because he’s not sure that the promises will be kept Welsh said Phillips was trying to gauge whether Rockland Green could buy his house Rockland Green had already purchased the warehouse and had paid Smith $225,000 for a year’s rent before the purchase was completed Welsh told Phillips straight out: the house is not for sale California and New York City but this oasis is his home now and forever He calls it a “honeypot” because the taxes are low he finished an auxiliary building on the property to house a very impressive man cave – which has a woodworking Welsh tells of colorful memories of growing up in the house The Tappan Zee bridge steel was welded across the street at Kevin’s steel The young Welsh witnessed strikes; one time the FBI came to the house He also recalls “we were surrounded by garbage and dust and the Hudson was so polluted that you couldn’t swim in it The Welshes also put up with flooding from the Minisceongo Creek which inundated the house with three feet of water during Hurricane Sandy (both Welsh’s house and the new animal shelter sit in a FEMA designated flood zone) and the building of the water treatment plan in the 1970s who is fighting to protect what he has inherited from his late parents Asked whether living in the house poses environmental concerns and my mother’s sickness was tied to environmental issues.” But his father Welsh said he has no plans to uproot and leave the house though a recent appraisal valued it over $500,000 Palisades Mall Is Hosting The Rockland Arts Festival February 9th Don’t Miss: “Steel Magnolias” A Story Of Strength Resilience And Friendship February 7th “The Death Of King Shotaway” A True Story In Celebration Of Black History Month February 1st At Harmony Hall-Jacob Sloat House “Steel Magnolias” A Story Of Strength Resilience And Friendship “Significant Other” A Funny Bittersweet Rom-Com At The Elmwood Playhouse Nyack January 17th – February 8th Clarkstown High School Seniors Celebrate College Decisions on 2025 Decision Day Lakewood Students Walk the Runway for a Greener Planet CBS Sports Reporter and Clarkstown North Alum Tracy Wolfson Visits Alma Mater Give Back – Donate Gently Used Items and Help Reach 1,000 Bags for a Great Cause A Message From “Dom Togo” New City No One Should Go Hungry – We’re Here to Help Nyack Chamber of Commerce Presents Spring Fest Street Fair April 13th Happy National Puppy Day Shower Your Furry Friend with Love and Consider Adoption American Cancer Society Relay For Life Rockland County Dominican University April 11th Bold Rock Your Socks for World Down Syndrome Day March 21st Rockland Community College Your Gateway to a Career in Construction March 27th Free Breast Cancer Screening Montefiore Nyack Hospital May 9th Stay Cool This Summer with HEAP Cooling Assistance – Apply Today Rockland County Legislators Approve Firefighters’ Memorial George Hoehmann Shares Update: West Nyack Road Temporarily Reopened as Project Nears Next Phase PHOTOS: Rockland County Executive Ed Day Hosts Fundraiser Announces Re-Election Bid to Enthusiastic Supporters Clarkstown Supervisor George Hoehmann Announced His Re-Election Campaign New City Attorney Nabeela McLeod Announces Candidacy for Rockland County Family Court Judge Senator Bill Weber Sworn in for a Second Term New City Attorney Nabeela McLeod To Run For Rockland County Family Court Savor the Flavor: Nyack Restaurant Week Returns April 23 – May 1 Turiello’s in Nyack is Celebrating 45 Years in Business Supervisor George Hoehmann Talks Construction At New Site For “Chick-fil-A” In Nanuet Down to Earth Living Is Offering Free Workshops To Get Your Garden Ready For Spring Down To Earth Living The Many Benefits of Indoor Plants for Health Don’t Miss: North Rockland Verse The Harlem Wizards Charity Game May 8th Haverstraw Police Join Forces with Community for Annual Sports and Law Enforcement Day Officer Genito and The Ramapo Police Department Were Honored for Excellence in Impaired Driving Prevention Car Crashes Into Webster Bank in Nanuet for Second Time in Recent Months; No Injuries Reported Rockland County Sheriff’s Marine Unit Upgrades Fleet with New High-Tech Patrol Boat Rockland County Sheriff’s Office and Consumer Protection Joint Investigation Leads to Arrest in Fraud Case Haverstraw Police Department Arrests Pomona Man on Weapon and Drug Charges Stony Point Police Department Needs Your Help in Identifying This Individual Rockland County Teams with NYS Police to Take Down Online Child Traffickers in Bold Operation RCDAO Arrest a New City Man for Possessing a Ghost Gun and High-Capacity Magazines More Than a Game: North Rockland Lacrosse Stands for Mental Health May 3rd Tommy Linehan Makes History with 300th Point Becomes Tappan Zee Lacrosse’s All-Time Leading Scorer Suffern High School Hockey Team Are New York State Champions North Rockland Varsity Girls Bowling Team Capture The Division 1 Championship with Thrilling Final Victory Sacred Heart CYO Girls Basketball Team Wins Rockland County CYO Championship The Ramapo Police Department received top honors at the 2025 New York State Law Enforcement Recognition Event and NYS Division of Criminal Justice Services Officer John Genito was awarded the Recognition of Excellence for his outstanding work in drunk and drugged driving enforcement—his second time receiving this award The department also earned the Department of the Year Award (101–250 officers category) recognizing its strong commitment to impaired driving prevention through enforcement and education Volunteer Firefighters Save New City Home from Fire on Scott Drive Rockland News - It's Local that Matters NY — History will be made in the Town of Haverstraw on Wednesday as the community welcomes its first licensed cannabis dispensary.  It is a significant upgrade from the “unlicensed mobile dispensers” of the 1990’s and 2000’s but quality control standards were often an issue 202 Cannabis Co. Located at 81 West Ramapo Road (Route 202) the dispensary will officially open its doors following a grand opening ceremony and ribbon cutting set for 2:30 p.m Owned and operated by local husband-and-wife team Gregory and Milka Pereira, 202 Cannabis Co. is licensed under New York State’s Conditional Adult-Use Retail Dispensary Program The family-run business offers a curated range of cannabis products from flower and edibles to vape cartridges described as expert “budtenders,” is prepared to guide both longtime users and newcomers to products that suit their individual needs the store also serves a larger mission rooted in community and healing has spent years working with individuals struggling with addiction and recovery Pereira hopes to offer an alternative path for those seeking relief from opioids and other harmful substances “Opening this dispensary is a dream come true,” said Pereira “But it’s more than just about selling safer high-quality cannabis—it’s a launching pad for so much I want to do with the community Cannabis has the power to help people break free from addiction and find a new path Joining the Pereiras for the event will be Haverstraw Town Supervisor Howard Phillips along with invited guests and local residents eager to explore the new space 202 Cannabis Co. aims to serve consumers from across Rockland County and the broader Hudson Valley region “This dispensary is the start of something huge.” The ribbon cutting begins at 2:30 p.m., with doors to open to the public immediately afterward. More information about the business is available at 202cannabisco.com Filed Under: Town of Haverstraw Copyright © 2025 · RockWeb Systems Inc. · All rights reserved. · Privacy Policy The plan would transform a vacant piece of Rockland County shoreline erecting a set of apartment buildings overlooking the Hudson River at its widest point saying the complex will spark new life into the downtown area and supply affordable homes that the region badly needs But a tough obstacle has emerged near the finish line: a dispute over a property-tax reduction the developers are seeking to make their plans possible The project falls under the village's authority But the tax agreement also needs the approval of three other entities that would collect property taxes for the apartment complex: the surrounding town of Haverstraw Rockland County and the North Rockland School District And town Supervisor Howard Phillips has strongly objected to the tax reduction putting its fate — and that of the project itself — in limbo The proposed taxes are "extremely low," Phillips charged in a town newsletter last fall arguing the proposal was unfair to other taxpayers and could prod other landlords to seek similar tax cuts He also protested that units with below-market rents would be awarded through a lottery with no guarantee for Haverstraw residents "This could open up the Town to potential lawsuits from other apartment complexes who want their taxes reduced," Phillips wrote Opposition to the tax agreement — known as a payment in lieu of taxes Phillips said in the newsletter that the developers already had shortened the proposal's length to 34 years from 44 years in response to his board's objections The plans consists of four apartment buildings with six retail spaces in two of the buildings and a separate More than 300 of the 450 apartments would be classified as affordable or workforce housing rented at below-market rates to tenants with incomes that fall below certain levels Haverstraw Mayor Michael Kohut ticked off what he sees as the project's ample benefits in an interview calling it a "no brainer" for his village of 12,000 A burst of foot traffic to spur downtown revitalization And new retail and recreation space on an underutilized stretch of the Hudson "Here we can have a huge swath of green space," Kohut said referring to the park and walkways that would wrap around the buildings The factory that once stood there had been closed and vacant for several years when a fire badly damaged it in 1999 The village later seized the property through eminent domain and tore down the building ultimately paying the owners roughly $9 million for the land after years of court haggling First look: Haverstraw unveils development concept for chair factory site would recoup the money by selling its 9.5 acres to MPACT Collective and Pennrose the two companies collaborating on the redevelopment The developers have agreed to pay the village at least $4 million in cash and provide the rest in public amenities The Rockland County Industrial Development Agency already approved two other tax reductions last year as incentives for the project It has agreed to spare the developers $18.5 million in sales tax on building materials and $1.7 million in mortgage recording fees Chris McKenna covers government and politics for The Journal News and USA Today Network We are now accepting applications for the NYS Trooper Entrance Exam! Please visit joinstatepolice.ny.gov to learn more He was remanded to Westchester County Jail with bail set at $10,000 cash A thorough historical investigation will continue into the individual identified during the course of this operation The Village of West Haverstraw land-use boards correctly predicted the need to relocate last Wednesday’s meeting from the village’s small courtroom to the gymnasium: More than 100 residents showed up to weigh in on the “Scoping Outline” for the proposed 454,000 trucking depot on the corner of Beach Road and Railroad Avenue residents lined up at the podium to register concerns about truck traffic Residents were also agitated over what they said was a lack of public notice about the project The application has been snaking through the planning process for four years at publicly-noticed meetings but residents said they wanted better notification on the application going forward Town Planning Board Chairman Walter Figueroa explained the purpose of the meeting was to solicit issues of concern and input for the Scoping Outline “We are looking for issues that must be addressed in the D.E.I.S “This is not a public hearing on the application,” said Figueroa explaining public hearings would be held down the road also known as a project scope document or scope of work (SOW) is a detailed blueprint that outlines the boundaries This includes the history of the project site and an explanation on why the project is publicly and economically beneficial A scoping outline is necessary when a project is given a “positive declaration,” under the State Environmental Quality Review Act (SEQRA) review which means more study is necessary because of potential significant environmental impacts the Planning Board as lead agency determined that this project The proposed Grassy Point Bend warehouse project borders a residential neighborhood to the west and Rockland Green’s planned conversion of an empty warehouse into a new animal shelter to the north with 76 truck bays will operate 24/7 though no tenant has yet been secured The primary driveway for trucks entering the facility will be on Ecology Lane directly across from the planned animal shelter The 34-acre site is an uncapped construction and demolition debris landfill that was never properly closed The grassy hill is covered with two feet of topsoil and overgrown vegetation The project sits in the Village’s PLI (Planned Light Industrial) zone which allows for warehouse uses as-of-right but the developer is requesting two variances The developer’s engineer presented a video showing the site from adjacent properties and from an aerial view the application has been winding through its environmental hurdles with the NYS DEC over how to cap the construction landfill The land is not designated as a federal Superfund site the agency must be satisfied the landfill can be safely capped and that controls are in place to monitor the site going forward a partner with Whiteman Osterman & Hanna LLP told land-use board members the New York State Department of Environmental Conservation (DEC) is “just waiting for the Village to make a decision on the applications.” She added that “a number of Environmental Studies have been performed once owned by North Rockland Associates since 1969 was an active construction and demolition debris landfill through the mid-1990s Before that the site was a clay pit quarry used when Haverstraw was a brick-making center it became a dumping ground for construction material the North Rockland Associates site was transferred to a new entity Berstol is collaborating with New Jersey developer Efrem Gerszberg to build the proposed $60 million to $80 million warehouse that will require an extensive environmental cleanup and continuous monitoring system Figueroa told the large crowd that the applicant does not yet have DEC approvals of Boswell Engineering of Hackensack New Jersey and Josh Herman of Stonefield Engineering made presentations at the meeting Herman said the applicant was studying nine intersections including: Route 9W and Gurnee The application raises the issue as to whether the developer’s plan to properly close and cap the landfill and build a 454,000 square-foot 76-bay warehouse is a better solution than leaving the site fallow The applicant has said the warehouse is a “beneficial re-use,” of the contaminated land “It’s more viable than a vacant piece of land.” if the applicant gets DEC and RCDA (Rockland County Drainage Agency) approval it will also need variances from the Village Zoning Board of Appeals for height (code allows for 35 feet; developer is seeking 43 feet) and parking (code requires 908 spaces based on the building size developer says only 369 spaces are required for its use) The RCDA is seeking assurances that the proposed development will result in no increase in the rate of stormwater runoff from the site for 100-year storm events The Beach Road site sits adjacent to a FEMA-designated flood zone The developer is relying on stormwater management that includes retention ponds and a system of swales to slowly move water off site and into the Minisceongo Creek The site sits smack at the heart of a confluence of industry and recreational facilities in the Village of West Haverstraw which is a congested thoroughfare that filters traffic from 9W to Beach Road Rockland Green (Solid Waste Management Authority) plans to build an animal shelter in a converted warehouse on Ecology Road across from the warehouse project’s northern border The corridor also includes the nearby Joint Regional Sewer Authority which is used by the Haverstraw Model Aerodrome club One resident pointed out that neighbors already suffer noise from the train Sean Martinez said he moved up to the Village during COVID “A facility of this scope belongs near a major highway.” Resident Helaine Nemeth made an emotional plea to the land-use boards Concerned about contaminants that would be stirred up during the remediation and building phases “This project has the risk of causing harm because of the carcinogens Longtime resident Bruce Leach also implored the board to stop the project “We know we don’t live in a sterile environment,” he said But we can’t deal with any additional truck traffic.” Other residents asked the board to consider the project’s proximity to Peck’s Pond and the impact on residents’ home property values The Planning Board said the next meeting will be held in mid April HAVERSTRAW — Village Building Department officials closed down an illegal massage parlor after town and state police arrested a Queens woman on a prostitution count An undercover operation at Solace Springs Spa on Route 9W ended when the masseur solicited sex for cash from an officer posing as a customer Haverstraw and New York State Police conducted a joint investigation on information detailing prostitution at the business operating at 242 N on one misdemeanor count of prostitution and a felony of unauthorized practice of a profession Zhang didn't provide a state license to give massages Police released Zhang with an appearance ticket to appear in Haverstraw Village Justice Court The Haverstraw Village Building Department revoked Solace Springs' certificate of occupancy Massage parlors have operated across Rockland for years the operators and those offering sex for cash were tied to sex trafficking networks in the New York City area Rockland County plans to use its public nuisance statute to shut down massage parlors where prostitution is found to be taking place. In those cases, business owners and landlords could be subjected to a fine Rockland's State of the County Rockland State of the County: 6 ways Rockland provided new programs or saved you money Gould said residents tipped off police about the business using the Tip411 app through the Rockland District Attorney's Office as well as the department's tip email address He said the investigation started about a month ago He said two people were working when the police went undercover Gould said the department had conducted another investigation on June 27 at the Oceart Spa on Route 9w in Haverstraw An arrest was made and the business was shut down Steve Lieberman covers government, breaking news, courts, police, and investigations. Reach him at slieberm@lohud.com Twitter: @lohudlegalRead more articles and bio Our local coverage is only possible with support from our readers NY – The Haverstraw Police Department has officially welcomed two new officers to its ranks this week Police Officer Christopher Cruger and Police Officer Thomas O’Riordan were sworn in during a ceremony where they took their oaths of office in front of a gathering that included family hosted by Supervisor Howard Phillips and the town board andTown Clerk Raquel Ventura administered the swearing-in The event was attended by the police administration and other community members all of whom joined in extending a warm welcome to the new officers The Haverstraw Police Department expressed its excitement for the new appointments and extended best wishes to both officers as they begin their careers in law enforcement committed to ensuring the safety and well-being of the residents of Haverstraw Filed Under: News, Town of Haverstraw April 23, 2025- The Village of West Haverstraw Planning Board, as lead agency, has made the Final Scope for the proposed Grassy Point Bend Wholesale Storage and Warehousing Facility available. The Final Scope is available at the following address: 130 Samsondale Avenue, West Haverstraw, New York 10993, from the contact below and online at: https://www.westhaverstraw.org The action involves the approval and development of a 454,000 ± square foot warehouse facility with accessory office space trailer storage spaces and related infrastructure improvements and lighting on three lots (proposed to be merged) totaling 34 ± acres located in the Village’s Planned Light Industrial (PLI) zoning district The project site is a former Construction and Demolition Debris Landfill that will be capped as part of the development process The project is located at East Railroad Ave 62 & 63 on the Tax Map of the Village of West Haverstraw) 2025  – The New York State Department of Transportation (NYSDOT) has determined that the proposed US Route 9W at Oak Tree Road will not have a significant adverse environmental impact The action involves obtaining a permanent easement from one property listed on the National Register of Historic Places and another permanent easement from a property that is over 50 years old and unevaluated for eligibility on the National Register of Historic Properties New York State Historic Preservation Office (SHPO) and the Federal Highway Administration (FHWA) found that the project will have “No Adverse Effect” upon historic resources The project will provide geometric and operational improvements to this intersection that will relieve congestion at the intersection and lower the number of accidents along the corridor The project will also improve safety and accessibility for pedestrians The preferred alterative is to replace the existing signalized intersection with a modern single-lane roundabout intersection The project is located at the intersection of US Route 9W and Oak Tree Road in the Town of Orangetown 2025 – The Town of Ramapo Planning Board has determined that the proposed Torne Valley Vineyards will not have a significant adverse environmental impact The action involves the Ramapo Planning Board has received an application from JSF Associated Inc (applicant/owner) for a Special Permit Request to operate Torne Valley Vineyards as a Country Inn Torne Valley is submitting this permit in order to legalize their operation as a Country Inn The application is for the existing conditions of the site and no construction is proposed The Vineyard is in zoning district R-40 and resides on approximately 14.9 acres of land The project is located at 1-9 Torne Brook Road in the Town of Ramapo Notice of Acceptance of Draft EIS and Public Hearing  The project is located on Letchworth Village Road in the Town of Haverstraw atorres@townofhaverstraw.org has determined that the proposed New 26-100 Fire Headquarters will not have a significant adverse environmental impact The action involves the construction of a new fire district headquarters on land located north of the existing fire station three (3) of which are occupied by existing residential homes and two (2) of which are vacant lots In addition to the construction of a new fire headquarters the Proposed Action will include construction of site improvements for drainage in addition to parking and site circulation It is also anticipated that a fueling station will be installed as well as an emergency generator which is intended for emergency use only to allow for continued uninterrupted operations in the event of power outages The new fire headquarters building will be two-stories in height and will provide sufficient space for the mix of uses needed in a modern fire headquarters including: five (5) double apparatus bays; storage facilities; office and conference room facilities; common areas; exercise areas; kitchen and bathroom facilities; and standby facilities for storms The existing fire station located at 99 West Ramapo Road approximately 1,000 foot south of the Proposed Action Site would remain active during construction of the Proposed Action in order to allow for the District to continue providing emergency services throughout the duration of the construction period the District intends to sell the existing fire station and use the new facility for the entirety of their operations The project is located at 65 West Ramapo Road in Garnerville 2025 – The Village of West Haverstraw Planning Board has determined that the proposed Grassy Point Bend Wholesale Storage and Warehousing Facility may have a significant adverse impact on the environment and a Draft Environmental Impact Statement must be prepared The project is located on East Railroad Avenue and Beach Road in the Village of West Haverstraw Notice of Acceptance of Draft EIS and Public Hearing The action involves a proposal for Blue Rill Estates an approximately 18-acre parcel of property The action includes applications (i) to the Town Board to apply the RSH overlay zone to the subject property; and (ii) to the Planning Board for subdivision approval (to merge the three tax lots) and site plan approval to construct approximately 105 residential units for senior citizens and related amenities internal roads and recreational facilities The project is located at 444 Saddle River Road in the Village of Airmont a senior housing complex proposed for an approximately 18 acre parcel of property January 15, 2025 – The Clarkstown Planning Board, as lead agency, has made the Final Scope for the proposed Cedar Corners available. The Final Scope is available from the contact below and online at: https://www.clarkstown.gov/planning/downloads/ The action involves the proposed merger of 15 tax lots and re-subdivision into 3 new tax lots The proposed development on Lot #1 will be considered for site plan approval while the development on lots #2 & #3 are conceptual in nature and illustrative only Lots #2 & #3 are being included to ensure a comprehensive and unsegmented environmental review Lot #1: The proposed construction of two buildings consisting of 383,652 square foot of warehouse/office space with 404 parking spaces Lot #2: The conceptual plan consists of an 1,800 square foot fast food restaurant with 36 parking spaces Lot #3: The conceptual plan consists of a two story 147,600 square foot warehouse/office building with 209 parking spaces The property is located on 38.3 acres of CO COS and LS zoned land on the west side of NYS Route 303 bordered by the CSX railroad to the west and an existing shopping center and existing dwellings off Meola Road in Congers The project is located in the area of Old Orchard Road and Meola Road in Congers has determined that the proposed Heights Subdivision will not have a significant adverse environmental impact The action involves the receipt of an application from Sarah Israel (applicant) and Benjamin Israel and Sarah Israel (owners) The development area consists of 2.12 acres ± on the east side of Heights Road approximately 140 foot east of Stemmer Lane The two lots currently have single-family homes The applicant is proposing to subdivide the two lots into four and have single-family dwellings on each lot and Lots 3 and 4 will have access via access easements The application is within the Town’s Scenic Overlay District and subject to the requirements of Chapter 215 of the Town Code Stormwater will be designed to achieve zero net increase in runoff Area variances are required for each lot and will be requested from the Zoning Board of Appeals The project is located at 3 and 5 Heights Road Highview Road in Suffern 2024 – The Town of Ramapo Planning Board has determined that the proposed Talmud Torah Ohr Yochanan Site Development Plan Special Use Permit will not have a significant adverse environmental impact The action involves an application from David Kalisch (applicant) and Talmud Torah Ohr Yochanan (95-97) / Cong Gam Zhe Le’toiva (93) (owners) represented by Civil Tec Engineering and Surveying for Special Use and Site Development Permit approval The project area consists of 4.23 ± acres on the south side of Highview Road approximately 311 foot west of Dalewood Drive The applicant is proposing the expansion of 2 different schools across 3 lots for a total of 640 students and 39 staff A subdivision is proposed to abandon the lot line between 56.05-1-8 and 9 to create a single parcel for Talmud Torah Ohr Yochanan The existing school is proposed to be expanded by constructing a 37,200 square foot yeshiva is to remain with a 26,400 square foot addition proposed An additional 20 parking spaces will be shared between the two parcels for a total of 99 spaces The project is within the Scenic Road District The applicant requires variances on all lots which will be requested from the Zoning Board of Appeals 2024 –  The Town of Orangetown Planning Department has determined that the proposed 622 Route 303 – Project Al Foxie will not have a significant adverse environmental impact The action involves a proposal by 622 Rt 303 LLC (Applicant) to merge two lots and construct a 160,120 square foot warehouse and distribution facility The proposed action would merge Tax Lot 65.14-1-11.2 (5 Al Foxie Way) (14.87 acres) with Tax Lot 65.14-1-11.3 (622 Route 303) (3.63 acres) (Project Site) which are undeveloped and total approximately 18.49 acres (Proposed Project) The Project Site is located within the LI (Light Industrial) and LIO (Light Industrial-Office) Zoning Districts The Proposed Project includes approximately 7,000 square foot of office space within the warehouse The Proposed Project requires site plan approval from the Town of Orangetown Planning Board a stream diversion permit from the Town of Orangetown Town Board and a height variance and a variance to allow trucking movements at all hours from the Zoning Board of Appeals The project is located at 622 Route 303 in the Town of Orangetown jslavin@orangetown.com has determined that the proposed Ramapo Cheder will not have a significant adverse environmental impact The action involves the subdivision of 30.778 acre lot (Tax Lot #49.14-1-21) into a 5.618 acre lot (Lot 1) and 25.161 acre lot (Lot 2) located in the R-40 zoning district of the Town of Ramapo Proposed action for Lot 1 consists of a 51,593 square foot (footprint) school for religious instruction The school shall serve children in grades pre-school through 8th grade with an accessory day-care center Approximately 440 students and 5 day-care attendees will utilize the facility Lot 1 will have ingress/egress via a one-way entrance and one-way exit connected to West Maple Avenue The site will have a 75 space parking lot and 13 bus parking spaces Proposed action for Lot 2 consists removal of an existing shed to comply with R-40 zoning regulations The existing dwelling on Lot 2 is unoccupied and no further action is currently planned for the lot The eventual disposition of the structure will be determined in the future it is uninhabitable and no improvements to it are currently planned The project is located at 667 New Hempstead Road in Spring Valley 2024 – The Town of Haverstraw Planning Board has determined that the proposed Eastgate will not have a significant adverse environmental impact The action involves an amendment to the zoning map to rezone a portion of the site from the R-40 District to the C–Commercial District thereby placing the subject property entirely within the C–Commercial District site development plan approval is being sought to construct a two-story 15,500 square foot office building on the property The project is located at 321 Route 202 in the Town of Haverstraw The action involves the development of 300 residential rental units within seven (7) 3.5 story buildings situated on a 22.93 ± acre parcel of land The site is within the R-120 “Rural Residence District” and the proposed actions requests a rezoning to the LA-17 “Luxury Apartment Multifamily District” where multifamily residential uses are principally permitted Associated site improvements are proposed including access driveways recreation areas (such as tennis or pickleball courts October 9, 2024 –  The Town of Clarkstown Planning Board, as lead agency, has made the Draft Scope for the proposed Cedar Corners available. The Draft Scope is available at the Town of Clarkstown Planning Department, 10 Maple Avenue, New City, NY 10956, from the contact below and online at: https://www.clarkstown.gov/planning/downloads/ The action involves a proposal to merge 16 tax lots and re-subdivide the property to create three new tax lots Only Lot 1 and Lot 3 is proposed for site plan approval There are no specific development plans for Lot 2 The uses on Lot 2 are conceptual and illustrative only They are provided to ensure that this environmental review is comprehensive and unsegmented but are not proposed to be constructed at this time No variances are required as a result of the Proposed Action Proposed Lot 1 consists of two warehouse/office buildings connected by a common corridor The proposed southern building consists of 198,000 square foot of warehouse space on the lower floor and 2,500 square foot of office space on the upper mezzanine floor for a total building area of 200,500 square foot The proposed northern building consists of 178,252 square foot of warehouse space on the lower floor and 2,500 square foot of office space on the upper mezzanine floor for a total building area of 180,752 square foot the total area of all of the buildings on Lot 1 is 383,652 square foot The maximum height of the building is 40 foot While 402 parking spaces are required per Town code for the proposed buildings 404 parking spaces are provided along with 71 loading berths The expected tenants are larger users such as interstate trucking companies that may need store-housing or warehousing space Proposed Lot 2 consists of a conceptual fast food drive-thru restaurant with a building area of approximately 1,800 square foot The maximum height of the building is 35 foot Approximately 36 parking spaces are proposed while 27 parking spaces are required per Town code The expected tenant is a small eatery chain Proposed Lot 3 consists of a two-story building also proposed to be used for warehousing The building consists of approximately 187,200 square foot of warehouse while 188 parking spaces are required per Town code The expected tenants are small users such as machine and automotive repair workers there is open space proposed with a conservation easement (Tax Lot 35.19-2-6 comprising of 2.5 acres) The project is located at Meola Road and Route 303 in Congers September 25, 2024 – The Village of Airmont Planning Board, as lead agency, has made the Final Scope for the proposed Blue Rill Estates available. The Final Scope is available at the following address 251 Cherry Lane Tallman, New York. 10982, from the contact below and online at: https://www.airmont.org/resources/public-notices/ The action involves a proposal to conduct a project on three parcels of land with a total area of approximately 17.99 acres located on the west side of Saddle River Road approximately 78 feet south of Long Meadow Drive The land is currently being used as the Blue Rill Day camp which includes various existing structures The Project includes removal of the existing structures on the site and construction of a senior housing project The Sponsor proposes 105 units of semi-attached The site will be served by two entrances on Saddle River Road The development will also include two community centers as well as active and passive recreation areas to be used by the residents The development will also include off-street parking The project is located at 444 Saddle River Rd in the Village of Airmont Availability of Draft Scope and Public Scoping Session  A public scoping session on the Draft Scope will be held on August 22 The action involves a proposal by the applicant for the construction of a senior housing development consisting of 106 semi-attached two-story homes The site will have access via two entrances onto Saddle River Road and will be served by municipal water and sanitary sewer with a total lot area of approximately 17.99 acres 2024- The Town of Haverstraw Planning Board has determined that the proposed Garnerville Mini Storage will not have a significant adverse environmental impact The action involves the proposed amendments to the zoning code to regulate self-storage facilities within the C – Commercial District and place the subject property in the C – Commercial District and obtaining site development plan approval to construct a three-story self-storage facility at the subject property The project is located at 3 West Ramapo Road in the Town of Haverstraw atorres@townofhaverstraw.org  A public scoping session on the Draft Scope will be held on August 14 The action involves an approximately 23 acre portion of the former Letchworth Property (Tax Lots 19.16-1-14) for (i) the Town Board to consider rezoning the applicable portion of the Letchworth Property from the R-120 zoning district to the LA-17 zoning district; and (ii) the Planning Board to consider subdivision approval (from the remainder of the former Letchworth Property) and site plan approval to construct approximately 300 residential units in seven buildings and related amenities 2024 – The Town of Orangetown Planning Board has determined that the proposed 125-155 South Greenbush Road may have a significant adverse impact on the environment and a Draft Environmental Impact Statement must be prepared The action involves a proposal by the applicant for two separate projects: an expansion of an existing warehouse at 125 South Greenbush Road as well as a new warehouse at 155 South Greensburg Road Alexander Properties proposes renovating and expanding an existing 318,652 square foot warehouse to 411,400 square foot (3,600 square foot less than the previous site plan) with 188 on-site parking spaces (previously 468) The Project Site is comprised of tax lot 74.07-1-15.1 a 24.53-acre property located at 125 South Greenbush Road in the LI Zoning District The Project Site is presently improved with both warehouse and office space of which the office space would be demolished to accommodate the expansion of the warehouse facility Alexander Properties proposes to construct a 117,120 square foot warehouse (10,880 square foot less than the previous site plan) with 92 on-site parking spaces (previously 152) The Project Site is comprised of tax lot 74.07-1-15.2 an 11.9-acre property located at 155 South Greenbush Road in the LI Zoning District The Project Site is presently improved with a small parking lot used by 125 South Greenbush Road that would be reconfigured The project is located 125-155 South Greenbush Road in the Town of Orangetown Availability of Draft Scope and public Scoping Session  June 5, 2024 – The Village of New Hempstead Board of Trustees, as lead agency, has determined that the proposed 103 Brick Church may have a significant adverse impact on the environment and a Draft Environmental Impact Statement must be prepared. The Draft Scope is available from the contact below and online at: https://newhempstead.org/?page_id=2407  A public scoping session on the Draft Scope will be held on June 25 The action involves the a Zoning Code Amendment to create a new 1R-10 Residential Zone which would permit Single Family Residences to be built on lots that are a minimum of 10,000 square foot The proposed Brick Church Road Community would include up to 325 single family The proposed project site is approximately 149.7 acres The site is currently being used as the NY Golf Club The proposed residences would replace the golf club operation The project site is connected to existing municipal water and sewer service Site development plan will require Subdivision approval from the Village of New Hempstead  The project is located 103 Brick Church Road in the Village of New Hempstead has determined that the proposed WPT Acquisitions LLC Proposed Warehouse will not have a significant adverse environmental impact The action involves a proposal by WPT Acquisitions (Applicant)  to construct a 175,760 square foot warehouse with 150 on-site parking spaces and 34 loading bays (Proposed Project) on a 13.805 acre property in the CC and Route 303 Overlay Zoning Districts (Project Site) The Project Site comprises three tax lots: 74.07-1-36 (12.07-acres) and 74.07-1-2 (1.34 acres) which would be merged as part of the Proposed Project The Project Site is presently improved with a vacant approximately 106,000 square foot church which would be demolished to accommodate the Proposed Project The Applicant proposes to widen Mountain View Avenue from the Project Site entrance to its intersection with NYS Route 303 The Applicant would install a dedicated left turn lane from Mountain View Avenue to NYS Route 303 The Applicant would be responsible for any necessary upgrades to the existing traffic signal at NYS Route 303 and Mountain View Avenue The proposed roadway and intersection improvements require Highway Work Permits from the New York State Department of Transportation and Town of Orangetown Highway Department The Proposed Project requires site plan and re-subdivision approval from the Town of Orangetown Planning Board The project is located at 518 NYS Route 303 and 13 & 21 Mountain View Avenue in the Town of Orangetown 2024 – The New York State Office of Parks has determined that the proposed Aerial Application of Btk to Control Spongy Moth Infestation at Bear Mountain State Park will not have a significant adverse environmental impact The action involves the Since 2015 Palisades Instate Park Commission (PIPC) and NYS OPRHP biologists have observed severe spongy moth (Lymantria dispar) infestations within Bear Mountain State Park which have lead to repeated tree defoliation events and even wide spread tree mortality in areas surrounding key infrastructure as well as in forested uplands of the park In 2024 using the NYSDEC “Field Protocol for Sampling Spongy Moth Egg Masses” NYSOPRHP natural resource staff quantified that within their survey areas spongy moth egg masses totaled >1000 per acre (a management threshold likely to produce widespread tree mortality) In an effort to prevent further forest degradation and potential unsafe recreational opportunities NYSOPRHP and the PIPC are proposing to conduct two aerial applications of Foray 48B or like product (Bacillus thuringiensis Subsp.Kurstaki(Btk) an organic bioinsecticide specific to lepidoptera) via helicopter approximately a week apart with the first application scheduled for when oaks are observed at 40-60% leaf out and while spongy moth larvae are actively feeding Previous applications of Btk have been performed within areas adjacent to Hessian Lake as recently as 2018 The helicopter would be staged in an open field area within an area of Iona Island that was previously utilized for this purpose Approximate total area of application would be up to 1,395 acres of Parkland in 2024. The project is located in multiple Upland Areas within Bear Mountain State Park at 3006 Seven Lakes Drive in Tomkins Cove April 24, 2024 – The Town of Clarkstown Planning Board, as lead agency, has made the Draft Scope for the proposed Cedar Corners available. The Draft Scope is available at the Town of Clarkstown Planning Department, 10 Maple Avenue New City, NY 10956, and online at: https://www.clarkstown.gov/planning Lot #2: The conceptual plan consists an 1,800 square foot fast food restaurant with 36 parking spaces April 10, 2024 – The Town of Ramapo Town Board, as lead agency, has made the Final Scope for the proposed Harriman Meadows available.  The Final Scope is available at: 237 Route 59 Suffern, New York. 10901 and online at: https://www.ramapo.org/page/harriman-meadows-seqra-documents-168.html for the construction of a residential project consisting of 479 dwellings on 196.4 acres with primary access from US Route 202 and NYS Route 306 The proposal includes an amendment of the Town Comprehensive Plan and a map change of 61.3 acres from R-40 to MR-8 to meet the continuing need for diversity in available housing in the Town  The project is located on US Route 202 (Haverstraw Road) and NYS Route 306 in Pomona 2024 –  The Thiells Roseville Fire District has determined that the proposed Public Bond for Property Purchase and Construction of a New Fire Station will not have a significant adverse environmental impact The action involves a public bond referendum to fund the construction of a new fire station on land located north of the existing fire station which Thiells Roseville Fire District intends to purchase (Proposed Action) The Proposed Action Site is comprised of five (5) adjoining tax lot Three (3) of the lots are occupied by existing residential homes and two (2) are vacant lots The Proposed Action includes the purchase of the above referenced properties and the demolition of all existing structures on the site In addition to the construction of a new fire station An emergency generator will be installed for emergency use only to allow for continued uninterrupted operations in the event of power outages The new fire station building will be two stories and 28 foot in height approximately 22,225 square foot in gross floor area (GFA) and will provide sufficient space for the mix of uses needed in a modern fire station including: three (3) single apparatus bays two (2) double drive through apparatus bays; multipurpose meeting room; administrative suite; kitchen and bathroom facilities; and fitness/training facilities would remain active during construction of the Proposed Action in order to allow Thiells Roseville Fire District to continue providing emergency services throughout the duration of the construction period the district will sell the existing fire station and use the new facility for the entirety of their operations The project is located  at 63 West Ramapo Road; 63A West Ramapo Road; 65 West Ramapo Road; 69 West Ramapo Road; 1 Angelus Drive in Garnerville March 13, 2024 -The Village of Haverstraw Village Board, as lead agency, has accepted a Final Environmental Impact Statement on the proposed The Haverstraw Chair Factory Site. The Final EIS is available at the following address: 40 New Main Street Haverstraw, NY 10927 and online at: https://voh-ny.com/chair-factory-development/ The action involves the adoption of zoning amendments to establish the a new form based code overlay district for the Chair Factory Redevelopment Site The zoning will facilitate the development of 450 residential units (at 441,500 square feet) 15,000 square feet of community serving facilities and commercial/retail as well as 563 parking spaces in a mix of structured space (192,700 square foot) and surface parking spaces the project proposes to include shoreline stabilization and the development of a waterfront multi-use trail. 2024 – Rockland County – The New York State Office of Parks has determined that the proposed Rockland Lake State Park – Phragmites Herbicide Treatments will not have a significant adverse environmental impact The action involves a proposal by NYS OPRHP which aims to control patches of invasive Phragmites australis that have colonized around Rockland Lake Greater than 2.5 acres of Phragmites australis would be controlled using a wetland approved herbicide – glyphosate (53.8%) at a spray concentration of 4-6% using low volume/ low pressure backpack sprayers in targeted areas of Rockland Lake State Park between September 1st and the first killing frost The occurrences of phragmites are representative of small patches found during the initial infestation of this plant into a native species dominated ecosystem NYS OPRHP intends to treat these patches before they become large monocultures that will outcompete the native vegetation species found adjacent to these locations dead standing biomass will either be cut using handheld sickle-bar cutters or left in place to fall and decompose on its own This will allow the herbicide to translocate to the rhizomes of the plant Herbicides will be applied by a New York State (NYS) licensed applicator in accordance with the herbicide’s labeled instructions and following agency Best Management Practices for the application of herbicides The New York State Department of Environmental Conservation (NYS DEC) reporting tool for glyphosate application will also be utilized when appropriate The project is located 299 Rockland Lake Road in Valley Cottage 2024 –  The Town of Ramapo Planning Board has determined that the proposed Bluefield Extension Amended Subdivision and Site Development Permit will not have a significant adverse environmental impact  The action involves an application from Yakov Grunwald (applicant) and Sunshine Gardens Realty LLC/ Yakov Grunwald (owner) represented by Civil Tec Engineering and Surveying P.C for a proposed amended Site Development Permit and Subdivision Plat at 11 The development area consists of 1.05 ± acres approximately 365 foot south of Eckerson Road The applicant is proposing a 4-lot subdivision two lots will have two-family residences with two accessory apartments The other two lots will have three-family residences with three accessory apartments A site plan was previously developed and approved at the project site for 10 principal dwellings and 5 accessory apartments under application No The applicant is seeking to construct an additional 5 accessory apartment units and 2 parking spaces The footprint of the building will remain the same as previously approved Public sewer and water will be utilized and stormwater has been designed for zero net runoff The applicant will be requesting area variances from the Zoning Board of Appeals Primary Contact: Hannah Ross, Town of Ramapo, 237 Route 59, Suffern, NY 10901, Phone: (845) 357-5100, rossh@ramapo-ny.gov has determined that the proposed Route 202 Business Park Site Development Permit will not have a significant adverse environmental impact  The action involves an application from Hendel Grossman and Route 202 Professional Plaza LLC (applicant/owner) for Site Development Permit approval at 103 Ladentown Road The development area consists of 13 ± acres located on the north side of Ladentown Road approximately 450 foot east of Camp Hill Road The applicant is proposing to construct two one-story structures that overlap in the middle The middle section will be two stories and will include centralized mechanical and site services The application previously received a negative declaration in 2021 the project was no longer an allowable use within the new CC District (formerly PI) and the project did not receive final approval The applicant is seeking an amended negative declaration for the current proposal which is an allowable use within the CC Zone The current proposal is a less intense use than the previous iteration of the project which received a negative declaration from the Ramapo Planning Board Stormwater has been designed for zero net runoff The applicant will be requesting variances from the Town of Ramapo Zoning Board of Appeals has determined that the proposed Hempstead Road Subdivision will not have a significant adverse environmental impact  The action involves an application from 62 Hempstead LLC (applicant/owner) for (Major/ Realty) Subdivision Approval at 62-64 Hempstead Road in Spring Valley The project area consists of 0.99 ± acres of land on the east side of New Hempstead Road approximately 313 feet north of Williams Avenue within R-15 The proposal is to subdivide the parcel into four lots with single-family residential dwellings on each lot Area variances are being requested from the Ramapo Zoning Board of Appeals The action involves the adoption of zoning amendments to establish a new form based code overlay district for the Chair Factory Redevelopment Site The zoning will facilitate the development of 450 residential units (at 441,500 square foot) 15,000 square foot of community serving facilities and commercial/retail and the development of a waterfront multi-use trail Broad Street and Allison Avenue in the Village of Haverstraw has determined that the proposed Dykstra’s Estates Subdivision will not have a significant adverse environmental impact The action involves the receipt of an an application from FFBB Nyack LLC (applicant/ owner) represented by Civil Tec Engineering and Surveying P.C and Terry Rice The development area is comprised of three parcels consisting of 2.46 ± acres of land located on the south side of Old Nyack Turnpike and is located within the R15A Zoning District The proposal is for a seven-lot subdivision with a two-family residence with one accessory apartment on six lots and a single-family residence on lot 7 with a gate provided to prevent through traffic The access from Old Nyack Turnpike will permit right turn in/right turn out only A sewer main extension and a water main extension are proposed Stormwater has been designed for zero net increase in runoff and will connect to the existing drainage system on Old Nyack Turnpike Area variances are required and will be requested from the Zoning Board of Appeals 2023 – The Town of Haverstraw Town Board has determined that the proposed Local Law No 13 of 2023 will not have a significant adverse environmental impact The action involves the The proposed action consists of the consideration and adoption of a Local Law No 13 of 2023 amending Chapter 167 of the Town Code to regulate cannabis uses in the C Commercial District and the PIO Planned Industrial Office District within the unincorporated Town of Haverstraw. The project is located C Commercial District and the PIO Planned Industrial Office District Haverstraw The action involves a proposed redevelopment project to include the demolition of the existing 533,000 square foot Novartis pharmaceutical complex and construction of three (3) Class “A” industrial warehouse/wholesale distribution facilities The facilities will include 1,221,800 square foot of new warehouse construction with associated loading bays trailer storage spaces and other site improvements including but not limited to lighting utilities and stormwater management facilities The project site is located within the PLI-Planned Light Industrial Zoning District wherein warehousing uses are permitted as of right under the Village of Suffern Zoning Code The new industrial park will include three (3) warehouse with Building 1 consisting of 963,100 square foot Building 2 consisting of 170,500 square foot and Building 3 consisting of 88,200 square (Project) Access into and out of the site are provided by two driveways to Hemion Road a southerly access drive (proposed for cars only) and the northerly Old Mill Road access drive which would be used by cars and trucks The two access points traverse the portion of the property located in the Village of Montebello  The project is located at 25 Old Mill Road in the Village of Suffern Primary Contact: Joanne Cioffi, Village of Suffern, 61 Washington Avenue, Suffern, NY 10901 |  (845) 357-2600 Rockland County – November 22, 2023 – The Town of Ramapo Town Board, as lead agency, has determined that the proposed Harriman Meadows may have a significant adverse impact on the environment and a Draft Environmental Impact Statement must be prepared. The Draft Scope is available from the contact listed below and on line at: https://www.ramapo.org/page/harriman-meadows-seqra-documents-168.html The action involves a Rezoning and Comprehensive Plan amendment for a proposed planned residential development titled Harriman Meadows composed of 479 residential units of mixed types The project is located on US Route 202 (Haverstraw Road) and NYS Route 306 in Pomona Contact: Michael Specht, Town of Ramapo, 237 Route 59, Suffern, NY 10901, Phone: (845) 357-5100, E-mail: spechtm@ramapo-ny.gov 2023 – The Town of Ramapo Planning Board has determined that the proposed Hickory Estates Subdivision (Major/ Realty) will not have a significant adverse environmental impact The action involves an application from 48 Hickory Estates LLC (applicant) and Jacob Jeremias (owner) for Site Development Permit and Major Subdivision approvals at 46-48 West Hickory Street The project area consists of 1.01 ± acres on the south side of West Hickory Street approximately 49 foot east of Brook Street within the R-15 Zoning District The applicant is proposing a five-lot subdivision with detached single-family homes on each lot Area variances will be requested from the Zoning Board of Appeals The project is located at 46 and 48 West Hickory Street in Spring Valley Contact: Hannah Ross, Town of Ramapo, 237 Route 59, Suffern, NY 10901, Phone: (845) 357-5100, E-mail: rossh@ramapo-ny.gov Rockland County – The Town of Orangetown Town Board has determined that the proposed Orangetown Comprehensive Plan Update will not have a significant adverse environmental impact The action involves an update of the Town of Orangetown Comprehensive Plan for the first time since 2003 to establish a guiding framework for future sustainable development and natural resource preservation in the Town (Proposed Action) A Comprehensive Plan is a long-term planning document that establishes a community’s goals and aspirations for the future while providing a roadmap for how to achieve them Upon adoption by the Town Board of the Town of Orangetown the 2023 Comprehensive Plan will replace its predecessor the Town of Orangetown 2003 Comprehensive Plan The recommendations of the 2023 Comprehensive Plan are based on community feedback and are intended to balance a healthy economy with quality residential and commercial character protecting the integrity of natural resources The project is located throughout the Town of Orangetown Contact: Allison Kardon, Town of Orangetown, 26 West Orangeburg Road, Orangeburg, NY 10962, Phone: (845) 359-5100, E-mail: akardon@orangetown.com 2023 – Rockland County – The Town of Stony Point Planning Board has determined that the proposed Oak Ridge/Jessup Valley North Subdivision will not have a significant adverse environmental impact The action involves an amendment to a Negative Declaration pertaining to an standard subdivision of a 14.06 acre property located at the northerly terminus of Jessups Lane creating 8 new building lots to reflect re-subdivision to a cluster subdivision creating 4 new building lots and including one lot with an existing residence and preserving 10.69 acres through conservation easement The project is located on the northern terminus of Jessups Lane in the Town of Stony Point Contact: Mary Pagano, Town of Stony Point, 74 East Main Street, Stony Point, NY 10980, Phone: (845) 786-2716, E-mail: mpagano@townofstonypoint.org Orange County – The Town of Cornwall Planning Board, as lead agency, has accepted a Final Environmental Impact Statement on the proposed Star Warehouse Expansion. The Final EIS is available from the contact listed below and on line at: http://timmillerassociates.com/star-warehouse-expansion/ The action involves a proposal by the applicant for a 50,000 square foot addition to an existing 185,835 square foot warehouse building and other site improvements including four new loading docks The Project Site consists of 36.9 acres with access to NYS Route 32 via a private shared drive and emergency access to Star Road/ Creamery Hill Road The entrance road to Route 32 will be reconstructed as part of the project The site is served by private well and septic The project is located at 20 Industry Drive in the Town of Cornwall Contact: Neil Novesky, Town of Cornwall, 183 Main Street, Cornwall, NY 12518, Phone: (845) 534-9429, E-mail: Dhines@cornwallny.gov 2023 – Rockland County – The Town of Ramapo Town Board has determined that the proposed Millers Pond Planned Unit Development (PUD) will not have a significant adverse environmental impact The action involves an application from Mount Ivy The parcel consists of 143.7 ± acres of land located on the north side of Pomona Road approximately 0 feet west of Camp Hill Road and Station Road intersections with Pomona Road The applicant is proposing a mixed-use development under the Town’s Planned Unit Development District zoning regulations pursuant to Section 376-24 of the Town of Ramapo Zoning Code The project site is composed of three tax parcels that are currently zoned RR-80 The project site is the location of the former Minisceongo Golf Course The development proposes to include 637 residential units and approximately 67,000 square foot of mixed-use commercial space The commercial space is planned to include such uses as retail The project is located at 110-118 Pomona Road Contact: Hannah Ross, Town of Ramapo, 237 Route 59, Suffern, NY 10901, Phone, (845) 357-5100, E-mail: rossh@ramapo-ny.gov August 30, 2023 – Rockland County – The Village of Haverstraw Village Board, as lead agency, has determined that the proposed Haverstraw Chair Factory may have a significant adverse impact on the environment and a Draft Environmental Impact Statement must be prepared. The Draft Scope is available from Village of Haverstraw’s Village Clerk’s office and on line at: https://voh-ny.com/chair-factory-development/ A public scoping session on the Draft Scope will be held on September 18 Public comments related to scoping will be accepted until September 22 The zoning will facilitate the development of 450 residential units (441,500 square foot) The project is located in the Village of Haverstraw What seemed like a stalled affordable and sustainable housing project in the Village of Haverstraw has been given a new lease on life New York State Homes and Community Renewal (HCR) has issued $12.1 million in Low-Income Housing Tax Credits to Real Estate Westhab Inc in the Village of Haverstraw for the construction of an 81-unit affordable and supportive housing development on a Village-owned municipal parking lot Westhab plans to build a 100 percent affordable rental project for qualified low-income renters at 60 percent AMI (area median income) or below The development includes 20 units with supportive services for homeless households The 79,000 square-foot Westhab project at 63 Maple Avenue will be a mix of studios two- and three-bedroom units with 143 parking space for residents and approximately 82 additional parking spaces for community use The all-electric project will meet Passive House Standards for Sustainability The Low-Income Housing Tax Credit (LIHTC) is a federal program that incentivizes developers to create affordable housing by offering tax credits to investors who finance these projects The tax credits help offset the costs of developing affordable housing making it more financially viable for developers to create these units through the State Low Income Housing Tax Credit Program provides a dollar-for-dollar reduction in state taxes to investors in qualified low-income housing and is modeled after the federal LIHTC program This award is part of the state’s recent $270 million in incentives aimed at building and preserving 1,800 affordable homes in New York Kathy Hochul has made a $25 billion commitment to increase the housing supply over the next five years by building or preserving 100,000 affordable units statewide “Solving New York’s housing crisis comes down to one simple strategy: building more housing,” Hochul said The awarded projects will expand or preserve the housing supply in every region further local economic development initiatives and include energy efficient features that advance the state’s climate goals Rockland County is in dire need of affordable housing There is a deficit of 4,230 affordable units for those making under $60,000 annually according to the Rockland County Housing Needs Assessment prepared by Hudson Valley Pattern for Progress The report says 57 percent of Rockland homes are single-family detached homes – unaffordable to the average resident The single-family average sales price is $683,000 A median household income of nearly $100,000 can qualify for a $260,000 mortgage And fewer than 2 percent of single-family homes sold are less than $300,000 according to the 2022 Multiple Listings Service the County awarded $13.5 million in revolving HALO (Housing Actions Loan Opportunity) loans to four developers three of which are in the Village of Haverstraw Westhab was awarded a $3 million HALO loan The HALO fund provides direct loans to borrowers in support of the creation or preservation of housing that is attainable to the average Rockland resident with proceeds from loan repayments flowing back into the fund for future housing opportunities All projects will be consistent with the character of existing neighborhoods “In the midst of a regional housing crisis Rockland County is showing leadership by making the HALO funds available to developers to build housing that is affordable to the community,” said Andrew Germansky Senior Vice President of Real Estate Westhab during the presentation of the awards last month “Our development is a testament to the value and impact of true public/private partnerships.” which is redeveloping the former Haverstraw Chair Factory on a nine-acre parcel on the Hudson River A $2.5 million HALO loan was awarded to Sisters of Charity Housing Development Corporation to acquire and preserve an existing a 90-unit affordable rental development at 140 Route 9W for qualified low-income senior renters a large regional affordable housing builder received a $5 million loan via Nannawit Commons LLC for a Chase bank site it plans to acquire at 250 South Middletown Road in Nanuet south of the Main Street shopping corridor The project calls for developing a 52-unit rental project for qualified low-income renters Westhab’s $12.1 million award breathes optimism into a vision shard by Village officials to create a concentration of affordable units Mayor Michael Kohut and the Village board worked to attract affordable housing development Three projects have been slated to build nearly 500 affordable units “It’s the funding they’ve been waiting for,” said Village of Haverstraw Mayor Michael Kohut “The Village is very eager to see this project start.” one project was scuttled and the other two At the center of the opposition is Haverstraw Town Supervisor Howard Phillips who has been actively vocal about opposing affordable housing in the village by threatening to withhold PILOTs (Payment in Lieu of Taxes) to Westhab and Pennrose WestHab’s PILOT “is still something that needs to be resolved,” said Kohut there is widespread support for Pennrose’s $340 million 450-unit housing project on the former Chair Factory site (70 percent of units will be affordable including set asides for veterans seniors and those below income thresholds) The affordable housing projects are supported by the County school district and Rockland County’s Industrial Development Agency PILOT agreements are necessary to make a project financially feasible for project lenders They also provide certainty of revenue for the county though the amounts are typically lower than assessments based on fair market value they provide the developer with a certain amount of predictability which is an incentive to build in a municipality While the Westhab and Pennrose continue to progress a third affordable housing project has been scuttled Phillips orchestrated the donation of the Knights of Columbus building at 56 West Broad rather than see through a sale to an affordable housing developer The developer had promised more than 100 affordable units filed suit in Rockland County Supreme Court last week against the owners and operators of Green Hills Adult Care and Assisted Living Facility claiming Green Hills fails to supervise its residents whose behavior has harmed residents of both the town and village Plaintiffs describe an ongoing situation where unsupervised residents of the state-licensed assisted living facility have wreaked havoc in the area surrounding Green Hills citing more than 600 police calls dating back to 2022 Haverstraw Police have documented crimes and breaches of the peace from loitering as well as numerous civil offenses caused by residents at Green Hills Estates For Adults located at 1 South Route 9W in the Village of Haverstraw “The Village has been saddled for years with being the recreational outlet for these residents most of whom have mental health issues,” said Village of Haverstraw Mayor Mike Kohut “They endanger themselves and motorists in navigating Route 9W and crossing active railroad tracks to come in to the downtown There is no attention or guidance paid to them by any Green Hills personnel unless and until one of them gets hurt or killed or get collected by the Town Police for some infraction or another There is zero supervision by anyone at the facility no matter how limited or impaired an individual may be The four defendants are Haverstraw PropCo LLC (owner of the property) purchased the facility from Eagle Crest Realty last April for $12.25 million The W Group owns and manages adult homes and assisted living facilities in New York and has more than 20 facilities in New York State A Place For Mom is an adult care referral site that lists more than 18,000 facilities nationwide Green Hills has capacity for 164 residents and according to the NYS Department of Health Its website says it provides expert medical care Magnolia Home Care Services is a New York State Licensed Home Care Services Agency (LHCSAs) offering home care services to clients who pay privately or have private insurance coverage Most of the allegations in the complaint pre-date Haverstraw PropCo’s ownership Adult Care Facilities (ACFs) provide long-term non-medical residential services to adults who are substantially unable to live independently due to physical or other limitations associated with age or other factors Adult Care Facilities are not licensed to provide for nursing or medical care Assisted Living Programs (ALP) provide services to people who are medically eligible for nursing home placement but in a less medically intensive and the case management services of a registered professional nurse Operators of Adult Care Facilities are required to provide an organized twenty-four hour-a-day program of supervision They are also required to have knowledge of the general whereabouts of each resident and monitor residents to identify changes in behavior The complaint alleges that despite its state-mandated obligation to supervise residents and rummaged through trash and recyclables and otherwise created a public and private nuisance in the community The Village and Town are seeking declaratory judgments establishing that defendants’ lack of supervision is unlawful and results in violations of village and town ordinances preliminary and permanent injunction directing that Defendants properly supervise including a court order precluding Defendants from allowing residents to leave the facility unsupervised charging “Public Nuisance” details a history of violations of law cited by the Haverstraw Police dating back to 2002 a resident wandered off the property and was found sleeping in a hallway in a Main Street building an elderly resident who was reported missing was found trespassing in an alleyway on Hudson Avenue Other reports including the filing of false police reports by a resident who after leaving the facility claimed that “invisible people were pulling at her” near the train tracks on Clove Avenue Another claimed after wandering off the premises she was “followed to church” where another individual “looked at her” strangely  Other residents “spit and yelled” at passersby on New Main Street Other reports include allegations in 2024 of exposing themselves in public and smoking at a local gasoline service station Allegations against the owner/operator charge intentional neglect The Village and Town claim that defendants’ actions were “undertaken willfully and in reckless disregard” of the Plaintiff’s rights According to the New York State Department of Health a total of 40 violations resulted from 15 inspections of this facility from October 1 including three inspections resulting in no violations The most recent state inspection on the DOH website in July of 2024 cited failure to “monitor residents to identify abrupt or progressive changes in behavior or appearance which may signify the need for assessment and service.” In another citation the Department noted failure to arrange appropriate professional evaluation or transfer to another facility when a resident presents a danger to himself or others; and failure to keep proper case management records The W Group is no stranger to difficulties at its facilities Bronxwood Assisted Living and the Riverdale Home For Adults have been the subject of scrutiny over care of its residents and management of those properties since 2022 has a long history of violations from the New York State Department of Health Berry Weiss is chief executive of The W Group while Aryeh is Chairman of the W Group A request for comment from the W Group went unanswered as did a request for comment from the Office of the State Long Term Care Ombudsman The Historical Society of Rockland County (HSRC) will present the 32nd Rockland County Executive’s Historic Preservation Merit Awards on May 18th at HSRC’s historic Jacob Blauvelt Homestead in New City These awards are presented in recognition of outstanding historic preservation efforts in Rockland County The preservation group will present an HSRC Preservation Award to The County of Rockland for its commitment to the preservation of Open Space and recent acquisition of the historic DePew Farm The awards underline the positive effects of preservation on the community the excellent adaptive use of an historic house of worship by a grass-roots organization will significantly enhance the vibrant arts and entertainment community in Nyack In addition to celebrating preservation achievements the HSRC and the Preservation Merit Awards Committee will continue to work with members of the Rockland County Preservation Board and the County’s municipal historians to identify Rockland County’s most endangered places This list will be shared at the Awards Ceremony “This effort to identify endangered places in Rockland and to widely share information about them is critical,” said Clare Sheridan “Our hope is that by awarding preservation successes and highlighting critical preservation needs we can encourage strong coordinated efforts to increase the chances of preserving historic places in our community.” For more information on the award process, or to find out how to attend the Awards Ceremony and Reception visit www.RocklandHistory.org or contact the Historical Society of Rockland County at 845-634-9629 or info@rocklandhistory.org Dominican University New York has been designated an Opportunity College and University by the Carnegie Classifications recognizing the University as a campus that fosters student success Opportunity Colleges and Universities are higher access higher earnings institutions that prioritize and foster student success before Dominican University New York is the only institution of higher education in Rockland County to earn this designation The Opportunity Colleges and Universities designation is part of a newly developed Student Access and Earnings Classification published this month by the Carnegie Foundation and the American Council on Education This new classification examines the extent to which institutions foster opportunities for student success by measuring whether institutions are enrolling students reflective of the communities they serve and how the earnings of those students compare to peers in their area 479 institutions have been identified as Opportunity Colleges and Universities colleges and universities that are in the Student Access and Earnings Classification “We are delighted to be identified as an Opportunity College and University,” said Manuel Martínez “The University has always supported the belief that all young people should have access to higher education we support them in the classroom and set them up for success in their future careers This new designation is recognition of our efforts to prioritize and foster student success and I’m grateful to all of the administrators and staff for their part in helping us earn this designation.” The Village of Haverstraw has launched a comprehensive branding and wayfinding signage initiative aimed at enhancing the Village’s identity In 2021 the Village was selected as one of the Mid-Hudson Winners of the New York State Downtown Revitalization Initiative (DRI) program This program included a grant to rebrand the village and its community The Village is spending roughly $350,000 of its ten million dollar DRI grant to support the program the Village has partnered with Destination by Design (DbD) known for its community-driven approach to branding and placemaking DbD will collaborate with a local project committee to engage stakeholders and businesses to craft a unified brand that reflects Haverstraw’s authentic character and vision develop marketing tools to promote the Village and design user-friendly wayfinding signage to highlight Haverstraw’s assets A committee of Haverstraw’s diverse residents including local business owners and creative individuals chose DbD for its exceptional approach to community branding and deep understanding of the Village’s identity After thorough consideration of proposals from over twelve firms the committee expressed confidence in its decision “This project is about telling our story in a way that invites people in,” stated Michael Kohut “We aim to celebrate what makes Haverstraw special—from our historic downtown and waterfront to our vibrant cultural scene—and ensure that both residents and visitors can navigate and enjoy all that we have to offer.” The branding process will incorporate numerous public engagement opportunities to guarantee that the outcomes reflect the values and aspirations of the Haverstraw community Developers of a proposed 454,000 square-foot warehouse on Grassy Point Road and East Railroad Avenue in the Village of West Haverstraw have asked the Village land use boards to move their application forward so the DEC can weigh in on how to manage the environmental remediation and mitigation at this former construction and demolition debris landfill a partner with Whiteman Osterman & Hanna LLP told land-use board members last month the New York State Department of Environmental Conservation (DEC) is “just waiting for the Village to make a decision on the applications.” She added that Village of Haverstaw Attorney John Edwards agreed it was time to move forward with the application but said that “there are still items that the Boards have requested that have not been received.” the application appears to be gaining momentum while the developer endeavors to iron out the environmental hurdles with the NYS DEC over how to cap the construction landfill borders a residential neighborhood to the west One of the two driveways into the project is directly across the narrow Ecology Lane from the planned animal shelter In a joint meeting last month before the West Haverstraw zoning and planning boards Joe Pomante from Boswell Engineering presented a video that showed a computer generated aerial view of the proposed building including the views from the adjacent residential neighborhoods The first is a request for a height variance from 35 to 43 feet The second is for parking from 908 spaces required under the Village code to 369 spaces Bakner said that the “Village’s parking regulations are outdated,” and that a warehouse does not need that much asphalt She also said that all of the warehouses that she has worked on have been the same height – 43 feet The developers’ plans to mitigate the impact on neighbors include larger than required setbacks The plans call for setback three to five times as large as required under the Village zoning code The video also shows the visual impacts on the neighbors from each of the nearby residential streets the project still raises several concerns including noise the proximity to the train crossing on Route 9W and the fact that the applicant says it does not have a specific tenant One Board member asked if trucks will be idling outside of the warehouse New York State law limits the amount of time that trucks can idle and imposes heavy fines for violations Another member expressed concern about traffic on Railroad Avenue which he says was already a “big issue now with all of the trucks and cars.” Concerns were also raised about impact of added traffic on freight train crossings and on EMS (fire trucks and ambulance) service The developers had already conducted a traffic study and agreed to hire and pay for a traffic engineer to assist with traffic management and mitigation When Rockland County’s Department of Planning did a GML review of the project in May of 2022 it noted the traffic study relied on a less intense warehouse use (ITE-150 – General warehousing) and did not consider the possible impacts of more intensive warehouse uses such as package hubs or fulfillment centers The project has been pending before the Village’s Planning and Zoning Boards since 2022 without receiving a SEQRA declaration The declaration would enable the application to advance so that the environmental impacts can be further studied What looms large for now are the environmental challenges of cleaning up and capping the landfill which is filled with construction and demolition debris and off-gassing methane – just like the Haverstraw Town-owned landfill just on the other side of Ecology Lane The proposed animal shelter sits between two landfills that according to the developer’s expert at Boswell Engineering of Hackensack leach heavy metals in the water table beneath the proposed animal shelter Rockland Green acquired the site for the animal shelter on Ecology Lane well after the plans for the 24/7 warehouse were announced is listed on the NYSDEC’s Solid Waste Site Mitigation and Remediation Priority List It is unknown why the DEC never took steps to ensure that the landfill was properly closed or why the former owner abandoned its obligations to close and maintain the site in accordance with New York State law 2024 that the former Construction and Demolition Debris landfill was never properly “closed” after it ceased accepting debris in the 1993 and that re-use of the property required proper closure as part of the developer’s application a community-focused effort by the Village of Haverstraw to keep residents and stakeholders informed is holding an informational forum on April 10th at the Haverstraw Community Center The forum will focus on five transformative projects impacting the Village’s future – all involving proposed development The five projects include: the Chair Factory and WestHab (two residential developments in the Village’s land use process);  the BFJ Traffic & Parking Study; the O&R Thermal Energy Network; and NYMTC’s Transportation & Infrastructure project The Haverstraw Chair Factory development is a mixed-use mixed-income waterfront development at the end of Main Street designed with 450 residential units with 70% designated as workforce affordable housing; new retail and restaurant spaces; a publicly accessible 4-acre waterfront park system; housing options for seniors a continuous walkway connecting downtown to the shoreline The project is working its way through the land use approval process but has been stymied by the Town of Haverstraw’s unwillingness to negotiate a PILOT agreement with the developer that it says is necessary to secure its financing The developer has received a $3 million HALO (Housing Action Loan Opportunity) loan from Rockland County to support its project a regional powerhouse in affordable and supportive housing projects has plans to construct a 100% affordable housing development created through a public-private partnership with the Village contributing a village-owned parking lot for the project at 30 West Street The project will provide 81 units of affordable housing for households earning between 30% and 60% of area median income The development will incorporate green building strategies with 100% electric and high-efficiency building systems and include a 100 kW solar PV array to offset on-site electrical use The developer has received a package of $12.1 million in Low Income Housing Tax Credits and other incentives from the state as well as a $3 million HALO loan from Rockland County The New York Metropolitan Transportation Council’s (NYMTC) Assistance The New York Metropolitan Transportation Council (NYMTC) is teaming up with the Village of Haverstraw to improve how people move between the downtown area and the waterfront Through its Community Planning Workshop Program NYMTC will help identify key routes and determine the best ways to make them safer Working closely with the village and getting input from the community NYMTC will put together recommendations that support local goals for better transit connecting to higher-density development The program also helps communities like Haverstraw find federal funding to make these improvements happen BFJ Planning is conducting a comprehensive traffic and parking study to support improved transportation and accessibility in the village The study will occur in three phases: (1) a review of transportation and parking elements for the Chair Factory development; (2) a parking occupancy survey and recommendations; and (3) development of complete streets strategies for the Village This study will be used to guide Village efforts to optimize traffic flow and pedestrian access throughout the village BFJ Planning is a consulting firm providing professional expertise in planning and transportation and has conducted traffic studies for other municipalities in Rockland County Orange & Rockland Thermal Energy Network The Haverstraw Utility Thermal Energy Network Pilot represents a clean energy initiative in partnership with Orange and Rockland This program allows eligible customers to enjoy energy efficiency upgrades provides incentives for new heating and cooling equipment utilizing geothermal energy; supplies energy through a shared district network; supports New York’s clean energy goals by eliminating greenhouse gas emissions and reduces fossil fuel dependence while demonstrating scalable technology for communities For more information contact the Village of Haverstraw at 845-429-0300, visit its offices at 40 New Main Street, or explore its website at www.vohny.com residents gather petition signatures when they oppose a proposed development project in their town or village more than 700 people have signed a petition urging the Town of Haverstraw to support redevelopment of the Chair Factory site in the Village of Haverstraw especially because the mixed-use proposal includes workforce housing a representative for developer MPact Collective of Huntington presented the petition to the Haverstraw Town Board asked the town board to set a date for the developer to appear before the board to have a useful back-and-forth discussion about the project which Town Supervisor Howard Phillips is opposing by denying the developer any meaningful negotiations on a PILOT (payment in lieu of taxes) for the project Phillips’ first question to Hunea was “where do you live?” His second request was to see each signature on the petition he showed an unwillingness to allow the developer to present its plans without any clear explanation No other town board member spoke up in response to the request Developers usually present proposed plans to planning boards or other jurisdictional bodies that have a say in a project The Village of Haverstraw has thrown its weight behind the $340 million project that will transform the fallow riverfront site and bring 450 housing units 70 percent of which will be a combination of affordable and 40-year rent stabilized workforce housing the project is dependent upon PILOT (payment in lieu of taxes) incentives Rockland County Industrial Development Agency (IDA) and the school board have all shown support for the plan In response to Phillips’ refusal to invite the applicant to present its plan in public, the developer is circulating a letter for Haverstraw residents to sign and send to Phillips and the town board The letter says: “We the undersigned residents of Haverstraw respectfully request that you place the representatives of the development team for the Chair Factory site on the agenda of the upcoming town board meeting for the purpose of having a meaningful dialogue about the PILOT for the Chair Factory site.” The letter goes on to say “as concerned members of this community we believe that it is vital for the Town Board to engage with the developer in a public forum to address community questions concerns and suggestions related to this project Transparency and open communication are essential to ensure that the development is aligned with the best interests of all residents.” MPact Collective has been educating the Village of Haverstraw and Rockland County residents at large about its mixed-use project which includes 14,000-square-feet of retail that connects with Allison Avenue green spaces lacing the perimeter of the site to make the Hudson River accessible for kayaking and boating and built- in protection for climate change flooding The proposed 150-room hotel is slated for the second phase It has held monthly Haverstraw Forward meetings in Village Hall to answer questions and talk to residents about its vision for transforming the waterfront But the developer wants a chance to respond to the board’s concerns face-to-face at a Haverstraw Town Board meeting because Phillips is the only obstacle “Allow the people to talk about the project in public,” Mari Morrison Rodriguez “The people who signed that petition are asking for more information What really would be helpful is if the other side is also present in a town forum where that discussion can take place It’s confusing when you only get one side.” Phillips has let his opposition to the project be known at Town Hall meetings Phillips’ opposition to the issue is only relevant to the plan’s momentum because the developer is seeking a PILOT which has been approved by the Rockland IDA the project cannot secure necessary government financing and tax credits that enable affordable developments to be built MPact Collective has said it will not purchase the property until the PILOT is approved and other state and private funding is in place The developer plans to pay nearly $8 million for the nine-acre site as well as three to four private parcels it is in the process of acquiring there is widespread support for the $340 million 450-unit housing project on the former Chair Factory site on the 9-acre peninsula jutting into the Hudson River (70 percent of units will be affordable including set asides for veterans Mayor Michael Kohut and village officials have championed the project from the start which was one of four developers that bid for the project County officials including County Executive Ed Day and those fighting for affordable housing as well as Rockland’s Industrial Development Agency the lines are shorter and the cake orders are smaller “People are scared,” said a bakery owner who preferred not to use his name Fear spread by the Trump administration’s appetite to round up immigrants through ICE (U.S Immigration & Customs Enforcement) raids is impacting daily life and economic stability in the Village of Haverstraw and other enclaves with targeted populations demand for smaller cakes has been greater than larger ones because “people aren’t throwing big birthday parties So instead of ordering a custom cake for 40 people People don’t want to make too much noise.” There is general agreement that the streets of the Village have been eerily quiet and empty since Trump began his second term Trump’s high-profile campaign to arrest and deport millions of undocumented immigrants has subdued and rattled neighborhoods the administration has been publicizing raids in big cities and deportation flights to Latin America Trump has directed ICE to make more than 1,800 arrests daily One of the first raids targeted a fish wholesaler in Newark and another high-profile raid took place at the Bronx Terminal Market in early February It is unclear how many raids have taken place in Rockland County but sources say agents have done sweeps in Spring Valley and Suffern “ICE has put a chilling effect on the Village,” said Mayor Michael Kohut we didn’t see day laborers at the delis for a while.” Kohut said he has not heard of a specific raid in the Village where more than 60 percent of the population is Hispanic “my community center is concerned that ICE will come there they won’t let ICE on the property unless they have a valid warrant.” New York is one of 11 states known as “sanctuary states” that have policies that limit cooperation with federal immigration enforcement The Trump administration has directed the federal government to “employ all lawful means to ensure the faithful execution of the immigration laws of the United States against all inadmissible and removable aliens.” However there have already been several high-profile cases of the administration seizing and attempting to deport people For the administration to achieve such aggressive goals it must effectively work within communities and deputize officials – even if this flies in the face of New York’s laws New York legislators are fighting back with the pending “New York For All Act” to keep ICE from using local resources without a judge’s order Andrew Gounardes and Assembly member Karines Reyes have introduced companion bills that would push for clearer rules of engagement to protect immigrant communities and municipal officials from using public resources for immigration enforcement It requires ICE to supply a warrant from a judge or court order to get help on immigration issues from local police The bill says officials should not let ICE agents enter schools or shelters without a court order from a judge Meanwhile fear and uneasiness impacts daily life in the Village “Children and families are absolutely terrified about what’s going to happen even if they have legal standing,” said Marion Breland director of Youth and Family Services for the Village of Haverstraw was picked up and moved to a detention center in California “He has not been seen since,” Breland said Breland said the chilling effects of ICE have been notable at the weekly food pantry “People are notably missing,” Breland said “They’re afraid to stand outside in a crowd They’re afraid that just because they look Hispanic Peter/ St Mary’s of the Assumption said many congregants have stopped attending church “They are afraid their parents will be picked up by ICE,” said Cobb who runs the religious program for children “They are also afraid to go to school We are hearing from teachers that the children are not going to school because they’re afraid their parents will be picked up and tortured and they will have to live with someone else.” When asked whether the North Rockland Central School District has seen any decline in student attendance due to ICE fears “the district will not comment on attendance.” But added the district “has added no fewer than 12 school counselors during the past 18 months to support the social-emotional needs of all students – regardless of immigration status Cobb said the church has experienced an explosion of people at the indoor food pantry “We used to see 200 families; now it’s closer to 400 because people are not working or they’re afraid to go out and shop.” Cobb said the church is doing what it can to soothe fears and provide sanctuary They have not allowed ICE agents onto their premises “I know two people in the Village have been taken,” Cobb said says she’s felt a palpable mood shift in the Village “I’m not sure if it is the crackdown on immigrants or fear around the economy but there is a real lack of activity in the town “The hospitality industry has been hard hit I don’t think it started with the ICE raids but I think fear of the unknown and economic distress has had an impact “I can go to three restaurants on a Friday and Saturday and they’re almost empty They don’t want to go shopping or to the restaurants.” Another observer said business appears to be slacking in hair salons.” Many say fearful neighbors continue to work because “they have to pay the rent the bills,” but they’re keeping a low profile One source said ICE agents are trawling local Home Depots and other home improvement centers where day laborers and contractors typically congregate Freddy Villreal runs a dance studio in the Village “People are cancelling parties; they’re not coming to practice for Quinceanera People who hired me three months ago call and say they need to cancel I’ve lost nearly $10,000 in the past few months for three events that were cancelled.” Villareal says he has no choice but to keep going “I’ve leased my space for five years – and I’ve got two more years to go,” he said Attorney Andrea Panjwani recently gave a presentation at the Haverstraw community center on immigrant’s and agency’s rights The long-contentious deal for the Village of Haverstraw Knights of Columbus to donate their building at 56 West Broad Street in the Village of Haverstraw has been scrapped the Knights of Columbus were on the cusp of selling their building for $2.4 million to a developer that planned to tear down the existing structure and develop 100 affordable housing units along with a parking deck for the Village of Haverstraw the Knights were offered a portion of the building in perpetuity to continue their charitable work We will not be transferring the building to the town,” said Vargas the housing deal collapsed after the newly appointed Grand Knight Joe Vargas negotiated secretly with Haverstraw Town Supervisor Howard Phillips and others to donate the building to the Town of Haverstraw Phillips has been public about his opposition to affordable housing in the Village of Haverstraw and the Town at large and has been holding up two other major developers who are seeking PILOTs for affordable housing and workforce housing projects In an effort to thwart the sale of the building the Town of Haverstraw offered the Knights a grab-bag of short-term monetary perks to cover their expenses and continued use of their office totaling about 1,500 square feet in the building once the donation was completed several obstacles stood in the way of Haverstraw’s endeavor to get the building donated including a raft of complaints sent to the Attorney General’s Charities Bureau which needed to give its approval for the deal Vargas told the 581 Council the deal in its current form was dead “56 West Broad Street Angels Holding (the holding entity that owns the Knights’ building) has mutually agreed with the town not to transfer the building,” said Vargas We will not be transferring the building to the town.” “We continue to work with the town to come up with a legal agreement to fulfill our individual needs We are continuing to speak with them to see what we can do to address our individual needs.” but Phillips and the town were aware that several complaints had been made to the Attorney General’s office about the effort to persuade the Knights of Columbus to donate its building The $2.4 million deal would have kept the Knights’ charitable mission going for decades “I’m not elated,” said McGowan Complaints were sent to the AG’s office because nonprofit organizations are required to show the AG’s office that a fair market transaction is taking place The AG’s role is to determine that the terms of the transaction are “fair and reasonable.” Among those who complained were Todd McGowan the former Grand Knight who ushered the deal with the developer over the course of nearly two years I’m like the 500-pound gorilla that no one wants to talk to I see it as a loss for me personally but I would not change a thing I didn’t feel (the donation) was right I fought it knowing there would be a price to pay.” Sources say town officials knew the deal was under scrutiny Issues raised in complaints included depriving the Knights of an endowment and the violation of the separation of church and state because the town would not have been able to offer a Catholic fraternal organization space in a town-owned building the town had been paying the Knights about $2,500 per quarter ($833/month) for the town to use part of the Knights’ building for meetings with seniors While awaiting a decision from the AG’s office the Town upped the payments to $7,000 per month The two entities forged the deal that gave the Knights $7,000 per month (an 840 percent increase) and although the agreement was hatched in June of 2024 the town agreed to pay the rent retroactive to January of 2024 Payment was made in one lump sum to cover the back rent and payments continue going forward The payments cover all the Knights’ expenses including phones (Should the NYS AG’s office reject the donation the rent would automatically reset from $7,000 per month down to $2,000 per month.) the Knights have received $98,000 for rent as well as $14,200 to replace a fire alarm system The town also paid for the Knights’ attorney to pursue approval with the Attorney General’s Charities Bureau told the Haverstraw council that the Knights of Columbus “District Deputy” had expressed concern over the transaction because the entire council membership had not voted on the original sale the planned transfer of the building is off,” Vargas said the entire council was told about the transaction but never took a formal vote A source who attended that meeting said nobody on the council objected to the sale Sources present at the meeting say there was no major reaction to Vargas’s announcement but Ray Furlong said “I thought Howie helps us out,” referring to Phillips “So now we’re really back to square one,” but Vargas said he was still working with the town Vargas had said the council was “in turmoil.” With $7,000 a month of town money flowing in Vargas has been doling out more and more charitable monies for repair projects at local churches the Knights sponsored weekly BINGO games to raise funds to pay their expenses and maintain the building Vargas told the council that “BINGO is the council’s lifeline; it keeps the lights on.” spread confusion and consternation among the Haverstraw Knights of Columbus as well as the other seven councils in the county “To have that future endowment when you divest that building is a great thing to continue your mission confidently knowing that you have a nice nest of money for many years to come,” said Bob Vyskocil several months after the sale that would have yielded much-needed affordable housing was scuttled Kings Katherine LLC sent a letter to the Town of Haverstraw saying it has discriminated against minorities violated the separation of church and state “What is being done here is illegal and is callously suspect of rank discrimination against minorities,” the letter says Sources say the developer was planning to file a lawsuit within the next few weeks Vargas has indicated the town officials may still be seeking a way to acquire the building or come to some mutually beneficial deal with the Knights Even if Haverstraw endeavored to buy the building (the appraisal submitted to the AG’s office in September was roughly $1.5 million) the Knights would still need to find a non-town-owned space to continue their work A national organization that fights to protect the separation of church and state has told the Town of Haverstraw that its latest plan to lease the Knights of Columbus building in the Village of Haverstraw violates the Establishment Clause of the First Amendment which prohibits government funding religious practices This is the second time Freedom from Religion Foundation (FFRF) has written to Haverstraw Town Attorney to request that the town disentangle itself from the Knights and its building at 56 West Broad Street Originally FFRF objected to the town’s efforts to take the building through donation; the organization says a workaround leasing deal amounts to the same violations “Government funds cannot be given away to religious organizations in order to benefit their religious missions,” wrote FFRF Attorney Samantha F in a letter dated April 9th to Haverstraw Town Attorney Bill Stein “We write to ask once again that the Town of Haverstraw cease providing taxpayer funds to support this religious organization and cease any ongoing entanglement with the Knights.” FFRF’s letter points out that Haverstraw’s latest attempt to lease the building The letter also says the leasing agreement is infused with religion by permitting the Knights to display religious artifacts throughout the building even while the facilities are in use by the town “By subsidizing the Knights’ building and infusing Catholic artifacts into the public use of the facility the Town unconstitutionally entangles itself with religion,” wrote Lawrence FFRF calls the leasing agreement “exclusionary,” writing that the deal broadcasts “the message that the Town explicitly favors community members who follow the dominant “If the Town wishes to invest in a facility for senior resident to use it should consider partnering with a secular organization that will not infuse the space with a single preferred faith.” FFRF is a national nonprofit staffed with attorneys who bring lawsuits throughout the nation in cases like Haverstraw’s The organization fights to preserve the Constitutional firewall through litigation and advocacy RCBJ has obtained a copy of the April 9 letter from FFRF to the Town of Haverstraw along with several other entities including a public official the former Grand Knight of the Knights of Columbus an affordable housing developer that had negotiated to buy the building for $2.4 million to build 100 affordable housing units objected to a ploy orchestrated by Town of Haverstraw Supervisor Howard Phillips to get the Knights to donate their building in exchange for monetary support and use of a small portion of the building in perpetuity These objectors sent letters to the Attorney General Charities Bureau in 2024 outlining complaints that included violations of the Open Meetings Law because the deal was originally hatched with a town quorum in secret violation of the separation of church and state and attempts to prevent the Village of Haverstraw from building direly needed affordable housing needed approval from the Charities Bureau of the New York State Attorney General’s Office to donate its building to the town The Knights will also need approval from the Charities Bureau for the leasing scheme While waiting for state approval through the second half of 2024 the town shelled out more than $120,000 to the Knights — $7,000 in monthly stipends along with monies to cover building repairs and legal fees to file the petition to the Charities Bureau Grand Knight Joe Vargas told the Knights’ council the “the deal was off.” He offered no explanation and made vague statements about the town continuing to work with the Knights for their “mutual interests.” After Vargas announced the deal had been scrapped RCBJ asked the Attorney General’s office if the petition had been withdrawn The Attorney General’s spokesperson said no petition was ever filed In another grab at retaining power over the Knights of Columbus building Phillips and the Town of Haverstraw have come up with a plan to lease the building for 25 years which was approved by the Town Board last month includes a one-time payment to the Knights of $20,000 and the absorption of the fraternal order’s expenses The annual property taxes on the building at 56 West Broad Street in the Village of Haverstraw are more than $30,000 The Town will also assume the cost of maintenance of the entire building The Town has also agreed to pay the legal fees and expenses for the Knights to secure approval from the Charities Bureau the Town paid the Albany-based firm of Girvin & Ferlazzo about $5,000 to prepare the petition that was never filed The lease says that the Town will use the Knight’s facility for the Haverstraw Senior Citizens Recreation Program has publicly maintained the building was needed for senior activities Every Town of Haverstraw councilman is a Knight according to sources who regularly attend meetings the $500 monthly rent increases in year six to $550 per month and increases 10 percent every five years thereafter The lease renews automatically every five years unless the Town terminates it with six months’ notice The Knights have no ability to opt out of the lease “While we acknowledge the Town’s stated purpose of renting the building at 56 West broad Street as providing a location for its seniors its financial commitments to the Knights of Columbus go far beyond a standard rental agreement.” The leasing deal could jeopardize the Knights’ tax-exempt status because the lease arrangement effectively turns the Knights into the Town’s landlord and the income earned from the lease may affect the Knights’ income tax obligations Even though an organization is recognized as tax-exempt it still may be liable for tax on its unrelated business taxable income the developer planning to resurrect the Village of Haverstraw’s fallow Chair Factory site will be on hand to discuss its mixed-income housing proposal at its Haverstraw Forward monthly meeting at Village Hall at 7 pm a Brooklyn-based affordable housing developer has been drumming up support for much-needed affordable housing The development will be a catalyst for economic activity in the village 450-unit housing project on the former Chair Factory site on the 9-acre peninsula jutting into the Hudson River (70 percent of units will be affordable including set asides for veterans The only outlier is Town of Haverstraw Supervisor Howard Phillips who has let his opposition to the project be known at Town Hall meetings in the town’s bi-annual fall newsletter sent last week Phillips’ opposition to the issue is only relevant to the plan’s momentum because the developer is seeking a PILOT (payment in lieu of taxes) Phillips is opposed to the town’s participation in the PILOT In repeated statements spelling out his opposition Phillips tends to either mislead or bend the truth over several matters “the devil is in the details,” but he never offers details He also falsely states there was only one developer who showed an interest in the property — there were four And he claims there will be a set-aside for the mentally ill and recovering drug and alcohol addicts but the only set-aside at the Chair Factory is for Veteran’s housing residents speaking in favor of the project were given no encouragement Mari Morrison Rodriquez told Phillips and the town board her family had lived in North Rockland since the Revolutionary War adding “and I know many of them who are struggling.” She added “people are ready to retire but their kids are still home because they can’t find anything affordable and they are in the Rockland County workforce already making decent pay Rodriquez was making the case Rockland County needs affordable housing and the Chair Factory is a one-time opportunity that should not be forsaken “I came here today to advocate for the Chair Factory project in the Village,” she said in an emotional plea “I’m not understanding why the Chair Factory who is investing in our community with attainable It’s even providing low-income Veterans’ housing.” While most of the speakers addressed concern over the undermining of the Chair Factory plan at least two other developments have been impacted by Phillips’ opposition to additional affordable housing in the villages or the town at large he orchestrated a plan through some questionable tactics to convince the Knights of Columbus to donate their building at 56 West Broad Phillips scares the Knights into believing the archdiocese is going to take the lion’s share of the proceeds of the sale In a private text message exchange with the Knights of Columbus’ Grand Knight Joe Vargas in August Phillips referred to the housing proposals in the village as “ridiculous,” and said “I’m getting to the point and so are other Board Members where we’re going to go public on some of the ridiculous housing that the Village is proposing.” Also on the hook is the Westchester-based Westhab Inc. which is planning 81 affordable housing units at 63 Maple Avenue in the village neither project can secure necessary government financing and tax credits that enable affordable developments to be built While Phillips tells town residents he will “continue to look at any and all proposals” in the town’s newsletter and “keep residents informed on the progress,” he has done nothing but list reasons he raises objection to the fact that developers who accept state and federal funding for affordable housing are required to open occupancy to residents of other Hudson Valley counties New York State requires affordable developments that accept state funding to open occupancy beyond the immediate community Creating affordable housing is a stimulus for attracting people with moderate incomes who shop That they may come from other parts of the Hudson Valley means new faces and fresh ideas for the community In contrast to withholding PILOT approval for the Chair Factory project the Town of Haverstraw this year swiftly signed off on two market-rate developments with PILOTs: BNE’s 300-plus unit luxury development in Letchworth Village and another development for 228 units at the site of the former Oak Tree Bungalow colony Both developments are in the town’s LA-17 (Luxury Housing) zone and neither will provide affordable units or public amenities These rentals are open to the entire marketplace Phillips criticizes the project’s alleged set-aside of units for people who are recovering from alcohol the Chair Factory developer is planning on providing veterans and others receiving supporting services earning 30 percent of the Area Median Income (AMI) with one-bedroom apartments for $796/month but there is no set-aside for those recovering or dealing with addiction or mental illness It’s not clear why Phillips opposes this kind of supportive housing for veterans and seniors – he just does An argument Phillips repeatedly cites is that the PILOT agreement would “open up the Town to potential lawsuits from other apartment complexes that want their taxes reduced.” Three experts and legal practitioners RCBJ interviewed have rejected the notion that an owner of an apartment complex can utilize a development under a PILOT as the basis for a tax reduction There are several reasons why Phillips’ representation is unsupported commercial properties are not based on “comparables” — income producing properties are valued using a direct capitalization approach which means multiplying the net income earned from the property by a capitalization rate to determine a fair market value Capitalization rates are economic multipliers determined by several factors Properties with PILOT agreements are not assessed by the Town Assessor The valuation is negotiated based on the economic benefits and the level of improvements and amenities the developer invests to undertake the project The PILOT agreement is exchanged for the investment the developer makes in the community that other properties have not provided One local expert who preferred anonymity told RCBJ “IDA incentives (including a PILOT) are authorized and ultimately implemented by the IDA after the IDA board deems a project eligible and warranting incentives Each project and the reason to give incentives is unique A PILOT essentially encourages economic development or other needs of the community It’s hardly an “apple to apple” comparison to another property for purposes of a tax certiorari I don’t see the direct correlation of tax certiorari to PILOT payments.” A Westchester-based attorney practicing tax certiorari law told RCBJ “A court in a tax certiorari does not normally look to the assessed value of one property as evidence of what the assessed value of a neighboring property should be That should hold for values expressed in a PILOT agreement as well.” the Rockland IDA authorized a raft of benefits for the $340 million project including $1.65 million exemption from mortgage tax recording and the approval to participate in a PILOT program is also awaiting a PILOT approval from Phillips Phillips likes to tout how Haverstraw has done more for affordable housing than other towns and cities pointing to his decades old effort to implement rent stabilization and his expansion of trailer parks He denigrates the 2024 Rockland County Housing Needs Assessment prepared by Pattern For Progress which pegged the Town of Haverstraw as placing fourth out of the five towns for subsidized housing units He believes trailer park units should have been included in Haverstraw’s tally – though they are not subsidized landing second to last among the five towns The report says 42 percent of the town’s (Town of Haverstraw) residents are housing burdened while 52 percent of residents in the Village of Haverstraw are spending more than 30 percent of income on housing costs Phillips repeatedly misstates the facts by saying there was only one bidder and one proposal to develop the Chair Factory Proposals were submitted by four separate teams — Calyx and the O’Neill group – from which the Village selected MPact Collective He also tells constituents that the village only accepted the proposal to pay off a $9 million judgment related to the acquisition of the property but village officials view a restored waterfront as a catalyst for an economic renaissance Phillips also raises concerns about traffic and the demand on town services even though those issues have been addressed satisfactorily during the SEQRA (State Environmental Quality Review Act) review Phillips denigrates experts who conducted the studies and disregards their validity claiming to know better but does not provide facts “the rest of the residents will be subsidizing all the services for school town and village property taxes.” This fallacy is a scare tactic to drum up opposition to affordable housing options under the guise that residents in these units will “not pay their fair share.” The argument falls apart when one considers that there is no “fair share” when it comes to taxes and properties owned by charities and religious institutions Tax exemptions and benefits are provided for seniors and others based on income limitations the North Rockland Central School District will spend $35,570 per pupil this year substantially more than an individual resident pays in school taxes and families with multiple students in school are not singled out as being “subsidized.” “Workforce housing is essential to retain the youth and to build a strong middle class that will remain in North Rockland,” said Village resident Magda Truchan “It’s time to take into account our demographic realities A healthy county is one that listens to all people and creates equitable solutions.” A public hearing on the Site Plan and Subdivision Application will be held on November 18 The North Rockland Central School District in September hired Storrs Associates LLC an Albany-based research firm that advises public and private entities on economic development to study the potential impact on PILOT programs for five pending projects in the Town of Haverstraw and the Village of Haverstraw The town has already signed off on two of the four residential PILOTs (payment in lieu of taxes) for market rate housing The remaining two projects include affordable housing in the Village of Haverstraw and are stalled because of opposition from the Town of Haverstraw “The district wants to have a minimum criteria a framework for PILOTs,” said a representative for the school district “The district is trying to be proactive and deliberate.” The push to study the impact arises out of the high-profile proposed Chair Factory project in the Village of Haverstraw which requires PILOT approvals from the village which would clean up fallow riverfront property and stimulate economic vitality in the village Town Supervisor Howard Phillips has been waging a vociferous campaign against approving PILOTs for the two affordable housing projects the town last year swiftly signed off for two market-rate developments with PILOTs: BNE’s 300-plus unit luxury development in Letchworth Village and another development for 228 units at the site of the former Oak Tree Bungalow colony The Rockland County Industrial Development Agency (IDA) has signed off on both the Chair Factory project Both affordable housing projects have broad support from Village and County officials but Phillips continues to stymy affordable housing in the Village saying Haverstraw has enough affordable housing and Rockland’s other towns should step up At several public meetings and on WRCR 1700 AM He ties the proposed PILOTs to threats of certiorari lawsuits and says it will add a financial tax burden to property owners while sidestepping the economic benefits to new development The Rockland County IDA (Industrial Development Agency) which has signed off on a pilot for the Chair Factory site has shown the benefits of the project make sense “It’s a good thing that North Rockland Central School District has hired a consultant,” said Steve Porath Executive Director of the Rockland County Industrial Development Agency “It’s a rational way to make an informed decision.” PILOTs schedule payments to taxing jurisdictions over a long term They provide certainty of revenue for the county The incentive is necessary to make a project financially feasible for project lenders not to enhance the profitability to the developer A common misunderstanding is that PILOTs increase property taxes the lack of development and lack of new taxpaying properties are the cause of increased taxes and maintenance and improvements on public facilities are always increasing the existing taxpaying base has to cover those ever-increasing costs PILOTs have a net-positive impact on tax rolls as the economic benefits derived from the project outweigh the costs of the PILOT The IDA is required to certify a positive net benefit through an economic analysis before it can authorize a PILOT And PILOTs preclude developers from filing annual tax certiorari challenges during the term of the PILOT PILOTs have a recapture provision that allows the IDA to void the PILOT agreement and enable the taxing authorities to collect the lost tax revenue and assess the property at full market value PILOTs are complicated – but they are often a critical component of economic development It is worth noting that the four projects in Haverstraw all involve desperately needed housing The 2024 Rockland County Housing Needs Assessment “exclusionary land-use policies are a significant barrier to meeting housing needs in Rockland County.” In other words most of the county’s housing is overwhelmingly comprised of single-family homes in single family zones The Rockland County Housing Assessment Needs report shows 42 percent of the town’s (Town of Haverstraw) residents are housing burdened The proposed $330 million development to revitalize the former Chair Factory site a long-blighted nine-acre peninsula that juts into the Hudson River is Rockland County’s largest opportunity for affordable housing Long Island-based MPact Collective is proposing 450 housing units The original plan also included 14,000-square-feet of retail that connects with Allison Avenue neither the Chair Factory nor the WestHab project can secure necessary government financing and tax credits that enable affordable developments to be built “We think it’s commendable that the school district is taking a methodical approach to analyzing the merits of these important housing proposals,” said Ryan Porter The Chair Factory has been navigating through the approvals process in the Village of Haverstraw it has filed a Brownfield Cleanup Program (BCP) application and Draft Remedial Investigation Work Plan with the New York State Department of Environmental Conservation (DEC) the village won a $10 million downtown revitalization grant (DRI) from New York State Portions of the grant are being used for infrastructure on the site Student Cost and Enrollment Projection Framework (initial data mining): $3,500 Cost for assessment of individual proposed PILOT projects:  $1,500 per proposed PILOT PILOT Approval Policy Advisory Services: $2,350 Tuesday’s unveiling of the Haverstraw Commuter Ferry Terminal building is another testament to Martin Ginsburg’s ongoing vision to re-imagine many elements along the Hudson River coastline that runs through the Village of Haverstraw Dignitaries including Mayor Michael Kohut of the Village of Haverstraw and Metro-North President Catherine Rinaldi joined developer Ginsburg in a ribbon cutting on a spectacularly warm day with winds floating off the Hudson River The 748 square-foot open-air heated shelter with benches evokes a traditional coastal scene with American flags flying atop the structure The $650,000 structure was funded by Ginsburg Development Companies (GDC) as part of the developer’s recently completed Admirals Cove waterfront rental project The luxury rental building at 4100 Admirals Cove at the southeastern point of a peninsula is just to the south of the New York Waterways Ferry which connects the Village of Haverstraw with Ossining “We welcome this new shelter as a great amenity for our commuters and thank Ginsburg Development Companies for their continued work in Haverstraw,” said Rinaldi The terminal sits within the Haverstraw Waterfront Promenade Park which was built in phases as part of a public-private partnership between GDC Ginsburg partnered with Metro-North Railroad and NY Waterways in Sept which has operated as a weekday commuter ferry connecting Rockland residents to the Hudson Line of Metro-North at Ossining Station Seasonal weekend service began on Memorial Day through Veteran’s Day – a successful gambit according to village advocates who are working on developing a symbiotic relationship with Ossining to promote tourism between the “sister” cities Both the Village and Ossining are recent recipients of $10 million DRI grants Visitors arriving in Rockland were met by buses that stopped at various destinations in the county including the Brick Museum and the hugely successful annual Food Crawl Those passengers undocking in Westchester visited Ossining restaurants and its downtown Advocates are hoping to get a longer stretch of weekend service with boats running between April and Christmas “The Village is excited for the completion of this magnificent transit hub on our waterfront,” said Kohut and it will well serve the needs of our commuters and visitors GDC has again succeeded in making something potentially mundane into a spectacular piece of architecture.” The Village of Haverstraw is at a turning point continues to push for waterfront development He is working on bringing a waterfront restaurant to the jutting piece of land know as the point by 2025/2026 He told RCBJ he’s working on shoring up the site which needs to be raised to 14 feet above sea level The developer said he has a restaurant/event space operator in mind for the project “I want this to be a place where people will want to have weddings.” And if he continues to manifest his visions the bride and groom may one day stay at a small inn Ginsburg hopes to build at the marina Village officials and a handful of developers have visions for transforming both the waterfront and the village itself Most notable is the proposed Chair Factory development a mixed-use project that included a combination of market rate and affordable housing commercial and a hotel for the vacant nine-acre Hudson River peninsula The proposed project is seen as a much needed and long overdue catalyst for workforce housing and economic revival 70 percent of which will be a combination of affordable and up to 40-year rent stabilized workforce housing the Rockland County Industrial Development Agency (IDA) authorized a raft of benefits for the $340 million project the developer must negotiate PILOTs with the individual taxing authorities — village The project is sailing through its village approvals but is stymied by Haverstraw Town Supervisor Howard Phillips who’s repeatedly expressed opposition against granting the developer the PILOT the project needs and school board officials are behind the project The village acquired the Chair Factory property in early 2008 in condemnation proceedings for $2.14 million Ginsburg Development had been in negotiations with the village to acquire the property and develop condominiums and a parking garage to serve the relocated Haverstraw to Ossining ferry Ginsburg ended property acquisition talks with the village the final phase of GDC’s 700-unit residential neighborhood along the Hudson River Admirals Cove is GDC’s crowning achievement of the redevelopment of the Haverstraw waterfront on a site that was once a historic brick factory No other enclave of Rockland County has shown a greater commitment to developing affordable housing than the Village of Haverstraw village officials have worked with at least three developers who planned to create more than 250 affordable units Now the fate of two of these projects remains uncertain At issue is whether Haverstraw Supervisor Howard Phillips will continue to stand in the way of two pending projects by withholding support for PILOTs (payment in lieu of taxes) which are arranged though Rockland County Industrial Development Agency (IDA) but need to be negotiated separately with each relevant town the village negotiated a public/private partnership with the Westchester-based Westhab Inc. the largest nonprofit developer of affordable housing in the Hudson Valley The village has agreed to a 99-year ground lease for 30 West Street a village-owned parking lot adjacent to the firehouse the developer has plans to build 81 units of affordable housing for residents earning up to 60 percent of area median income (AMI) Rents will be targeted to income tiers ranging from 30 percent to 60 percent of AMI Westhab has agreed to incorporate 82 community parking spaces into the project Some units will be reserved for formerly homeless individuals and those with mental health disorders addressing critical housing needs in the community The IDA signed off on the Westhab PILOT program last December but the developer has not secured approvals from the taxing authorities “We’re in the midst of negotiating for PILOT terms with the various taxing authorities,” said Andrew Germansky senior vice president of real estate at Westhab “We are hopeful we can come to terms on an agreement that works for Westhab and the taxing authorities to make this 100 percent affordable housing development financeable We need a PILOT to complete this project.” The village has been seeking developers and partners to meet the growing challenge of high housing costs in Haverstraw: 30 percent of renters in the area earn less than $30,000 annually and 60 percent of renters pay more than 35 percent of their income on rent Insiders say the Westhab project appears to be on track but there is ongoing concern Phillips is using whatever tactics are available to thwart a significant influx of affordable housing in the village The Supervisor has made his position clear in both private conversations and in public spaces saying Haverstraw has done its “fair share” of building affordable housing and that other towns in Rockland need to pick up the slack Phillips’ machinations come at a time when Rockland County is desperate for affordable housing The issue was front and center at the county’s annual housing forum in the early spring Town supervisors and mayors constantly evoke the need for more affordable housing when speaking publicly but there’s been little to no progress across the county Many believe Phillips is weaponizing the use of PILOTs which projects like Westhab and others typically rely upon to get built developers need to secure approvals from the village Phillips continues to express an unwillingness to get behind PILOT programs for these projects Phillips and his town board orchestrated a plan to get the Knights of Columbus to donate its brick building at 56 West Broad Street to the town rather than follow through with a two-year negotiation to sell the building to St Katherine Group of Port Chester for $2.4 million The developer was also amenable to allocating space for a senior center Katherine Group is seeking reimbursement for project costs from the Knights of Columbus and is considering suing the town for its role in orchestrating the breach Also at stake in the village is a proposed $330 million development to revitalize the former Chair Factory site Long Island-based MPact Collective has spent several million to assemble a team for its envisioned riverfront pedestrian-oriented hub that will include 450 housing units But MPact Collective will not purchase the property until the PILOT it is seeking The developer plans to pay nearly $8 million for the site MPact Collective has been actively working to gin up support for its project – and derivatively for affordable housing in the village the developer will address members of the Haverstraw Collaborative This band of organizations is concerned about the lack of affordable housing saying they are unable to recruit employees because there is nowhere for them to live Germansky is expected to attend the meeting To champion the Westhab project, the village in January passed the RIZ (Residential Inclusionary Zoning) overlay which gave the developer the density it needed 79,000 square-foot building will be a mix of studio (20) The project would turn a non-revenue generating property into one that brings in annual property taxes which is to be designed by Suffern based Aufgang Architects Community parking will generate revenue for the village while eliminating the cost of village maintenance The project will benefit from density bonuses for green building and will take advantage of reduced parking requirements for affordable housing The development will rely on bank financing of about $7 million federal grants and tax credits of about $20 million New York State subsidies of about $12 million and Rockland County and other funding sources of about $6.6 million The project developer is seeking a PILOT (Payment In Lieu Of Taxes) program and has been approved for one by the Rockland IDA In Rockland County (unlike other counties in New York) but the terms of the PILOT are the subject of negotiations with the town with each entity voting independently on participation Rockland County Executive Ed Day and ARPA Director Jenna Nazario approved $1.8 million in ARPA (American Rescue Plan Act) funding for the project It also received $800,000 from the Office of Community Development An alligator was removed from Minisceongo Creek in Rockland County on Thursday The animal was described as a juvenile alligator in a Facebook posting by the Hudson Valley Humane Society of Pomona came to the scene to take possession and care of the gator The police said they responded at about 11:10 a.m. for a report of an alligator in the creek, in the Bridge Street area in Garnerville hamlet. Police personnel helped in successfully removing, according to the posting on Haverstraw police's Facebook page. "Many thanks to the incredible response from the Haverstraw Police Department today regarding an alligator in the Minisceongo Creek (Garnerville, NY) who needed rescue," the Hudson Valley Humane Society said on Facebook. "Their quick-thinking and professionalism helped to get this juvenile alligator to safety at the Hudson Valley Humane Society Currently this gator is warming up from the cold water." How the gator wound up in a Rockland creek was not immediately known NY – The first regular meeting of the Haverstraw Town Board for 2025 commenced with a ceremonial moment as George Coffinas was sworn in as Haverstraw Town Justice the board tackled an extensive agenda with 40 items focusing primarily on key infrastructure and development projects in the town Among the most significant financial commitments approved during the meeting were allocations for two major town-owned properties: These allocations reflect the town’s priority in maintaining and improving community amenities that serve both residents and visitors The meeting took an important turn during the public comment section when Angela Huneault, representing the development company proposing a project at the Chair Factory site in the Village of Haverstraw, addressed the board. The Chair Factory redevelopment is a proposed mixed-use project by MPACT Collective that includes a substantial number of new housing units Town officials voiced serious concerns about the project particularly in relation to its potential impact on Haverstraw’s housing density and affordability landscape Supervisor Phillips emphasized the town’s long-standing leadership in providing affordable housing within Rockland County but raised questions about the sustainability of additional subsidized units One of the primary concerns is that while the developer has committed to prioritizing local residents in housing allocations federal grant requirements necessitate broader outreach across multiple counties This has led to skepticism among town officials regarding whether the housing will genuinely benefit Haverstraw residents as intended A critical issue raised during the discussion was the proposed Payment In Lieu Of Taxes (PILOT) agreement for the project The developer initially sought a 44-year tax reduction agreement this still sparked debate among town officials about whether the extended tax breaks would place an undue financial burden on the town’s taxpayers The PILOT agreement aims to incentivize development but officials questioned whether such a lengthy period was fair to other residents who continue to pay full property taxes The town remains cautious about long-term financial commitments that might disproportionately benefit developers while impacting public services and budgets As the town evaluates the potential effects of the Chair Factory project local school district officials were also drawn into the conversation North Rockland School District Superintendent Dr Kris Felicello provided insights into how the influx of new housing could affect student enrollment and school capacity The district is monitoring its available space but remains concerned about a sudden increase in student numbers While North Rockland schools currently have sufficient capacity officials are wary of scenarios where rapid population growth forces costly expansions or even structural changes like split sessions With multiple developments in progress throughout the town including hundreds of new residential units the district is actively negotiating its role in the PILOT agreements to ensure that schools are adequately funded and not left shouldering financial shortfalls from reduced tax revenues The town remains divided on how to proceed with the Chair Factory project Officials are waiting for further input from the school district before making a final decision Supervisor Phillips stressed that any new agreement must balance economic development with community needs The meeting highlighted how Haverstraw officials are navigating the challenges of economic development while preserving the town’s financial and infrastructural stability With a history of embracing affordable housing Haverstraw now faces a critical decision on whether further expansion will serve the best interests of its residents town officials and residents alike will watch closely to see how negotiations unfold determining the future landscape of development in Haverstraw Stay tuned to Rockland News for updates on this evolving story The Village of Haverstraw stands at a crossroads While it remains a vibrant and diverse community it faces challenges that hinder its ability to grow and thrive under the broader governance of the Town of Haverstraw Limited autonomy over critical decisions—such as zoning and public safety—has created obstacles that prevent the village from addressing its unique needs Becoming a city offers an opportunity to take control of our future the Village of Haverstraw can invest in critical priorities such as affordable housing for our most vulnerable populations This transition would ensure that the community’s needs are addressed directly and sustainably while fostering economic growth and social equity the Village of Haverstraw has operated within the structure of the Town of Haverstraw sharing resources and governance with a larger jurisdiction While this arrangement has had its benefits it has also limited the village’s ability to act independently to address issues that uniquely affect its residents Haverstraw would gain greater local control over planning enabling leaders to prioritize projects that directly benefit village residents Cityhood would allow for customized policies to address housing and economic challenges—freed from the constraints of decisions made at the town level cityhood opens doors to additional funding opportunities Cities often qualify for federal and state grants and programs that are unavailable to villages This funding could be used to invest in housing creating a foundation for sustainable growth While some may raise concerns about the cost of transitioning to cityhood the long-term benefits outweigh the short-term adjustments A city structure allows for greater accountability and efficiency in addressing local needs ensuring that every tax dollar is spent with the village’s priorities in mind Access to affordable housing is a growing challenge across the country The Village has a responsibility to ensure that seniors the lack of control over zoning and housing initiatives has limited progress in this critical area Cityhood would allow Haverstraw to prioritize the development of workforce housing tailored to the needs of its residents This includes creating affordable housing for seniors who face rising costs on fixed incomes veterans transitioning back into civilian life and families living under the poverty line City officials could work to repurpose underutilized properties rehabilitating older buildings into mixed-income housing could provide affordable options while maintaining the village’s character zoning changes could incentivize developers to include affordable units in new developments Affordable housing isn’t just a social issue—it’s an economic driver When people can live affordably near where they work Public safety and mental health are closely intertwined yet both remain underfunded and underserved in many communities Haverstraw has the opportunity to lead the way by adopting innovative approaches to policing and mental health care that prioritize community well-being Community policing is a model of public safety that emphasizes building relationships between law enforcement officers and the communities they serve and ensures that policing is proactive rather than reactive Haverstraw can implement a dedicated community-policing strategy tailored to its unique needs Mental health issues often intersect with public safety and traditional responses—such as arrests or incarceration—fail to address the root causes of these challenges A city-led initiative could incorporate mental health professionals into public safety teams creating co-responder models that provide immediate cityhood would provide access to funding for mental health programs Investing in these resources would not only reduce crime but also improve the overall well-being of residents Imagine a City of Haverstraw where affordable housing developments provide stability for seniors Picture a city where police officers know the names and faces of the people they serve building trust and security in every neighborhood Envision a community where residents facing mental health challenges can access the care Cityhood offers Haverstraw the opportunity to become a model for equitable growth and innovation and social services that meet the unique needs of its residents This vision will require collaboration across sectors—community leaders and residents must come together to build a city that works for everyone By embracing the possibilities of cityhood more inclusive future for all who call it home The decision to pursue cityhood is not just about autonomy—it’s about creating a foundation for progress Haverstraw can take bold steps to address housing and mental health while ensuring that every resident has the opportunity to thrive Let’s start the conversation about what Haverstraw could become and take the necessary steps to turn this vision into reality Richard Sena is a Village of Haverstraw Trustee and President of the Board of the Haverstraw Brick Museum A 22-year-old Haverstraw man was charged with rape Monday after he was identified as a suspect in a sexual assault that was reported in December Town of Haverstraw Police Department Chief John Gould said Brahyan Cepin-Rodriguez was located and arrested Saturday following a months-long investigation that identified him as a suspect in a sexual assault that was reported in the village in late December 2024 Gould said Cepin-Rodriguez was arraigned in the Village of Haverstraw Justice Court and charged with two counts of first-degree rape $40,000 bond or $40,000 partially secured bond Police said the investigation remains active the Village of Haverstraw has been a place to watch: it was infused with motivated arts and cultural organizations the prospect of residential and commercial redevelopment at the former fallow Chair Factory site on the Hudson River the Village won a $10 million downtown revitalization grant (DRI) from New York State which helped fund arts organizations like Haverstraw Riverwide Arts and pay for $4 million in infrastructure on the Chair Factory site a Huntington Station Long Island-based developer that specializes in revitalization to build a mixed-use project that includes a combination of market rate and affordable housing Other affordable housing developers chose the Village for projects The Village of Haverstraw was putting itself on the map It might be premature to say the Village was gentrifying but things were looking up The Village was increasingly included in a lineup of assets to help promote Rockland County tourism Art murals were commissioned for buildings An annual Food Crawl that started a decade ago brought people from far and wide a weekend ferry has been re-instated between the Village and Ossining But progress appears to be threatened on many fronts at once leaving the Village at an inflection point Several community leaders and retailers who are responsible for the upward momentum say the Village increasingly feels unsafe and unsavory The Village is regularly riddled with drug dealing They do not believe the Town of Haverstraw devotes the kind of community policing a dense they believe it will undermine a decade of progress “We’ve worked our ass off over the past decade,” said Magda Truchan who heads the annual Village of Haverstraw Food Crawl which draws roughly 3,000 people every September to sample restaurants It desperately needs affordable housing and for the Chair Factory to get built There is not enough police presence in the Village.” RCBJ interviewed a raft of business leaders who agree the Village is underserved by the police But there may be reason to believe things might be looking up recently named the Town of Haverstraw’s new chief of police agrees community policing is a crucial element in a densely populated Spanish-speaking urban area that has its sui generis culture and local circumstances that set it apart from policing the town at large Gould said his recent request from the Town to redirect two special operations officers to the Village on foot Gould said there are six special operation officers on the 64-member police force He also said the department is underway with efforts to boost the total number of officers on the force to 70 “They will be on foot or on bicycle downtown,” said Gould “I want them communicating with business owners familiar with people so they’ll come to them when they have an issue.” Both officers are bilingual The Police Chief estimates between 40 to 49 percent of “penal law offense calls” the force receives comes from the Village The police department also covers a portion of Pomona “Obviously crime is concentrated in the Village of Haverstraw,” Gould added crime has not necessarily increased in recent years There were no murders between 2021 and 2024 until the recent shooting of a young man in broad daylight The assailant is still at large and the police are offering a $5,000 award for information A look at reported robberies since 2015 bears out a consistency in stats: 17 in 2015 Gould spent twenty years on the police force in Mount Vernon a larger urban enclave but one with similar challenges I’ve always found the best way to police is to be involved with the community,” he said when you show that you care about what’s going on and you’re accessible Insiders say many residents in the Village view the police as the enemy Lack of trust – or perhaps fear – prevents them from coming forward with tips even when they know who’s dealing or who may have shot someone the Village was starting to feel really positive,” said the owner of a hospitality business People are coming to the Village to deal drugs because they know there are no public cameras But ‘Howie’ (Supervisor Howard Phillips) does not devote the resources we need.” Truchan and others say the Village’s efforts to be tourist-worthy will be unsustainable if crime – or at least the perception of unsafe streets – is not dealt with At least one insider said Rockland County Department Economic Development and Tourism Director Lucy Redzepowski has expressed concern over including the Village on a bus tour route the county and its marketing agency Alon Tourism Solutions a Long Island-based marketing company hired in 2024 for $500,000 who responded in an email: “Haverstraw is one of our river towns and premier tourism destinations and we will continue to promote it along with the rest of Rockland County.” wrote “concerns being expressed are being addressed in a proactive manner.” However Day did not elaborate on what specific  steps are being taken to address crime apart from saying there are “increased patrols.” Ask Gould and he’ll say the reason for the uptick in crime is bail reform Many who live or run businesses or cultural entities in the Village say people living in facilities housing the mentally ill along Route 9W flow downtown sometimes causing disruptions such as yelling or urinating “Our number one priority is to keep people safe The problem with the system is frustrating for police officers who patrol People are out walking the streets before we’re done with paperwork.” And Gould added: “People who are acting disorderly and threatening and harassing people are turning things upside down the Chief agrees greater presence will act as a deterrence “This is a high priority of mine,” he said “I’m in a position now to implement changes to have a community policing unit that is in tune with the community including Village of Haverstraw Board Trustee said there’s a link between public safety and economic development “As President of Haverstraw River Wide Arts and The Haverstraw Brick Museum we are deeply committed to the success of our village’s NYS Downtown Revitalization Initiative (DRI) in which both nonprofits have received grants,” said Sena “Recent incidents have highlighted the urgent need to address public safety concerns which are paramount to the economic growth and vitality of our community Law enforcement officers walking the streets is a visible and effective deterrent to crime A proactive police presence fosters a sense of security have been successful at attracting people from both within and beyond the Village One retailer said he’s seen an increase in loitering hassling customers.” The business owner said he’s not sure whether it’s homelessness or drug addicts adding “there’s a need for greater police presence.” Those in the hospitality business say it’s not unusual to get a last-minute cancellation presumably from a potential guest who’s driven into the Village and has a change of mind because the streets feel uninviting or unsafe Several interviewed said it often takes the police ten to 15 minutes to respond to a call in the Village “I feel like I’m trying to push a boulder up the hill,” said a small business owner “All the small business owners provide a service and we’re not getting the support from the government we need to provide protection.” While several business owners and community leaders agree a seedy downtown will erase years of progress they are equally worried about the Village’s future and affordable housing Several aired fear over a potential backslide on the Village’s commitment to build affordable housing Village Trustees and affordable housing advocates are running into an obstacle: Howard Phillips The Haverstraw town supervisor has said publicly and privately that Haverstraw “has done its fair share of affordable housing and doesn’t need any more,” according to sources and is holding up projects by expressing his opposition to PILOTs (payment in lieu of taxes.) MPact Collective has proposed a $340 million project including 450 housing units which is circulating a petition to gain support has said it cannot build the $340 million project without a PILOT RCBJ earlier this month reported that Phillips and his board had orchestrated a plan to get the Knights of Columbus to donate its brick building at 56 West Broad Street rather than follow through with a two-year negotiation to sell the building to St “The Chair Factory can be taken off the table because Howard Phillips doesn’t want it?” asked Truchan It’s very important to keep the middle class here keeping the elderly in place – we need to think about this.” A woman was shot and injured in an early morning shooting Sunday in Haverstraw Haverstraw Police said in a statement Monday that the woman was shot in the early morning hours of Oct She was treated on the scene for non life-threatening injuries The suspect in the shooting has not yet been found and the incident remains under investigation Anyone with information about the shooting is asked to contact the Haverstraw Police Department Detective Bureau at 845-942-3730 (This story was updated to add photos and a video.) The Town Of Haverstraw can neither fund a religious organization nor can it provide exclusive space to it in a town-owned building The Knights of Columbus owns its building at 56 West Broad Street in the Village of Haverstraw through a non-profit holding company set up to hold title to the building for the Knights’ benefit Members of the holding company are members of the Knights including the Grand Knight and four other high-ranking members The holding company has the right to dispose of the property by a vote of its board but it also must secure the approval of either the New York State Attorney General or the Court the Knights voted unanimously to sell their land and building to a Westchester-based affordable housing developer for $2.4 million Part of the deal entitled the Knights to a $1/year lease in the new building for as long as they wanted to remain The developer would build about 100 units of affordable housing construct a parking deck on Village-owned land and continue to provide space for community use in the new building The Knights of Columbus would have a permanent home in the new building and have more than $2 million available to it to continue its charitable and religious missions The development team held a series of meetings with the Knights addressing questions and concerns Contracts were drawn up and ready for signature Then there was a change in the leadership of the Knights A new Grand Knight took the place of the former Grand Knight who had led the original negotiations with the affordable housing developer The new Grand Knight and Haverstraw Town Supervisor Howard Phillips opened a dialog about the pending deal struggling to pay their bills or meet their expenses In a series of meetings held with town officials in private The Knights’ holding company would scrap the $2.4 million deal with the affordable housing developer and enter into a series of agreements with the Town of Haverstraw that: (1) would provide the Knights with a short-term financial boost from the town coffers to cover all of the Knights’ ongoing expenses; and (2) result in the Knights donating its property to the Town of Haverstraw The donation is subject to approval by the New York State Attorney General Charities Bureau which is charged to make sure non-profit organizations that disgorge themselves of their main assets receive fair market value for their property The Town of Haverstraw had been paying the Knights about $2,500 per quarter ($833/month) for the town to use part of the Knights’ building for meetings with seniors The new short-term deal boosted that rental amount to $7,000 per month (an 840 percent increase) for the same use the building would be donated to the town but the Knights can remain on the property in perpetuity; however its occupancy would be limited to its office The deal also allowed the Knights exclusive use of other parts of the property on a detailed schedule but precluded the Knights from allowing third-parties to use the space for a fee the town would own the building as municipally-owned property and provide exclusive space in the town-owned property to the Knights of Columbus The town would pay all of the Knights expenses And to make sure that the deal goes forward hired and paid for both a law firm and a lobbying firm (at $400 an hour) to advise and represent the Knights in their application to the Attorney General The town also agreed that the Knights could continue to display their religious regalia on the to-be town-owned property after it takes title A municipal government can neither fund nor provide exclusive space in perpetuity to a religious organization in a town-owned building A town cannot pay an inflated rent to a religious organization as a subsidy to facilitate its religious mission and operating expenses A town cannot provide an exclusive arrangement to one religion to display religious regalia nor can it provide sanctuary to a chosen religion over others on town-owned property The Knights are walking into this deal (donation) with the town under the mistaken belief it can have all these things in the future – free space in perpetuity the ability to display its religious regalia its lawyers and lobbyists paid for by taxpayers and an inflated subsidy — all in a town-owned building The law is pretty clear that government cannot fund religious organizations or provide them with free space in government-owned buildings The government cannot prefer Catholicism over other religions in the use of a town-owned building The government cannot use taxpayer dollars to pay lawyers and lobbyists for a Catholic fraternal organization If the Attorney General approves the donation it will only be a matter of time before a suit is brought by taxpayers or residents of Haverstraw objecting to government support of a religious organization The Freedom From Religion Foundation (ffrf.org – a national non-profit that advocates and litigates church/state constitutional issues and has won countless cases) has already alerted the Town of Haverstraw to its violation of the law and demanded that the town rescind the donation Evidence has been provided to the FFRF showing the details of the town’s financial support for the Knights Copies of text messages between Town Supervisor Howard Phillips and Grand Knight Joe Vargas have been shared with FFRF counsel The Town of Haverstraw and its attorney ignored the first letter from the FFRF A second follow-up demand was recently sent and also went unanswered The lawyers and lobbyists hired by the town to represent the Knights must see the problem The Knights’ lawyer is either okay with the risk the Knights will be ousted from the building It will have given away its building with nothing received in return and no recourse Had the Knights of Columbus gone through with the deal with the affordable housing developer it would have millions of dollars to pursue its charitable purposes and space in perpetuity The Village (and town) would have had a valuable property on its tax rolls and a new parking deck The community would have had public space and desperately-needed affordable housing units The only winner here is the Town of Haverstraw which has orchestrated the donation without regard to the future of the Knights or its continued viability as an organization it’s getting at the nonprofit charity’s expense The Knights started this process with good intentions but will likely end up on the short end of the stick The bought fuzzy promises that cannot be kept they will be the true losers because the Town of Haverstraw is taking advantage of a financially-strapped organization with some short-term relief The Town of Haverstraw is misusing taxpayer money – knowing that in the end of the day a court will be blamed for upholding the law Town officials will claim they didn’t see the separation of church and state issue and of course there is nothing that it can do about it now The only hope for the Knights is that the Attorney General Charities Bureau sees the folly of the deal and rejects the donation – recognizing that the Knights are getting less-than-nothing from the Town of Haverstraw for its donation HAVERSTRAW VILLAGE ‒ The Board of Trustees has fired longtime Assistant Building Inspector Rafael Bueno Jr leading the longtime inspector to challenge the decision in state court The board found Bueno violated village code by giving a property owner information that could help him get violations dismissed in Justice Court that he tipped off the property owner in October 2023 that Chief Inspector Ruben Berrios had illegally mandated that only he himself could sign violation notices even if Berrios did not inspect or witness the violations Bueno is asking New York State Supreme Court to stop his firing pending his appeal 16 to challenge the decision of a government body The village filed two misconduct charges against Bueno on Feb 5 and a Civil Service disciplinary hearing began on Feb Court documents show a hearing officer dismissed one of the two charges in a decision dated March 18 Hearing officer recommended two-week suspension for BuenoThe hearing officer, former New York State Supreme Court Justice Robert Berliner, had recommended a two-week suspension without pay as Bueno's penalty for tipping off the Warren Avenue property owner Berliner cited Bueno's unblemished record over two decades and that he admitted during the hearing that he made an error in judgment and was contrite the Board of Trustees voted 3-1 to fire Bueno and Trustee Richard Sena voted to dismiss Bueno Kohut sent Bueno a termination letter on April 19 Kohut cited hearing testimony and the village employee handbook outlining ethical behavior for a village official "Your actions support a finding that you knowingly and intentionally abused your power as a public official of the village your surreptitious actions proved you willfully interfered with village operations and you have been dishonest in your public role," Kohut wrote Kohut declined Wednesday to comment on Bueno's legal action saying the board's decision speaks for itself Bueno's appeal argues the dismissal penalty didn't fit the offense "His termination is so disproportionate to the offense as to shock one's sense of fairness," said Bueno's attorney Cronen noted the hearing officer dismissed a charge that claimed Bueno made an unannounced visit to the building to conduct a follow-up inspection despite Bueno knowing that it was village policy to schedule visits ahead of time and despite being directed not to do so by a superior Among those who testified at Bueno's hearing were Bueno the owner of the building in question at 17 Warren Ave including lacking a certificate of occupancy Cronen said in legal papers that Asemota had a reputation for threatening people and that he had harassed and threatened Berrios to such a degree that police were called He said Bueno was wary since he and his family live near Asemota Bueno admitted he had called Asemota about how to beat the ticket testifying that he understood the phone call to be inappropriate that was my intention so he wouldn't harm me I had little children and he lives within close proximity to me .. he threatened my boss he is coming to the office the police had to be called to come get him Cronen also argued Bueno's working relationship with Berrios became strained after Bueno reported Berrios unlawfully required that only he could sign violations/tickets "This was unlawful because the tickets purport to be based on personal knowledge and proclaim that making a false statement on one is a misdemeanor," Cronen wrote Bueno's legal action asks the judge to order the village to reinstate him as assistant building inspector and grant damages The legal action has been assigned to acting Supreme Court Justice Keith Cornell at the County Courthouse in New City Steve Lieberman covers government, breaking news, courts, police, and investigations. Reach him at slieberm@lohud.com Twitter: @lohudlegal Read more articles and bio Today we recognize Village of West Haverstraw Judge Roselina D’Annucci the First Dominican Judge in Rockland History Judge D’Annucci is a graduate of North Rockland High School and earned a Bachelor of Arts in Political Science from the Rockefeller College of Public Affairs and Policy University at Albany and earned her J.D She also graduated from the Women’s Campaign School at Yale University in June 2019 Judge D’Annucci was appointed as the Associate Village Justice for the Village of West Haverstraw in January 2017 March is Women’s History Month and the Rockland Report will be recognizing Rockland women who are having an impact on our community throughout the month Clarkstown Town Clerk Lauren Marie Wohl Officiates Marriage Ceremony and Welcomes Newlyweds 5th Annual Rockland GAA Memorial 5K Race And Kids Fun Run March 29th and proud smiles filled the campuses of Clarkstown High School North and South as the district celebrated Decision Day a nationwide event recognizing high school seniors’ post-graduation plans honors students as they announce the next chapter of their academic and professional journeys Known as “Decision Day,” the celebration gives seniors the opportunity to share where they’re headed after graduation—whether it be college Clarkstown’s Class of 2025 displayed their next steps with pride donning gear from institutions across the country and posing for photos with peers and teachers who supported them along the way Clarkstown Central School District made sure to remind them of where their journey began “No matter where our learners’ college and university selections may take them we are so proud to have been an important first stop on their academic journeys,” the district shared in a message to families and the community you were—and will always be—Rams and Vikings.” The event not only celebrated the achievements of the seniors but also served as inspiration for underclassmen showing them what’s possible through hard work Clarkstown continues to recognize the resilience Congratulations to all the Rams and Vikings—past NY – Haverstraw Town Police Officer Emmanuel Reyes was officially promoted to the rank of Detective in a ceremony attended by family Haverstraw Town Supervisor Howard Phillips and the Town Board hosted the event which included the formal swearing-in of Reyes by Town of Haverstraw Police Chief John Gould Jr the then Grand Knight of the Knights of Columbus (581 Haverstraw) along with the organization’s executive council worked on a deal to sell its brick building at 56 West Broad Street in the Village of Haverstraw to an affordable housing developer The Town of Haverstraw has retained Brown & Weintraub The agreement says the town will pay up to $400 per hour for lobbying services McGowan was thrilled that the building would be used for a good cause while the Knights would walk away with $2.4 million once the deal closed the Knights were promised ongoing free space in the new building the deal collapsed after the new Grand Knight negotiated secretly with Haverstraw Town Supervisor Howard Phillips and others to donate the building to the Town of Haverstraw McGowan says the deal is ill-gotten; he is hoping the New York State Attorney General will agree with him because the transfer of a building owned by a nonprofit requires state approval from the New York State Attorney General McGowan writes: “As the former Grand Knight of the Council a deal was prepared to be signed with a developer bringing affordable housing to the village for a payment to the Knights of $2.4 million and perpetual tenancy Howard Phillips) negotiated an outright donation of our building to the town with free permanent tenancy for our Council.” Nonprofit organizations are required to show the AG’s office that a fair market transaction is taking place The Attorney General’s role is to determine that the terms of the transaction are “fair and reasonable.” The Attorney General will generally reject the petition if it is not supported by an appraisal done within the past twelve months and by a party that’s independent of both the buyer and seller McGowan is asking the Attorney General to stop the donation arguing the Knights are on the losing end of the deal Executive Board of the nonprofit corporation that holds the title to the Knights’ property has called for an emergency meeting to take disciplinary action against McGowan including ousting him from his leadership position for opposing the donation to the town and speaking to the media “In addition to the sacrifice of a sum that would have been used for many years in our mission the current deal would result in a Catholic Fraternal Organization subsidized by Town taxpayers raising issues of improper use of taxpayer funds and constitutional tax issues separating church and state,” the complaint says The Executive Board of the nonprofit corporation that holds the title to the Knights’ property has called an emergency meeting to take disciplinary action against McGowan McGowan points out that the town is paying the Knights $7,000 monthly “I am filing this complaint with a request for investigation and ultimately a denial of the deal being submitted for your approval,” he wrote to the Attorney General’s office along with Village of Haverstraw Mayor Mike Kohut believed the deal to sell the building to affordable housing developer St Kohut and the Village have been working collaboratively with developers to bring direly needed affordable housing to the village who voted for the affordable housing project became the new Grand Knight and backroom conversations began unravelling the deal Vargas for years had been hoping to get the Town of Haverstraw to allow the nonprofit to receive tax-exempt status relieving the financially strapped organization of its obligation to pay property taxes In a surprise turnaround in April – one that blindsided Kohut and others who were working on the deal and rooting for desperately-needed affordable housing in the village – the Knights shelved the agreement after backroom talks led to an ad hoc agreement to donate the building in exchange for a raft of short-term financial incentives and promises from the Town of Haverstraw Those included allowing the fraternal organization to occupy forever 1,500 square feet of space in the building a fraction  of the space it has occupied since 1970s The proposed deal also included provisions for the Town of Haverstraw to continue to use the building for its seniors and BINGO night while the Knights have been exclusively allocated the office the Knight’s holding entity for the property and at least three Haverstraw Town Board members met to discuss an alternative path for the building according to at least two people who were present New York’s Open Meetings Law prohibits public officials who make up a quorum (in the case of Haverstraw the number is three) to meet in private to do the town’s business had submitted final contracts for the deal based on a Letter of Intent previously signed off on by the Knights But during that afternoon meeting at 56 West Broad Street Haverstraw Town Supervisor Howard Phillips told the Knights he was aware of the pending sale including the price but emphasized the seniors need a place to meet and that there are no equivalent halls that can accommodate that group that the town couldn’t match the $2.4 million offer but told the Knights to make him an offer Stein attended the meeting and “took notes.” McGowan said the fraternal order’s lawyer was not present at the meeting and the organization did not take minutes the town voted to enter into a formal contract with the Knights The agreement acknowledges that the donation is subject to Attorney General approval or to the New York Supreme Court The AG’s office can kick the approval to the courts The approved resolution also called for paying the Knights $56,000 in back rent with taxpayer money for January through June before the contract between the two entities was signed It is not clear why the town has paid rent for a period of time prior to the transaction the agreement calls for paying the Knights $7,000 monthly until the Attorney General signs off on the deal The resolution built in a provision in case the AG’s office denies the donation: Starting the first day of the next month after such a denial rent shall be reduced for the remaining lease term to $2,000 a month Total payments promised by the town could easily exceed $200,000 The Knights had been paying property taxes; the building In addition to paying back rent and rent going forward the town may well find itself on the hook for $85,000 in expenses the developer incurred in preparation for the deal including engineering and architectural designs The developer in May sent an email demanding reimbursement for project costs It is unclear whether the developer will sue for breach of the confidentiality clause in the executed letter of intent and for its costs The village is appealing the decision to a higher court admitted he gave a property owner information that could have helped him get building violations dismissed in the village Justice Court ruled the penalty of dismissal was too severe and outweighed Bueno's misconduct under the village's employee regulations "An administrative penalty must be upheld unless it is so disproportionate to the offense as to be shocking to one's sense of fairness thus constituting an abuse of discretion as a matter of law," Cornell wrote in his four-page decision of Jan the penalty imposed is so grave in its impact on the petitioner (Bueno) that it is disproportionate to the misconduct or the risk of harm to the Village or the public "The petitioner's actions were not so egregious or of such moral turpitude as to justify termination of his employment in light of his previously unblemished record." Earlier: Haverstraw village Assistant Building Inspector Rafael Bueno Jr. fights firing in court Cornell voided Bueno's dismissal and ordered the village to reconsider a penalty A hearing officer had recommended a lesser punishment that would have allowed Bueno to keep his $78,000-a-year job former Supreme Court Judge Robert Berliner had recommended a two-week suspension without pay The Village Board voted to appeal Cornell's ruling to the Appellate Division Mayor Michael Kohut stood by the board's decision to dismiss Bueno "He is simply a disgruntled employee," Kohut said "He made unfair allegations against another employee Kohut questioned whether Cornell had a conflict since he had previously worked for the Civil Service Employees Association "I think that was improper," Kohut said of Cornell's involvement The village claims Bueno surreptitiously contacted a defendant in a building code violation case providing that individual with information that was prejudicial to the village's prosecution The village's appeal argues that dismissing Bueno was appropriate because he knowingly violated the village employee handbook that Kohut and village officials are retaliating against him for pointing out illegal actions by Building Inspector Ruben Barrios and other officials Bueno said he took his evidence of misdeeds by officials to Kohut and the Rockland District Attorney's Office doesn't comment on possible investigations and for being a whistle-blower who has been wrongfully terminated I am unhappy with the unfair treatment of the village going after me." Bueno said the village board didn't follow the recommendations of Cornell or Berliner He said the village could have suspended him for 60 days they have moved to file an appeal instead of moving forward with a more appropriate punishment," Bueno said Bueno had been out of work for more than a year on worker's compensation after slipping on the ice Cornell ruled on Bueno's Article 78 petition filed Aug that he tipped off a property owner in October 2023 that Berrios had illegally mandated that only he could sign violation notices Berliner dismissed one of the two charges in a decision dated March 18 asked the judge to order the village to reinstate Bueno as the assistant building inspector and grant damages Founder and Principal of Ginsburg Development Companies (GDC) on December 17th joined with Rockland County Executive Ed Day Haverstraw Village Mayor Mike Kohut and Metro-North President Catherine Rinaldi for a ribbon-cutting ceremony celebrating the grand opening of the new Haverstraw Commuter Ferry Terminal connecting Haverstraw with the Ossining Metro-North station The Ferry Terminal was built and paid for by Martin Ginsburg as part of GDC’s Admirals Cove waterfront development at a cost of $600,000 to promote the use of the NY Waterways Ferry for both commuters and weekend visitors traveling between Rockland and Westchester Counties The new 748 square foot terminal building provides a heated shelter with benches for passengers waiting to board the ferry and a new ticket booth for NY Waterways Ginsburg paid for and donated the Ferry Terminal to the Village of Haverstraw “We are delighted to join together today with our friends from the County Village and Metro-North to celebrate this exciting new terminal that provides a comfortable place for commuters and visitors alike As someone who is passionate about the beauty of the Hudson River our hope is this will further help promote tourism in the Hudson Valley,” said Ginsburg “This new commuter ferry terminal is a fantastic addition to Rockland County’s transportation infrastructure providing our residents with a more convenient and sustainable way to connect with Metro-North and beyond I applaud Martin Ginsburg and GDC for their vision and investment in this project and improving quality of life for commuters and visitors alike,” said Rockland County Executive Ed Day “The Village is excited for the completion of this magnificent transit hub on our waterfront GDC has again succeeded in making something potentially mundane into a spectacular piece of architecture,” said Haverstraw Village Mayor Mike Kohut Ginsburg started the ferry service in September 2000 on GDC property in conjunction with Metro-North Railroad and NY Waterways It has successfully operated as a weekday commuter ferry over those years connecting Rockland residents to the Hudson Line of Metro-North at Ossining Station Seasonal weekend service was started earlier this year to promote tourism between Rockland and Westchester County Passengers arriving in Westchester visited Ossining restaurants and explored their downtown Weekend service was suspended for the winter but will resume in the spring Admirals Cove is the final phase of GDC’s 700-unit residential neighborhood along the Hudson River It contains 245 market-rate rental apartments Admirals Cove joins GDC’s adjacent Harbor Square development to create a beautiful and vibrant community on the Hudson River at its widest point For more information about Admirals Cove, visit www.gdcrentals.com/admirals-cove or call (914) 714-3914 RiverJournalOnline is the online publication of River Journal and River Journal North No part of River Journal or River Journal North including photos ads and text may be reproduced without the written consent of the Publisher A Haverstraw elected official has joined a cadre of complainants who have expressed opposition to the Attorney General’s office about the Town of Haverstraw’s efforts to persuade the Knights of Columbus to donate its building an asset that could have been sold to the fraternal order for $2.4 million on a site that was slated for an affordable housing development the letter echoes the sentiments of at least five other complainants who believe the donation deprives the Village of Haverstraw of much-needed workforce housing and who cites that the arrangement struck with the Knights of Columbus amounts to an abuse of taxpayer dollars Complaints are being sent to the AG’s office because nonprofit organizations are required to show the AG’s office that a fair market transaction is taking place The AG’s role is to determine that the terms of the transaction are “fair and reasonable.” The AG will generally reject the petition if it is not supported by an appraisal done within the past twelve months and by a party that’s independent of both the buyer and seller The latest complaints states: “This transaction raises significant issues related to community welfare and misuse of public funds that warrant immediate scrutiny by your office.” The complaint continues: The KOC property has been the subject of negotiations with a housing developer who proposed a project to build approximately 100 affordable rental apartments This development would have directly benefited seniors while also providing the Village with a much-needed parking deck In addition to the monetary value of $2.4 million offered for the property the Knights would have received approximately 1,500 square feet of space in the new building This offer exceeded the appraised value of the property by approximately $800,000 making it a highly advantageous arrangement for both the Knights and the broader community.” it remains questionable as to whether the Knights will be allowed to continue their religious mission in a town-owned building the housing deal collapsed after the new Grand Knight negotiated secretly with Haverstraw Town Supervisor Howard Phillips and others to donate the building to the Town of Haverstraw Phillips has been public about his opposition to affordable housing in the Village of Haverstraw and the Town at large and has been holding up two other major developers who are seeking PILOTs for affordable housing and workforce housing projects McGowan says the deal was ill-gotten; he too is hoping the New York State Attorney General will agree with him because the transfer of a building owned by a nonprofit requires state approval from the New York State Attorney General McGowan wrote: “As the former Grand Knight of the Council He also wrote: “In addition to the sacrifice of a sum that would have been used for many years in our mission and constitutional tax issues separating church and state.” The elected official’s complaint states “Such expenditures raise serious concerns about the appropriate use of taxpayer dollars.” The Freedom From Religion Foundation (ffrf.org – a national non-profit that advocates and litigates church/state constitutional issues and has won countless cases) agrees FFRF has twice alerted the Town of Haverstraw to its violation of the law and demanded that the town rescind the donation A second follow-up demand also went unanswered “While we understand the Town’s desire to maintain a location for seniors to gather it cannot accomplish this goal by awarding taxpayer funds to a Catholic fraternity which will also be using the building for religious purpose,” wrote Samantha F “Government funds cannot be given away to religious organizations in order to help advance their religious missions,” the letter states “We write to ask that the Town of Haverstraw cease providing taxpayer funds to support religion and any ongoing entanglement with the Knights.” Copies of FFRF’s correspondences have been shared with the AG’s office Haverstraw has also agreed to pay the Knights’ legal fees TOH has engaged the Albany-based law firm of Girvin Ferlazzo to represent the Knights at the town’s expense making itself the “responsible payor” of the Knights’ legal fees the most recent complainant points out that “there is a potential conflict of interest involving one of the KOC board members who approved the donation but who serves as a Village of Haverstraw trustee The complaint refers to Village of Haverstraw’s Deputy Mayor Gil Carlevaro who is a KOC board member who originally voted in favor of the sale to the affordable housing developer the complaint says that right from the start the dealings around this transaction may have violated the Open Meetings Law the developer chosen to redevelop the site and build affordable housing and as well as parking deck for the village sent the Town of Haverstraw saying it had discriminated against minorities Attorney Mark Cermele of Cermele & Wood LLP of White Plains urged the town to rescind its offer to take over the Knights’ building Cermele also pointed out the deal was hatched illicitly in a private meeting that included public officials but was not formally noticed “New York State’s Open Meetings Law prohibits public officials who constitute a quorum (in the case of the Town of Haverstraw the number is three) to meet in private to do the Town’s business,” he wrote “Conducting public business in private without the public present or failing to notice a “public” meeting on March 26 2024 between the board members of 56 West Broad Street Angels Holding Inc. the K of C’s holding entity for the property and at least three Haverstraw Town Board members including (Phillips) along with Town Attorney Bill Stein,” is illegal “This meeting resulted in the presence of a quorum of the Town Board raising transparency and compliance concerns under open meeting laws,” the complaint said The Town of Haverstraw has retained and is paying the fees for Brown & Weinraub HAVERSTRAW, NY – The McDonald’s located at 254 Route 9W in Haverstraw has reportedly closed its doors for renovations as of this week their website and Google Business Profile seem to both indicate that the restaurant is still open 24 hours a day leading to some additional confusion amongst local residents as the closure is said to only be temporary and the beloved fast-food chain is rumored to reopen in approximately one month The renovation comes as part of McDonald’s nationwide initiative to modernize and expand its restaurants to meet the growing demand for digital ordering and mobile-friendly dining This initiative was started back in 2020 – but due to the pandemic was extended for several years In line with McDonald’s commitment to advancing the digital ordering experience the West Haverstraw location is slated for upgrades that will streamline both mobile pickups and in-store efficiency The improvements are rumored to include an expanded kitchen space and additional delivery pickup points – an ongoing point of contention amongst North Rockland Community members some who vented their frustrations on local Facebook community groups this week especially for drive-thru and mobile orders a shift anticipated to help ease the well-known traffic build-up on Route 9W especially during the CHPE pipeline 9w closures that have reduced traffic flow to a snarl “We’re seeing an increase in mobile orders and delivery requests so these changes are really about adapting to how people want to get their food now,” a spokesperson explained “We’re excited to introduce these upgrades to make every visit faster and more convenient for our guests.” The temporary closure has already sparked a lively debate among locals humorously suggesting that the break from fast food might be a health bonus for the community “People will be more healthy now,” quipped one commenter “Glad it’s closing – maybe it’ll give me a break from my morning cravings!” Others are hopeful the renovations will bring long-awaited improvements “Maybe they’ll finally fix the shake machine,” commented Eric A. referencing the ongoing nationwide frustrations with McDonald’s notorious ice cream machine issues “They never have food ready at the window – always making you wait around the corner.” On the lighter side, some locals are considering the closure a prompt to explore other local dining options. “Here’s a thought – give the local small businesses a try,” suggested Rocky Alexander, pointing to nearby eateries like Rock’s Kitchen and Sazon Pilon as alternatives during the renovation period “They just renovated not too long ago!” echoing the sentiment of others who questioned the frequency of the location’s updates who found out about the closure while attempting to place a mobile order and now the phone line’s disconnected – guess I won’t be getting breakfast here anytime soon!” McDonald’s first extended its corporate deadline for required renovations in 2020 to 2022 aimed to modernize the dining experience across McDonald’s U.S Franchisees who agreed to the extended timeline received a reimbursement rate of 40% rather than the previously offered 55% according to a report by Restaurant Business The financial shift came as McDonald’s sought to balance corporate-driven improvements with the challenges faced by local operators The estimated cost for each remodel was upwards of $700,000 a significant investment for franchisees already managing costs associated with royalties more than half of McDonald’s domestic restaurants already adopted the new model a trend executives say was key to staying competitive in a delivery-focused market – hypercharged by consumers during the COVID-19 pandemic initially spearheaded the remodeling push at the beginning of his tenure 2015 the company pledged $6 billion to accelerate upgrades across its locations touting the “Experience of the Future” design as a game-changer for customer satisfaction and efficiency with labor costs rising and states increasingly raising minimum wage requirements franchisees are grappling with hiring and retention challenges that could complicate investment in these costly renovations Some franchisees voiced their frustrations noting that closing locations for remodels can lead to revenue loss combined with inconsistent sales during and after remodels have led to friction within the franchisee network a group of McDonald’s largest franchisees voted in October to form an owner’s association creating a unified voice on matters impacting their businesses While the temporary closure of West Haverstraw’s McDonald’s may inconvenience some the franchise believes the improvements will benefit the community in the long run the restaurant will offer a more streamlined and efficient experience positioning itself to handle higher volumes of drive-thru and mobile orders more modernized McDonald’s experience upon reopening nearby fast-food options like Wendy’s are just a short drive away The Town of Haverstraw has discriminated against minorities according to a letter written to Town Supervisor Howard Phillips by legal counsel for an affordable housing developer whose project was scuttled earlier this year in the Village of Haverstraw refers to actions resulting from the collapse of a deal in which Kings Katherine LLC offered the Knights of Columbus (581 Haverstraw) $2.4 million to purchase their building at 56 Broad Street in the Village of Haverstraw the developer promised to build 100 affordable units of “Workforce Housing,” and to create free space for the Knights to continue their charitable operations in perpetuity Attorney Mark Cermele of Cermele & Wood LLP of White Plains is urging the Town of Haverstraw to rescind its offer to take over the Knights’ building the Town chose to undermine the autonomy of the incorporated Village,” Cermele wrote “I write to implore the Town to revoke its Offer which is illegal and will result in serious repercussions upon the Town and the K of C (Knights of Columbus) by the NYS Attorney General the New York State Comptroller’s Office and possibly the US Attorney’s office.” His letter was cc’ed to Village of Haverstraw Mayor Michael Kohut and Grand Knight Joseph Vargas Kings Katherine LLC worked closely with the Knights of Columbus to negotiate a deal to purchase the building and bring much-needed affordable housing to the village the deal collapsed in May: Phillips and Vargas in backroom talks had come to an informal agreement that the Knights would donate the building to the town for recreational purposes for the town’s seniors Bingo night is already held at the Knights’ building Phillips was motivated to quash the plan because he has openly said he opposes additional affordable housing in the town “The Workforce Housing Project had the support of Village Mayor Michael Kohut and the Village Board which has prioritized making affordable housing available to minorities and other communities in need as expressed in the Village’s recently adopted Comprehensive Plan.” The letter raises issues about Phillips’ point of view on affordable housing you openly acknowledged at the Town Board Meeting that you knew about the deal between Kings Katherine LLC and the K of C and that you were on record already stating you were against ‘low-income’ housing you state: we have 2,000 and don’t need any more.” Cermele’s letter also takes aim at the process involved in the unraveling of the deal He says the project was “usurped” when the Phillips made promises to the Knights that it would cover expenses on the condition that the Catholic Order does not proceed with the deal The letter blames Phillips and the town for “mischaracterizing the project as ‘low-income’ housing.” Rockland County’s elected officials have been stressing the need for more affordable housing the need for affordable housing in the county and especially in Haverstraw is dire According to the recently issued Rockland County Housing Assessment Needs report 42 percent of the town’s (Town of Haverstraw) residents are housing burdened Cermele’s letter raises questions about the legitimacy of the deal between the town and the Knights citing issues over the use of taxpayer money as well as a possible violation of the establishment clause of the First Amendment “There are several laws that would be violated including but not limited to New York State Constitution Article VIII village or school district shall give or loan any money or property to or in aid of any individual or private corporation or association or private undertaking.” The letter questions whether the town can allow the Knights to display its religious insignias and memorabilia in a public building “This would certainly violate the establishment clause of the First Amendment to the US Constitution as well as violating many other civil rights laws,” Cermele writes According to the former Grand Knight Todd McGowan, who led the team to sell the building, his successor Vargas was roped in by Phillips’ financial carrot because the Knights have been struggling financially. McGowan last week filed a complaint with the New York State Attorney General’s Office in an effort to stop the transfer of the building to the Town of Haverstraw The approved resolution called for paying the Knights $56,000 in back rent with taxpayer money for January through June (which has already been meted out) The Town of Haverstraw has retained Brown & Weinraub Cermele’s letter says the deal does not make financial sense for the Knights or for taxpayers “The Offer serves no legitimate public purpose; instead it derails a legitimate business transaction with the Village’s full-throated support that would have reaped millions for the K of C created new space for the K of C to use in perpetuity and left the Town with the same space for its seniors to meet without any cost to the town or village.” the developer’s attorney states it is common knowledge the Knights are in financial trouble covering taxes and insurance premiums And that the property is in need of costly renovations Cermele’s letter adds: “This too begs the question: are public funds already being used for these renovations prior to approval from the New York Supreme Court and the AG’s office Cemele raises another issue of propriety: Was the deal hatched illegally in a private meeting “Conducting public business in private without the public present or failing to notice a “public” meeting on March 26 the letter says the developer has lost substantial funds to conduct preliminary investigations into the project’s sustainability and stands to lose millions more “Should the Town and/or Village fail to rectify their illegal conduct Kings Katherine LLC intends to hold all responsible parties accountable for the damages Kings Katherine LLC stands to incur.” Haverstraw Attorney Bill Stein did not return an email seeking comment NY – In a step towards addressing Rockland County’s ongoing housing crisis local officials have announced the recipients of the Housing Action Loan Opportunity (HALO) awards The initiative aims to provide financial assistance to support the creation and preservation of attainable workforce housing helping residents afford safe and sustainable homes involving the old Chair Factory in the Village of Haverstraw have been a source of debate and controversy over the past six months Penrose New York LLC – who along with the private Realtor collective MPACT have been vying to redevelop the Chair Factory site – was today granted $3 million dollars Haverstraw Town Supervisor Howard Phillps and MPACT have been at the center of an ongoing conversation regarding the latter’s eligibility for a PILOT program (Payment in Lieu of Taxes) MPACT has asserted is necessary to green-light the development Phillips and the Town Board have indicated that the development is not necessarily feasible for the area cited the impact that MPACT would have on local infrastructure services Rockland County Executive Ed Day emphasized the critical nature of the housing crisis acknowledging the difficult decisions many Rockland residents face regarding housing and financial stability “This crisis is a daily struggle for our neighbors we take an exciting and hopeful step forward in addressing these challenges.” launched with $13.5 million in American Rescue Plan Act (ARPA) funding operates without the use of local taxpayer dollars The program provides direct loans to housing initiatives ensuring that the repayments flow back into the fund creating a self-sustaining cycle of reinvestment this strategy differs from other government initiatives that often come with restrictive conditions The awards will fund four key projects across Rockland County with a focus on expanding affordable housing opportunities in the village of Haverstraw and the town of Clarkstown Funding: $2.5 millionProject: Haverstraw Place (Village of Haverstraw)The Sisters of Charity Housing Development Corporation received a $2.5 million loan to acquire and preserve Haverstraw Place a 90-unit affordable rental development for senior citizens This project aims to ensure long-term affordability allowing seniors to age in place within the community “Our acquisition of Haverstraw Place will permanently preserve 90 apartments for Rockland County’s senior citizens,” said Matthew Janeko CEO of the Sisters of Charity Housing Development Corporation Funding: $3 millionProject: 30 West (Village of Haverstraw)Westhab was awarded $3 million to build an 81-unit fully affordable rental project The housing will cater to residents earning 60% or below the area median income “This project is a true partnership between the village Westhab’s Senior Vice President of Real Estate Funding: $3 millionProject: Chair Factory Redevelopment (Village of Haverstraw)Penrose New York LLC secured $3 million to redevelop the former Haverstraw Chair Factory site along the Hudson River transforming it into a mixed-use development featuring 308 affordable housing units which is part of a larger $300 million investment aims to create a thriving residential and commercial space A key feature includes a housing set-aside for veterans through a partnership with the nonprofit Soldier On Funding: $5 millionProject: Nanowi Commons (Town of Clarkstown)Regan Development Company a family-owned real estate firm with deep roots in Rockland County was awarded $5 million for the Nanowi Commons project which will create 52 high-quality affordable senior rental units The housing is designed to accommodate retirees who wish to downsize while maintaining financial stability “This project is about keeping Rockland seniors in Rockland at an affordable level,” said Larry Regan The announcement highlighted the collaborative efforts between government agencies and nonprofit organizations to create long-term housing solutions Director of Community Development Alexandra Oremski emphasized the rigorous selection process for the loan recipients which included thorough financial and compliance reviews by industry experts Local legislators also expressed their support for the initiative recognizing its potential to alleviate the housing crisis Chair of the Economic Development and Housing Committee shared his personal experience with housing affordability struggles reinforcing the importance of investing in sustainable solutions As Rockland County continues its efforts to expand affordable housing the HALO Fund is set to play a pivotal role but one of hundreds of steps toward project greenlighting For further details on the HALO program and housing initiatives visit the Rockland County Office of Community Development and a brighter future for Rockland County,” said County Executive Day Filed Under: Rockland County What is not in dispute is that the Village of West Haverstraw has a methane off-gassing uncapped construction and demolition debris landfill sitting along Ecology Lane and Beach Road the grassy hill is covered with two feet of topsoil and overgrown vegetation and slated to become the site of a massive 24/7 warehouse if the developer’s application is approved “This is a beneficial re-use,” said Pomante The question put to the Village’s land use boards last week is whether a developer’s plan to properly close and cap the landfill and build a 454,000 square-foot 76-bay warehouse is a better solution than leaving the site fallow The Village’s Planning Board and Zoning Board of Appeals met simultaneously last Wednesday to hear the application “This has been before the board since 2022,” said Terresa Bakner the attorney from Whiteman Osterman & Hanna LLP of Albany who is representing landowner Eric Berstol “We have been providing information to the board the New York Department of Environmental Conservation and other agencies.” The proposed distribution center sits in a Planned Light Industrial district on the edge of the Village The high-stakes project raises several concerns including noise the project will be sited less than 160 feet from the entry to the proposed county animal shelter Rockland Green hopes to build on Ecology Lane in a vacant warehouse leach heavy metals in the water table beneath the warehouse that Rockland Green plans to transform into a $20 million animal shelter The proposed vegetative parcel is demarcated by a residential neighborhood to the west a flood-prone road to the south (Beach Road/Railroad Avenue) which will serve as the egress and ingress for trucks coming and going from the warehouse 24/7 To the east of the property is the Minisceongo Creek which frequently floods the area and raises issues over runoff The Rockland County Drainage Agency has raised a raft of issues the developer will have to address because of the proximity of the planned development and potential runoff into the creek The Rockland County Drainage Agency (RCDA) is concerned about what it said was incomplete information that was inhibiting its review of the Stormwater Management Report It sought to confirm that the proposed development will result in no increase in the rate of stormwater runoff from the site for 100-year storm events and indicated that errors in calculations would require additional and corrected submissions from the developer The application appears to be gaining momentum while the developer endeavors to iron out the environmental hurdles with the NYS DEC over how to cap the construction landfill The applicant acknowledges that a portion of the site contains heavy metals and that the landfill extends beyond the boundaries of the proposed site It remains unclear why the DEC never took steps to ensure that the landfill was properly closed The DEC is concerned the site was not properly covered and that no gas management system has been in place for decades The original two-foot soil cover was non-compliant for closure as there was no low permeability soil layer beneath it or other required components that would have been required for a landfill that operated past 1988 The applicant is requesting that it be allowed to mow down the vegetation to its roots to prevent further downward growth and penetration into the soil layer The DEC has also cited concern that the “end-use” plan did not include measures to address liquid if any were found when the site was re-graded should there be a need to remove soil from the site The DEC also expressed discomfort with the proposed asphalt cap – rather it requires an impermeable layer below the surface soil as well as monitoring in perpetuity for leachate and landfill gases The developer’s experts indicated they were having follow-up meetings with both the DEC and the RCDA to answer questions and address those concerns of Boswell Engineering of Hackensack New Jersey went over the DEC’s response to the applicant he used the refrain “that’s not a problem.” Though he acknowledged the DEC has been less than communicative lately he told both land-use boards that there were no issues cleaning up the landfill that were insurmountable he showed the board a sample of a foamy barrier made of cells that “acts as a way of ventilating up through the piers.” This method will prevent the build-up of gas inside the building if and when the site is covered with a 454,000 square-foot warehouse He also outlined plans to use water to control dust and to reroute leachate to the Joint Sewer Treatment Plant is estimated to cost between $60 million to $80 million calling it a “heavy lift.” He told the boards his clients want to keep the application moving forward “Are you guys going to fight us to the death No board member outwardly expressed opposition to the project both couched the project as the better of two choices: move forward with a cleanup and build a warehouse or leave the methane off-gassing landfill without a plan Even if the applicant gets DEC and RCDA approval and the project moves forward because it’s in an as-of-right zone for a warehouse showed the boards a system of sound barriers that would ring the project on three sides to protect residential neighborhoods The engineer said that would keep night-time noise to 36 decibels – the equivalent of ambient nighttime noise There is no sound barrier planned along the northern edge along Ecology Lane where the potential new county animal shelter will sit roughly 160 feet from the proposed warehouse “We have mitigated noise with sound walls between the parking lot and the surrounding neighborhood,” said Pomante Plans for the $20 million and rising Rockland Green animal shelter do not include soundproofing Rockland Green Chair Howard Phillips has said that the elimination of soundproofing at the shelter will save taxpayers money At least three land use board members raised concerns over truck traffic expressing particular concern over the narrow Beach Road which will serve 24/7 as both an egress and ingress for the warehouse – as well the narrow barrier between truck traffic and an animal shelter where people and employees come and go Though pushed for more information on who the end user would be Pomante only said “it won’t be an Amazon drop station.” Board members also tried to pin down whether 76 bays would be used simultaneously but there was no way to determine this Pomante also said the warehouse will be “Class A,” but when asked what they meant Clarkstown Police Arrest Stony Point Man with Stolen Firearm After Trespassing Incident at New City Garden Apartments Rockland County Court Rejects Convicted Murderer’s Eighth Attempt To Vacate Conviction NY — Authorities in Rockland County have arrested a Nyack resident in connection with the use of a fake home improvement license following a joint investigation by the Sheriff’s Office and the County Department of Consumer Protection faces felony charges of Second-Degree Forgery and Second-Degree Criminal Possession of a Forged Instrument Investigators allege that Kolarz created and attempted to use a counterfeit Rockland County Home Improvement License to fraudulently secure financing for a construction project The forged document came to light thanks to a coordinated effort by the Sheriff’s Bureau of Criminal Investigation and Consumer Protection investigators He is scheduled to appear in court again on May 12 Rockland County Executive Ed Day praised the collaboration between agencies “This joint effort is a prime example of how working together keeps Rockland safe It sends a strong message: fraud will not be tolerated.” emphasizing the importance of interagency cooperation in protecting residents from scams “We’re committed to pursuing those who attempt to take advantage of our community,” he said Consumer Protection Director Kimberly Von Ronn added that the misuse of official county documents is a serious matter “Let this serve as a warning—we will take action to protect families and businesses from fraud.” a group of more than 60 human services organizations has been meeting on the first Wednesday each month at the Haverstraw Center to discuss how to help those in need the topic of conversation focused on one of the most critical deficits countywide: affordable housing “This is what you have identified at retreats over the last three years,” said Marion Breland director of youth and family services for the Village of Haverstraw Breland addressed a room packed with some 40 representatives from the county’s nonprofits She kicked off the meeting with inspirational words borrowed from great thinkers and humanitarians on the connection between home and dignity before handing over the program to Village of Haverstraw officials Mayor Mike Kohut and Trustee Richard Sena as well as two developers who are planning affordable projects in the village Both came to present their concepts — not only educate but to advocate because they appear to be facing a stumbling block: scoring approval from the Town of Haverstraw for needed PILOT (payment in lieu of taxes) incentives The developers both say they have the support of the village and county – the other taxing authorities that sign off on PILOTs Perhaps the most startling moment occurred when Alexandra Obremski Rockland County Director of Community Development said plainly what many are afraid to say out loud: “the county is hostile to affordable housing.” She said affordable housing developers have told her the regulatory process is a nightmare Affordable housing developers are understandably going elsewhere But the regulatory framework is not the only obstacle. The 2024 Rockland County Housing Needs Assessment “exclusionary land-use policies are a significant barrier to meeting housing needs in Rockland County.” In other words most of the county’s housing is overwhelmingly comprised of single-family homes in single family zones Citing statistics from the recently issued Rockland County Housing Assessment Needs report she said 42 percent of the town’s (Town of Haverstraw) residents are housing burdened “This leaves people without money for the emergency car repair the Little League coach unable to coach because he has to work two jobs,” she added which is planning 81 affordable housing units and the Huntington which has proposed about 307 rent stabilized affordable and workforce housing units at the former Chair Factory site are concerned about the town’s lack of commitment to the PILOTs to date Haverstraw Town Supervisor Howard Phillips has said in private conversations Haverstraw has done its “fair share” of building affordable housing and that other towns in Rockland need to pick up the slack Phillips was not present at the Haverstraw Collaborative meeting “Howard Phillips is not here,” Breland said presented the nuts and bolts of the Chair Factory project which includes 239 affordable units and 68 middle income units as well as 150 market rate rentals on the vacant nine-acre Hudson River peninsula The mixed-use project also calls for retail The proposed project was seen as a much-needed and long overdue catalyst for economic revival in the village – and Kohut hoped the project would be the crown jewel of his mayoral legacy “It is increasingly impossible to live in the village,” he said the cost of a single-family home is not within reach for young people starting out.” Contrasting plans for the Chair Factory development with Ginsburg’s Waterfront At Harbors luxury waterfront development and infrastructure but it never achieved connectivity with the heart of the village’s downtown “We didn’t want an enclave of wealthy people who didn’t come into the village,” said Kohut adding the proposed Chair Factory’s tiered affordable housing will tie together fallow municipally owned and untaxed waterfront with downtown MPact Collective will not purchase the property until the PILOT and other state and private funding is in place the Rockland County Industrial Development Agency (IDA) authorized a raft of benefits for the $330 million Chair Factory project including a $1.65 million exemption from mortgage tax recording To bring affordable housing to the village and put a municipal parking lot on the tax rolls the village entered into a private/public partnership with WestHab Inc for a 99-year ground lease for 30 West Street The IDA signed off on the Westhab PILOT program last December which is to be designed by Suffern-based Aufgang Architects Both developers must negotiate PILOTs with the individual taxing authorities — village school district and county — but the town appears to be holding out Developers are hoping community advocacy will get the Town of Haverstraw over the finish line “This is a call to action,” asking attendees at the Haverstraw Collaborative meeting to send letters of support for the Chair Factory development to Town of Haverstraw officials Porter acknowledged the town has fiduciary responsibilities but he also said the Village-approved SEQRA (State Environmental Quality Review Act) report shows the project does not cause significant impacts It remains unclear how long the developers can hold out for town approval on the PILOTs or what other workarounds they might consider Hopeful that things are moving in the right direction said “We’re in the midst of negotiating for PILOT terms with the various taxing authorities We are hopeful we can come to terms on an agreement that works for Westhab and the taxing authorities to make this 100 percent affordable housing development financeable We need a PILOT to complete this project.” should be rebranded as “attainable” or “achievable” housing is the last affordable housing built in the county For more information about the Haverstraw Collaborative or email us at Haverstraw.Collaborative@vohny.com NY — The Hudson Valley is no place for an alligator and the recent chilly temperatures have made our area even less hospitable for our cold-blooded denizens of the southern states there were plenty of helping hands for the gator recently spotted in Rockland County Haverstraw police were at Minisceongo Creek in the area of Bridge Street in Garnerville for an unlikely reason There was a report of an alligator in the creek Haverstraw police assisted in removing the alligator from the water The Hudson Valley Humane Society of Pomona soon arrived to take possession of and care for the gator The Hudson Valley Humane Society said the alligator is currently warming up from the cold water (and we assume dreaming of warmer climates) "Many thanks to the incredible response from the Haverstraw Police Department today regarding an alligator in the Minisceongo Creek who needed rescue," the organization said "Their quick-thinking and professionalism helped to get this juvenile alligator to safety at the Hudson Valley Humane Society." 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In September 2000, ferry service began connecting the town of Haverstraw with the town of Ossining across the Hudson River during weekday rush hours Now that service has expanded to operate on weekends from 9:30 am to 9:30 pm with boats timed to connect at Ossining with Metro-North trains to and from Grand Central You can even get a weekly or monthly combination rail pass and ferry ticket (the UniTicket) at a discount making it cheaper and easier than ever to get from Rockland and Orange County to Westchester the Hudson Valley and New York City via Metro-North If you’ve never stepped foot on the Haverstraw-Ossining ferry don’t fret: We’ve created a short guide to riding it from one side of the Hudson to the other — a trip that takes less than half an hour each way and that quickly connects you to trains heading north and south on Metro-North's Hudson Line If you’re coming from Haverstraw, head to the ferry dock not far from Emeline Park and the Waterfront at The Harbors apartment complex. (If you drove, you’ll find a free parking lot nearby.) There, you’ll find the NY Waterway ferry ready to take you across the Hudson. Once you’ve purchased your ticket — which you can do at a ticket booth in Haverstraw or on the NY Waterway app — and made your way on board head to the small outdoor deck at the back of the boat sit back and enjoy the scenic views along the Hudson including Croton Point Park or the Governor Mario M From the dock in Henry Gourdine Park, you’re less than a minute from Ossining’s Metro-North station the ferries are timed to connect with Metro-North trains to and from Grand Central you’re well on your way to parts upstate or down into the city By the way, the Haverstraw-Ossining ferry is a great way for Yankees fans in Orange and Rockland counties to get to and from home games on the weekends; take the ferry and hop on a southbound Metro-North train to the Yankee Stadium-E 153 St station as bicycles are allowed on the ferry at all times If you’re making the trip from Ossining, check out what Haverstraw has to offer. For example: did you know that the oldest chocolate store in New York is located there? Lucas Candies (6 Main Street) has been in business since 1896 serving hand-made and high-quality chocolate A few doors down, you’ll find something just as unique: a museum dedicated to bricks. The Haverstraw Brick Museum pays tribute to the town’s time at the center of the Hudson Valley brick-making industry in the 19th century and its role in the development of the area at large as well as the importance and legacy of brickyards and brick-making in New York You’ll find excellent views of the Hudson at Emeline Park, right by the ferry dock. There's some Revolutionary War-era history on site, too, in the form of a monument noting the nearby location of Benedict Arnold’s infamous 1780 deal to hand over West Point to the British take a stroll along adjacent First Street and tour the houses along the block — a fun mix of styles ranging from Federal to Queen Anne Victorian to Italianate For a full ferry schedule between Ossining and Haverstraw, check out NY Waterway’s weekday and weekend service tables. Weekend service is currently scheduled to run until November 10. For more information on fares and the UniTicket, click here The ferry dock in Ossining is approximately a one-minute walk from Ossining Station © 2025 Metropolitan Transportation Authority Terms & Conditions Privacy Policy Media Kit Subscribe to MTA Away's Newsletter