Rockland County Business Journal 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 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 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 Volunteer Firefighters Save New City Home from Fire on Scott Drive Rockland News - It's Local that Matters The Village of West Haverstraw will be taking part in the Great American Cleanup on Saturday Meet at the West Haverstraw Community Center at 130 Samsondale Avenue, West Haverstraw. Register online at keeprocklandbeautiful.com Filed Under: News, West Haverstraw Copyright © 2025 · RockWeb Systems Inc. · All rights reserved. · Privacy Policy 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 The Village of West Haverstraw has been informed that the CHPE / TDI project will close down two lanes on North Route 9W from Zugibe Ct to the intersection of Route 9W and Railroad Avenue This closure is expected to be a total of 30 days residents will be able to travel northbound on Route 9W Residents will not be able to make a lefthand turn onto West Railroad Avenue at the northbound intersection The detour to get onto West Railroad Avenue is to continue traveling north bound on Route 9W and turn at Filor’s Lane in Stony Point Filed Under: News, Town of Haverstraw 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 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 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 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 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 Rockland Green on Tuesday approved an $18 million bond issue to cover the costs of the $3.5 million purchase of an empty built-on-spec warehouse in Jan 2024 and a $14.7 million construction contract to convert the window-less warehouse into an animal shelter in a remote section of the Village of West Haverstraw The former Solid Waste Management Authority which commandeered animal management in 2022 a contract to build out the 15,000 square-foot warehouse shell into a bilevel 28,000 square foot animal shelter at 427 Beach Road The largely unpublicized announcement was made on Tuesday at a 5 p.m Rockland Green usually meets on the third Thursdays monthly on Wednesday told a reporter he had not yet been informed that his company won the contract “This is good news for a Wednesday morning,” he said which was the second lowest bidder – and $90,000 higher than the lowest – has an extensive building portfolio including projects in Newburgh and Saratoga Springs which is establishing an outpost in Goshen Rockland Green misrepresented the square foot cost for the shelter at $527 per square foot; the true cost when adding in the acquisition of the warehouse is $665 per square foot O’Connor is currently building a 37,000 square foot recreation center in Newburgh for $12 million and renovating various buildings for the Saratoga Central School District in Saratoga Springs for $8 million The Rockland Green meeting quickly devolved into a spectacle when County Legislator Lon Hofstein raised concerns about the ballooning costs of the taxpayer-funded project He reminded the board that Rockland Green Chairman Howard Phillips who is also the Haverstraw Town Supervisor represented to the County Legislature in 2022 that Rockland Green could build a shelter for $7 million to $8 million Rockland County was underway with plans to rebuild the shelter with a new building on county-owned land at 65 Firemens Memorial Drive in Pomona “You stated the project would cost $7 to $8 million It is difficult to rationalize that kind of spending knowing that we have people who are homeless navigating a discordant response that meandered from rising construction costs to dead cats at Hi Tor to the upwardly spiraling cost of the County Highway Garage to ad hominem attacks on Hofstein “I wish I could control market prices,” said Phillips before saying Rockland Green “is the most outstanding agency,” then moving on to challenge Hofstein over whether he had an issue with the Rockland County’s escalating costs on its new highway garage “Did you have an issue with that?” Phillips demanded you want to play this game.” Phillips reclaimed the floor I don’t want to move off topic,” reminding the board that the shelter project was essentially a bait-and-switch because Phillips never presented a clear financial plan to the County Legislature when he needed approval to get Rockland Green’s (the former Solid Waste Management Authority) charter amended to include animal management the county had worked on a plan to spend $7.75 million to build a new facility with a combination of county funds the County Legislature tabled a resolution that would have capped county expenditure on the entire project at $17.7 million but limit construction costs to nearly $14 million after Phillips pressed his argument that Rockland Green could do it more economically When Rockland Green took over animal management the county abandoned its project and leased the Hi Tor site to Rockland Green for $1 annually That forced Rockland Green and Hi Tor into an unhappy marriage in which Rockland Green was supposed to manage the physical plant and Hi Tor would continue to care for the animals pending construction of the new shelter Rockland Green imposed a $1.4 million tax levy on residents to support the shelter operation the five Rockland towns effectively starved Hi Tor of funds providing only about $330,000 of the shelter’s $1 million budget leaving the operation in perpetual debt and in a state of decay in the County-owned building Rockland Green has shifted the animal shelter from a nonprofit that depended on a combination of fundraising and paltry municipal support to an enterprise fully funded by taxpayer dollars While many praise Rockland Green for giving the animal shelter increased financial support others say the project’s new location presents a raft of concerns The building has been the subject of controversy because it is situated in a corner of West Haverstraw that is not easily accessed by major roads the building sits in a FEMA-designated flood zone is close to the Joint Sewer Regional Authority and there is a 454,000-square-foot 24/7 trucking warehouse proposed a stone’s throw from the shelter on a former construction landfill site that is under review by the New York State Department of Environmental Conservation The new animal shelter sits between two landfills that according to the truck warehouse developer’s expert at Boswell Engineering of Hackensack leach heavy metals in the water table beneath the new shelter site None of these concerns have given Rockland Green pause in its plans nor have any of these issues been studied in public under the New York State Environmental Quality Review Act (SEQRA) The proposed animal shelter will be designed to house up to 120 dogs and 45 avian/reptiles.) It’s slated to include a veterinary surgical center cat congregant rooms and indoor play areas a staff lounge and a large walk-in freezer The plan also calls for construction of a second-floor mezzanine in the one-story building and the addition of windows to the windowless warehouse building Space has been set aside on the second floor for future use and the lobby was designed as a two-story open-air atrium Hofstein called the project “excessive” and said it should be scaled back along with freshman legislator Raymond Sheridan voted to approve the award to O’Connor Phillips said the shelter could be finished by late 2025 And while the project has been awarded at $14.7 million Rockland Green’s history indicates that the quasi-public agency is prone to grossly underestimate the cost of its projects especially its Material Recovery Facility (MRF) in Hillburn Rockland Green bonded $35 million to build the MRF and issued contracts in accordance with competitive bids based on drawings and plans that were repeatedly revised for accuracy But each of these contracts were altered through “change orders” that the board of Rockland Green approved there were 111 change orders for the Butler Construction contract and more than 20 change orders for Fire Protection Lowe said change orders are typical in large projects Rockland Green will likely hire a professional shelter operator when the project is completed is managing day-to-day operations at the former Hi Tor shelter Rockland Green’s Mounting Debt & Legal Woes “Very few happen with zero change orders,” Lowe said “It’s a fundamental component of every project.” according to its latest published financial statement already carries about $50 million in bond debt and has allocated about $8 million dollars in its fiscal year 2024 budget for payment of interest and principal on its debt The vote on Tuesday authorized an additional $18 million in debt Changes orders will likely require additional borrowing Rockland Green continues to ratchet up legal costs in its battle with Hi Tor Animal Shelter the former Rockland County Republican Committee Chairman Rockland Green entered into a two-year contract with Hi Tor Rockland Green ousted the longtime nonprofit shelter operator and replaced its management with Four Legs Good alleging it was Rockland Green that breached the contract and that it “violated the covenant of good faith and fair dealing implicit in the parties contract” because Rockland Green severed the arrangement without notice or due process “In the event the Solid Waste Management Authority sought to terminate the contract due to a purported default by Hi Tor it was to provide 30 days’ written notice to Hi Tor of the intent to terminate the contact and afford Hi Tor the opportunity to cure any alleged default,” the suit says using direct language from the written contract Rockland Green sued a handful of the board members and an employee “as individuals,” which the targets said was nothing short of harassment because individuals cannot be held responsible in a contract dispute and nonprofit board members are protected under the law through an immunity statute Those legal wranglings have stretched for months The individual board members were released from the suit in November The contract dispute case is still pending continuing to burden taxpayers with legal costs four of the five towns renewed an intermunicipal agreement for animal care services fulfilling a legal obligation under state law The Town of Orangetown opted out again and will continue to use the Hudson Valley Humane Society Orangetown residents will pay for the shelter rebuild but not for the current running of animal care operation at the former Hi Tor site Get important news about your town as it happens Get the top stories from across our network Are you sure you want to unsubscribe from daily updates A fire department in Rockland County is remembering Douglas Mackey a life member and past president of the S.W a lifelong member and Past President of the S.W a cherished member of the West Haverstraw community and the S.W was known for his dedication to the fire service and numerous contributions to his community As a life member and past president of the S.W Mackey played a key role in designing and constructing the firehouse on Bridge Street in Garnerville His commitment extended beyond leadership roles—he restored and donated a utility truck (23-EQ) that served the department for over 25 years Mackey also maintained a strong bond with the Cosgriff Hose Company #4 of the Haverstraw Fire Department where he enjoyed social membership and camaraderie In addition to his work in the fire service Mackey had a long career as a bus driver and mechanic and retired after years of maintaining the Village of West Haverstraw’s fleet of vehicles He also spearheaded several community projects and a concession stand for the Haverstraw Little League When he wasn't serving his community, Mackey was also a dedicated family man and loved traveling to places like New England, Canada, Germany, Bermuda, and Hawaii, his obituary said.  He was also a dog lover—he "always had a treat for them in his pocket," his obituary added Mackey was predeceased by his wife of 57 years Ronald Mackey (wife Kathleen) of New Windsor and Janice Jensen (husband Christopher) of Stony Point along with great-grandchildren Hazel and Hudson A Firematic Service will take place on Saturday at 3 p.m. Burial will follow at Mount Repose Cemetery in Haverstraw Click here to read Mackey's full obituary.  Stop & Shop announced Friday that locations in Mount Vernon and West Haverstraw are set to close by the end of 2024 Stop & Shop is closing seven stores in New York in Mount Vernon and 7 Samsondale Plaza in West Haverstraw will shut their doors before November What's next for Stop & Shop and impacted employees?Ahold Delhaize, the Netherlands-based owners of Stop & Shop, Food Lion and Hannaford, first announced the closures in May including around 1,000 store remodels and new locations across the country more than 190 stores have been remodeled since 2018 and those stores are outperforming other Stop & Shops that haven't gotten a face lift “Stop & Shop is focused on growing through large multi-year price investments and a stronger customer value proposition who noted in a news release that the chain will be focused on "delivering lower everyday prices" and "even more savings for our customers through strong promotions.” Reid said associates at the closing locations will be offered other positions within the grocery chain at other locations “Stop & Shop is proud of the deep roots and community ties we have developed as a neighborhood grocer of more than 100 years and we remain committed to nourishing our associates These Stop & Shop locations in Westchester Rockland remain openThe supermarket said that over 350 stores will remain in New York Massachusetts and Rhode Island following the closures of the stores For loyal Stop & Shop customers affected by the closures 16 locations remain open in Westchester and Rockland as alternatives: The grocery store chain says specific closing dates for these locations have not yet been determined but will be announced "well in advance of any store closures." as the winter sun slanted across Route 9W in Haverstraw Not for the opening of a new Dunkin’ bistro or the unveiling of a new roundabout in Thiells NY but for something far more enduring: McDonald’s (soft) reopening We were on-site today to witness this iconic historical event As we watched…the iconic golden arches stood tall and proud heralding the resurrection and near-complete reconstruction of a beloved neighborhood haunt – one which has both employed and served thousands of local North Rockland students and residents several North Rockland school buses pulled up just south of the restaurant after school A handful of teenagers hopped off the bus and headed into the restaurant The redesigned interior is a study in beige-grey hues accented by sandalwood-inspired rectangular tiles that whisper of minimalist aspirations While one might not equate McDonald’s with architectural boldness there’s an undeniable charm in its muted palette but we can do so in a snotty European accent if you add that to your kiosk order.” a mother and her son debated college applications over a tray of burgers an elderly gentleman placed his cane carefully against his chair and indulged in a spiritual moment with his medium fries and chocolate shake It was already clear that this establishment isn’t merely a fast-food joint; it was a cornerstone of the community for the ages (Which in fact is true The restaurant has been there since at least the 1980’s.) The familiar fry station beep has been upgraded to a sequence of tones that could have been plucked straight from the Starship Enterprise the process behind them has stepped firmly into the 21st century I approached the menu with a discerning palate a smaller portion than I expected—its size just a tad shy of my expectations it delivered that quintessential McDonald’s flavor The beef and cheese – despite its minimalistic approach – enveloped my taste buds with notes of sharpened ketchup that would make Gordon Ramsey cry tears of joy Its towering presence and distinct flavor balance were nearly overwhelming I feel its residual warmth—a gentle whisper Its sharp initial bite softened into a smooth The updated McDonald’s boasts several thoughtful additions including new accessible parking spaces and a second drive-thru lane a boon for the hurried and the harried alike but these sacrifices seem to enhance the overall flow and efficiency of the space the golden arches gleamed against the darkening sky a beacon for hungry travelers and locals alike McDonald’s in Haverstraw may not serve foie gras or truffle-infused anything but it serves something just as valuable: a sense of place a slice of continuity in an ever-changing world The full reopening is slated for later this week – as early as Tuesday morning fine dining is less about chandeliers – and more about the food 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 had promised more than 100 affordable units 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 a long-blighted nine-acre peninsula that juts into the Hudson River 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 70 percent of which will be a combination of affordable and 40-year rent stabilized workforce housing The original plan also included 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 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 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 as well as three to four private parcels it is in the process of acquiring 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 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 HPD Is Investigating A Shooting That Took Place On Wayne Street RPD Is Asking For The Publics Help With Any Information In A Cold Case Homicide 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.” HAVERSTRAW, NY – Ongoing road construction related to the Champlain Hudson Power Express (CHPE) project is anticipated to impact traffic and local businesses along Route 9W in Rockland County over the coming months CHPE plans to open an office in the Village of Haverstraw shortly after Labor Day weekend CHPE is an innovative infrastructure project aimed at delivering clean renewable energy to the New York City metro area by 2026 significant construction activities are taking place in various parts of the county Drivers and residents should be aware of the following disruptions: The primary focus of the current phase is the installation of a duct bank a critical component of the transmission line which involves trenching along the construction path stretching from just north of the Tilcon sign on Route 9W to just north of North Short Clove Road in Haverstraw This section of the project is anticipated to continue until the end of October Local businesses and residents near the affected areas should plan for potential delays and restricted access and while they are working to minimize disruptions Residents and business owners are encouraged to stay informed about the construction schedule which may change due to weather or unforeseen conditions CHPE will open a local office in Haverstraw at 1 Railroad Square where residents can get more information about the project The company has also hosted open houses and continues to engage with the public through meetings and construction updates The office is reported to be open shortly after Labor Day weekend For the latest updates on the construction and its impacts, residents can visit the CHPE website or follow their social media channels. The project hotline at (800) 991-CHPE (2473) and the email publicoutreach@chpexpress.com are also available for any questions or concerns This construction is part of a broader effort to transition New York State to cleaner energy with the CHPE project playing a significant role in reducing carbon emissions and supporting environmental sustainability the immediate focus for Rockland County residents and commuters will be navigating the upcoming construction-related challenges on Route 9W and adjacent roads​ HAVERSTRAW ‒ Police have identified an 18-year-old man suspected in the fatal shooting of a Pomona man on Monday on Fairmount Avenue Yandie Martinez is wanted on felony murder charges of killing Christian Alvarado whom police officers found lying on the ground next to a vehicle that had crashed into a parked car opposite 9 Fairmount Ave. Officers found Alvarado's body at about 4 p.m The shooting occurred on Fairmount Avenue near West Street Martinez is described by police on a wanted poster as 6-foot Gould didn't release how the police centered on Martinez during the investigation or what conflicts led to the violence Police were searching for at least one man Gould said "a person of interest was taken into custody on New Main Street" on Monday night "but was interviewed and released." While emergency responders worked to keep Alvarado alive at the scene and en route to the hospital he was pronounced dead at Montefiore Nyack Hospital Haverstraw Ambulance Corps medics responded "We are in the early stages of the investigation attempting to interview witnesses and locate surveillance video of the incident," Gould said Monday night The shooting Monday marked the fourth homicide in Rockland in 2024 Rockland police investigated four homicides in 2023 Anyone with information about the shooting can call the Haverstraw Police Department at 845-354-1500 Steve Lieberman covers government, breaking news, courts, police, and investigations. Reach him at slieberm@lohud.com Twitter: @lohudlegal Read more articles and bio Our local coverage is only possible with support from our readers HAVERSTRAW, NY – Approximately 8500 people from Westchester, NYC, Orange, Bergen and Rockland descended on a little village near the Hudson River, to attend this year’s Haverstraw Eats and Beats Food Crawl entertainment and craft beer were plentiful While sunshine and 80-degree weather certainly helped with attendance, the festival organizers had been prepping this 10th annual event for any contingencies – rain or shine. Damp and somewhat cold weather last year had reduced last year’s 9th annual festival to only a few thousand loyal attendees with artists including the return of The Amish Outlaws and local band Spanky and the Radicals – as well as 20 participating restaurants professional dancers and activities for the kids – most of the attendees that we interviewed reported good times for all in attendance I’ve seen the Amish Outlaws as often as possible,” said attendee Susan Fazio “Having them along with everything else there is to experience right here I’ll be seeing these guys perform again at Levity Live in November spectacular dance performances from Columbia artisanal distilleries and music that had us all moving and shaking Haverstraw is a gem on the Hudson and the Eats and Beats Food Crawl was its showcase.” Andrea Caccuro – Haverstraw Riverwide Arts Board President took some time to decompress for a few moments at Lucas Candies’ afterparty where the 100-year establishment offered music and chocolate/craft beer pairings all day As one of the driving forces of the festival for the past several years Andrea stated “The Haverstraw River Arts Committee dedicates countless hours volunteering to organize the Eats and Beats event It is incredibly fulfilling to witness so many thousands of people gathering to savor the finest food in the county and enjoy outstanding local talent This event was our 10th annual and it was the best one yet.” Several local board members and volunteers also expressed satisfaction (and relief) that the year-long effort paid off so well. Mari Morrison-Rodriguez, Board member for the North Rockland Chamber of Commerce stated “It was a pleasure to learn that so many people took the Haverstraw-Ossining Ferry over to attend We were excited to assist Riverarts with this event as we strive to support small Business and Community organizations in any way we can.” Each of the Riverwide Arts Board members received a plaque from the North Rockland Chamber for their 10 year effort and dedication to attacting quality tourism into Rockland County Mari Morrison-Rodriguez made the announcement Stephanie Melowsky and Board member Tom Ossa “It was great to see Haverstraw filled with people supporting small businesses and the community!” Melowsky said “We are already looking forward to next year!” another longtime Riverwide Arts Board member – as well as a visionary for local municipal development – said “I think it was the biggest turnout we ever had We worked really hard as a volunteer organization and how much they enjoyed everything that we worked on for the past six months Plus we talked about it for six months beforehand.” The organization also wrote grant requests one in particular to the Rockland County Department of Economic Development and Tourism Craft beer and food establishments in the village also reported high volumes of foot traffic and commerce Debbie Bertrand from Lucas Candies reported: “Once again the Haverstraw Food Crawl did not disappoint!  We loved having new people come and experience our Tavern and Candy shop as well as seeing so many returning customers who enjoyed our Craft beer/wine and chocolate pairings along with live music at our afterparty!  It is a great way to have the community come together and have new people experience all the great things the Village has to offer.” Lucas Candies recently opened its new Tavern as an entertaining supplement to its 100-year family-owner candy store – which during the week is responsible for countless chocolate shipments in locations across the United States they offer chocolate and craft beer pairings Dave Ludwig, owner of Stony Point Brewing Company (West Haverstraw) was one of the vendors in the craft beer garden “This was our fourth year participating in this fantastic event It’s a great way to showcase our diverse local businesses to the people of Rockland Westchester and New York City.” When asked if Stony Point Brewing company did well on this particular day This year’s festival was not without its share of unique challenges one of the longtime Riverwide Arts Board members took ill and was unsure if it would even be possible to attend in time a healthy share of vitamins and a Doctor’s clearance resulted in the Board member seen by stageside vibing to the music in satisfaction…and relief Village Mayor Mike Kohut was seen with several public works employees and nearly a dozen youth volunteers coordinating traffic and checking in on the stage setup at the beginning of the day dropping into Lucas Candies for a while to talk with the many volunteers another Riverwide Arts Board member – who at many a volunteer meeting offered her hands to roll up thousands of guest wristbands “It was a glorious day and a perfect way for visitors to discover what’s so special about Haverstraw Mari Morrison-Rodriguez also added some additional thanks ““Many thanks to The Village and Town of Haverstraw Tim Sanders from Community Center and all the young volunteers InnaVillage Productions and a huge Congratulations to Haverstraw Riverwide Arts for their monumental efforts in bringing this event to our community for a decade!” Filed Under: News, Rockland County • Pilot plant studies will identify best ways to purify Hudson River water "This is an important step in the development of this project that will provide Rockland County residents with a safe and drought-resistant supply of drinking water for future generations," said Michael Pointing After conducting an exhaustive review of the water supply options available including building a reservoir or reusing wastewater United Water officials concluded the most cost-effective and sustainable option is a treatment plant that will purify water drawn from the Hudson The pilot facility will be used to study and optimize the treatment processes and energy consumption that will be used in the full-scale plant while continuing with important water quality data collection The results of these studies will be used to design a full-sized treatment plant capable of producing up to 7.5 million gallons a day of pure drinking water "Plants like this are used around the world to bring purified water to millions of people every day," said Pointing "Over a dozen communities along the Hudson already use the river to supply residents with drinking water The pilot facility will demonstrate how we are building state of the art infrastructure to deliver a pure and safe supply of drinking water and enough to support a thriving The results of the pilot plant testing will be reviewed by state and local regulators as well as United Water's environmental engineering and water quality experts United Water's plan to build a permanent treatment plant in the Town of Haverstraw NY will use a combination of traditional water treatment and reverse osmosis to provide a drought-resistant source of drinking water The plant is expected to start service by December 2015 United Water proposed building a water treatment plant in Haverstraw as part of a 2006 agreement with state and local officials The agreement requires the company to secure a long-term water supply to meet expected increases in demand caused by Rockland County's rising population United Water has increased production from its existing sources and has long promoted a comprehensive conservation program but this will not be enough to meet the additional demand expected to be generated by Rockland County in the decades ahead "Rockland County's population is growing at a faster rate than its water supply and continued development is expected in the future This means Rockland's residents face a growing risk of more frequent and more severe water shortages we had the highest recorded demand for water in a single day of 47.31 million gallons That's an increase of almost 1 million gallons over the previous peak A new source of water is needed to ensure that Rockland County always has a safe About United WaterUnited Water New York provides water service to over 270,000 people throughout Rockland County and parts of Orange County United Water provides water and wastewater services to 7.3 million people in the United States In addition to owning and operating 20 regulated utilities United Water operates about 200 municipal and industrial systems through public-private partnerships and contract agreements is the nation's leading provider of long-term water tank management contracts with municipal and industrial clients United Water is a subsidiary of SUEZ ENVIRONNEMENT About Suez EnvironnementNatural resources are not infinite Brussels: SEVB) and its subsidiaries deal with the challenge to protect resources by providing innovative solutions to industries and to millions of people SUEZ ENVIRONNEMENT supplies drinking water to 90 million people provides wastewater treatment services for 58 million people and collects the waste produced by 46 million people SUEZ ENVIRONNEMENT has 65,900 employees and is the world's leader exclusively dedicated to environmental services reported sales turnover of 12.3 billion Euros ($17.6 billion USD) at the end of financial year 2009 2024 at 6:07 pm ET.css-79elbk{position:relative;}Police said they were made aware of a potential threat of a shooting that would occur on Friday in the North Rockland School District NY — A teenage girl was arrested after fears of a school shooting put police and school officials on alert on Friday Police said they were made aware of a potential threat of a shooting that would occur on Friday in the North Rockland School District Officers and detectives began investigating the claim and were able to locate the person who they say was responsible for creating the social media post Investigators say they were able to determine that the claim was false The Town of Haverstraw Police Department charged a 16 year-old girl from West Haverstraw with making a terroristic threat She was released on an appearance ticket returnable to Youth Part of Superior Court "The Town of Haverstraw Police Department is dedicated to keeping our students and staff safe at all of our schools and we will continue to investigate any claim or threat of violence with all of our manpower and resources," police officials said in a statement released on Friday "We will also not tolerate individuals looking to put fear into the community and we will charge them with all appropriate charges and make sure they are prosecuted to the fullest extent of the law." Get more local news delivered straight to your inbox. Sign up for free Patch newsletters and alerts. They say three times is a charm — will it be for a developer who’s bringing his third proposal to a vacant parcel Monsey-based 31 Collins LLC is partnering with New York City-based PrimeSpace Capital to build Garnerville Mini-Storage a 108,000-square-foot facility on a two-acre parcel at 3 West Ramapo Road in Haverstraw PrimeSpace develops self-storage facilities in New York This proposal marks the third time developers have come before the planning board with proposals — neither the retail strip nor a childcare facility gained traction on the location which is surrounded on all sides by residential neighborhoods all private homes,” said Ken Borchers at last week’s Town of Haverstraw planning board meeting The appetite for storage facilities continues unabated in Haverstraw and throughout the county This proposal sits at the corner of a state road (West Ramapo Road also known as Route 202) and a county road (Central Avenue) but is also eligible for inclusion in the Route 202 Overlay Zone  The overlay primarily allows retail and professional office uses It does not allow self-storage facilities as-of-right The developer has chosen to bypass the overlay and is seeking a zone change for the parcel to C – Commercial based in part on its proximity to the ShopRite shopping center and commercial development to the northwest of the site The request to change the zoning to commercial is being reviewed by the Haverstraw Planning Board but will ultimately need town board approval Self-storage and mini-storage facilities are allowed “as-of-right” in the C-Commercial zone Variances may still be required for the number of stories The current zone allows only 2-1/2 stories but the facility is only planning on having six the developer is seeking a variance to allow one loading berth less than the code requires Several residential and ancillary buildings on the site have already been demolished calls for a three-story mini-storage or self-storage facility Plans include a small office/retail space (where packing supplies will be sold) an office and rest room for office employees While the facility will be climate controlled The facility will be open seven days a week from 6 am to 10 pm and all outdoor site activity would be occur away from neighboring residences After the facility’s hours of operation were raised by Borchers the planning board said the town and applicant had come to an agreement over the time restrictions But Borchers said he remains worried about the noise particularly the sound of trucks backing up The Haverstraw resident also questioned why the facility needed to be open seven days a week “People want to enjoy their homes,” he added A 25 foot wide buffer is also planned along the south and west sides of the building to mitigate the impact on residential neighbors traffic and volume issues raised in the prior applications as self-storage is not a high volume or high intensity use the plan only calls for six parking spaces The Planning Board has reviewed the application several times but has not issued any approvals pending a decision on the re-zoning 31 Collins purchased the property in April of 2022 from an estate for $1,25 million Financing at the time was provided by Kew Gardens NY-based Goldens Bridge R2 LLC in the amount of $1 million Two earlier development attempts did not secure the necessary approvals The Rockland County Planning Department recommended that the Town consider the impact of the project on the adjacent residential properties before changing the zoning WEST HAVERSTRAW, NY — Breakpoint Bowl & Entertainment celebrated its grand reopening with an exciting ribbon-cutting ceremony this weekend held in partnership with the Village of West Haverstraw and the North Rockland Chamber of Commerce marked a new chapter for the entertainment venue which had previously been known as Hi Tor Bowling A crowd gathered in the large parking lot of Breakpoint for the outdoor festivities where the Village of West Haverstraw donated their stage for the occasion The highlight of the event was the ribbon-cutting ceremony presided over by West Haverstraw Mayor Robert D’Amelio who warmly congratulated the Ardiri and Varano families Mayor D’Amelio praised Joe Ardiri and Rob Varano for their commitment to reviving a cherished entertainment spot for the local community “Breakpoint Bowl & Entertainment is more than just a bowling alley—it’s a place where families and friends can come together to create memories We are proud to have such a fantastic venue here in West Haverstraw and we wish the Ardiri Family great success in this new chapter,” Mayor D’Amelio said Chamber Secretary Tom Ossa also spoke at the event emphasizing the importance of Breakpoint to the local entertainment scene Hi Tor Bowling—now Breakpoint—was one of only two large places where families could go for entertainment on weekends We’re thrilled to see Breakpoint revitalized offering so much more for families to enjoy,” Ossa stated The newly renovated facility is sure to be a hit with visitors of all ages The renovation adds to the venue’s reputation as a go-to destination for locals looking to unwind As the event concluded with the official ribbon cutting attendees cheered in anticipation of what Breakpoint Bowl & Entertainment has to offer The grand reopening symbolizes a revitalization of a cherished community landmark promising fun-filled weekends for families across Rockland County Customers can expect to see a 15% storewide discount starting Oct. 25, a spokesperson confirmed to The Patriot Ledger. Eight stores in Massachusetts are set to close on or before Nov. 2 Western Union money orders and other items that aren’t allowed to receive a discount by state law Look out for store signs that details additional discounts as the closure date approaches for impacted locations the last day of operations for the Stop & Shop location at 24 Mattakeesett St The grocery chain’s other Pembroke location at 125 Church St More: 7 Stop & Shop stores in Massachusetts will close at the end of the month. Here's the list Other Massachusetts Stop & Shop or bfresh Market closures include:  The chain announced in July that nearly three dozen “underperforming” stores would close Additionally, the chain announced last month that brand president Gordon Reid would retire in mid-2025 Is Stop & Shop getting rid of the 10-cent paper bag fee?Stop & Shop is trying to bring customers back to its stores implementing a strategy first in Rhode Island to eliminate the 10-cent paper bag fee lowering prices on everyday items and unveiling “savings kiosks” to make coupons more readily accessible The changes are planned for Massachusetts but “it’s going to take some more time to scale,” a spokesperson said More: 3 changes Stop & Shop is trying to win back customers, including lowering prices The company said they will be relocated to nearby locations As of July 2024, Stop & Shop has 397 stores with the largest footprint in Massachusetts Fleeman said to assure "a stable and thriving" future they needed to focus on "optimizing the portfolio to focus on core markets where it can win." Remodels that Stop & Stop have done in some stores since 2018 helped performance and it's not where we want to be or need to be," Fleeman said Hannah Morse covers growth and development for The Patriot Ledger. Contact her at hmorse@patriotledger.com A Popeyes Louisiana Kitchen franchisee has recently acquired a location in West Haverstraw adding to the franchise’s offerings in the Hudson Valley with great visibility and strong traffic counts presents a tremendous opportunity for this Popeyes franchisee to expand their footprint in New York”™s lower Hudson Valley,” said Scott Meshil of Royal Properties Royal Properties also said they are seeking out more locations around Queens Sullivan and Ulster counties on behalf of Popeyes which continues to expand as a chain around the United States and the world This page is available to subscribers. Click here to sign in or get access. and website in this browser for the next time I comment Δdocument.getElementById( "ak_js_1" ).setAttribute( "value" CNN (CNN) — Former Vice President Mike Pence said Sunday while receiving the John F CNN (CNN) — Former Vice President Mike Pence said Sunday while receiving the John.. Trending Westchester A 43-year-old man has been arrested after allegedly breaking into a Rockland County home and taking a package Police say Carlos Sepulveda of West Haverstraw Carlos Sepulveda was taken into custody on Monday in connection with a residential burglary in West Haverstraw the Haverstraw Police Department announced on Tuesday Authorities say Sepulveda allegedly entered a residence and stole a package He was identified as the suspect after an image from surveillance video of the incident circulated Sepulveda was arraigned in Clarkstown Justice Court and remanded to the Rockland County Correctional Facility 2024 – Ixchel’s Guatemalan Bakery & Coffee has opened at 730 Route 304 in New City it is “a bakery with over 20 years of experience our mission is to make the Guatemalan culture known to our community through an authentic and traditional flavor.” Visit its website at: https://ixchelbakery.com/ to learn more about its product offering 2024 – Long a fixture and anchor of the Shops At Nanuet PF Chang’s has shuttered its popular restaurant Other nearby locations are in Hackensack and White Plains PF Chang’s was located at 1125 Fashion Drive in Nanuet The Hackensack store was the site of a fire in early July The company is exploring a new format of much smaller “to go” restaurants a national supplier of shed and storage buildings has opened a new location in the former Radio Shack store at 174 South Main Street The New City location is one of several local outlets including White Plains Tuff Shed has 126 factory-direct locations and nearly 1,400 Home Depot stores that sell Tuff Shed products Tuff Shed also has 29 company-owned retail sales-only facilities Tuff Shed was founded in 1981 and is based in Denver Visit the New City store or reach out on line at tuffshed.com The kosher market and cafe at 250 Route 59 in Airmont had been selling off inventory recently and reports were the shelves were bare along with rumors of landlord-tenant issues are surrounding the closure All there to enhance your table for Shabbos According to its website: “There’s a new destination to explore as you take your body and mind through a total reset Tucked away in 200 forested acres of New York’s Lower Hudson Valley results-oriented programming with 3-night/4-day and 4-night/5-day stays filled with mountain hikes The Ranch is located at the former Sisters Servants complex in Sloatsburg/Ramapo at 150 Sister Servants Lane, Sloatsburg, NY 10974. Visit its website for more information at: https://theranchlife.com/ It is with mixed emotions that we write this letter to inform you that Pet Nutrition will be closing its doors for retirement after an incredible 45 years of serving our community but we feel the time has come to embrace new adventures and bid farewell to this chapter of our lives.We have cherished the opportunity to provide you with quality products and personalized service throughout the decades It has been an honor to be a part of the everyday moments for you and your pets *A sign on the front door says that it will re-open in May under new family management March 21 2024 – The loss of Java Love to Suffern’s Lafayette Avenue was a blow to the community but if you believe that all clouds have silver linings former coffee shop at 50 Lafayette will soon be the home of Lavagna Wine Bar & Eatery The menu has yet to be disclosed but the eatery will feature a “laid-back upscale vibe” and include “exquisite Italian small plates”  and “gourmet pizzas” to go along with a wine bar but check in on its website for more information: https://lavagnasuffern.com/ Located at 51 North Liberty Drive (formerly Dee’s Deli) Hours are Monday through Friday 5:00am-5:00pm March 11, 2024 – The European Travel specialist, WAC Travel, has closed its storefront at 70 South Broadway in Nyack and is going virtual. Its website is: wactravel.com “WAC Travel (Wavell Altman Crafted Travel) is your expert travel planning team that has already ‘gone before’ and tested the waters And now we’re introducing you to our favorite places that align with your travel style,” says its website Crew Factory opened a new store at 46 Rockland Plaza in Nanuet There is also a location in Woodbury Common Monday through Saturday and 11:00-7:00 on Sundays The store can be reached at (845) 924-7102 and according to its website Crew Factory store is a welcome addition to Rockland Plaza Ulta Beauty also opened in the shopping center last year has been otherwise plagued by discount stores displaying wares on the sidewalks 2024 – Our good friends over at Boozy Burbs announced the opening of Hudson West Sports Bar at 50 East Central Avenue in Pearl River Its website touts it as the neighborhood’s go-to spot for sports with a welcoming atmosphere and friendly staff The owners are Oggi and Cali Echavarria with Jimmy and Stephanie Tramutola The Echavarrias own a number of other restaurants, including the Cork & Crust-Harrington Park, Fig & Tomato-Hillsdale, Bonita by the River-Edgewater.  Hudson West opens every day at 11:30am and closes Friday and Saturday night at 11:00p,. Find them at: https://www.hudsonwestsportsbar.com/ or call: 845-920-1281 2024 – Java Love Coffee Roasting Company at 50 Lafayette Street in Suffern will close its doors on January 25 2024 citing post-COVID related difficulties  and the rising cost of doing business All merchandise at the Suffern location will be discounted this week 2023 – Announced on its Facebook page Pier 701 Restaurant & Bar at 701 Piermont Avenue is closing its doors “It is with extreme sadness and heavy hearts that we must announce that after 10 years of being a part of the Piermont community we have to close our doors.” the Old Number 7 Band will be playing Friday According to an announcement from Boozy Burbs, Nyack Social is a new restaurant open in Rockland County Ownership has multiple Restaurants in Westchester County and the Bronx — they decided to open the restaurant because they now reside in Rockland and felt there was a need to “bring their concept” to the area The “family oriented” restaurant features a sports bar on one side and a dining area on the other Executive chef Pedro Luis Sosa was an executive chef for the Marriott Hotel in Tarrytown and has opened multiple restaurant in the Westchester area The cuisine is “contemporary American and Latin fusion” with “unique” food — everything is made fresh in house including all the desserts 2023 – The Philly Pretzel Factory will be opening its doors December 5th at 98 S Main Street in New City The Philly Pretzel Factory was founded in 1998 by two college buddies and since it has grown widely popular with over 150 franchised locations across the country Offering a variety of fresh baked pretzels and satisfying snacks such as pretzel twists owned and operated by Rob O’Mally and Bobby Miller are long-time residents of Rockland County who cannot wait to bring this new and exciting addition to New City “We experienced what Philly Pretzel Factory was like when we tried their catering at a gathering we went to and thought this was a perfect fit for not only us but the community of New City,” said Rob O’Malley “We loved the idea of building something together and can’t wait to become more involved here in Rockland County,” Bobby Miller added “We are excited to work with local schools businesses and charitable organizations in our home community to raise funds and help lift up the people around us.” Telephone: (845) 925-0094 | Website: phillypretzelfactory.com/locations/new-city/ 2023 – The Coffee Maker will open for business in January 2024 on 78 Maple Ave New City near the Clarkstown Justice Court Telephone: (845) 764-5572 | Website: www.tcmroast.com, or visit them on Facebook 2023- Healthy and clean eating is coming to DeCicco’s shopping center at 200 South Main Street Peach Pit is a juice bar that will be expanding into a cozy sit-down cafe offering breakfast and dinner with a new kitchen menu including healthy alternatives such as appetizers without you we wouldn’t have the opportunity to expand and grow We’re so excited to take this next step and can’t wait to serve you in this new and exciting way!” (Peach Pit business Instagram @ peachpitjuicebar) Peach Pit will re-open for business in late December 2023 The NoCo Kitchen is now open for business five days a week and offers dine-in, take-out, catering, and space for various events for lunch and dinner at 67 Old Tappan Road, Tappan, NY 10983. Telephone: 845-445-7332 | website: https://www.thenocokitchen.com/ 2023 – The aroma of freshly brewed coffee and the familiar warmth of a welcoming atmosphere have returned to Palisades Center as Starbucks reopens its doors The reimagined Starbucks location on Level Two is ready to serve coffee lovers and community members “We are thrilled to present Starbucks’ comeback to Palisades Center,” said Darrin Houseman “Starbucks stands among many brands embracing renewal and significant investments in our property We warmly invite all to explore the exciting transformations taking place at Palisades Center.” 2023 – Umi Ramen opened its doors at 114 East Route 59 in Nanuet at the former Shaking Crab location Umi Ramen is open Sunday through Thursday until 9:00pm and Friday and Saturday until 10:00pm this ramen spot features an assortment of ramen dishes Located at 12 Park Street (formerly Thai House) in Nyack the restaurant resembles an old railroad car with a beautifully decorated interior grew up in Thailand and is a classic foodie You’ll find both traditional and new takes on old favorites January 19, 2023 – New Location! Bright Beginnings is now enrolling for its new Pearl River location at 60 East Madison Avenue. They can be reached at 914-420-5785. To learn more about Bright Beginnings, go to brightbeginningsofrockland.com 2023 – Showcase opens in the Palisades Center Showcase is a rapidly expanding international retailer whose entire raison-d’etre is letting you check out the latest trends Showcase is now up to 41 stores in the USA having just opened the 40th and 41st in the Hudson Valley and on Long Island 2022 – Steps from the new town park in West Nyack D’Oro Pizza & Pasta has opened at 719 West Nyack Road in the Village Square shopping center in West Nyack and until  10:00pm on Fridays and Saturdays D’Oro offers a complete menu of pizza Google Reviews for this local restaurant at 4.8 out of 5 Nyack Tiles & Beyond recently opened at 2 South Highland Avenue in Nyack (intersection of Main & 9W) Hours are Monday through Saturday 8am – 6pm which once housed a dry cleaner and check cashing store had been vacant for an extended period of time and has been recently renovated with a new facade and parking lot overlay Pediatric Physical and Occupational Therapy of Hudson Valley PLLC has moved from New City to 160 East Route 59 in Nanuet The new facility is significantly larger to help more children and has a state-of-the-art therapy gym with sensory specialty equipment Marcello’s Restaurant at 21 Lafayette Avenue in Suffern will close its doors The original plan to close in 2020 was delayed because of COVID Marcello’s is offering a special gala on Dec and for the following two-and-a-half weeks will offer family-style dinners for $19.86 per person “The entire Russodivito Family and staff wants to thank each and every one of you for the beautiful memories and friendships that have been created after these 37 wonderful years.” October 6, 2022 – After several years on life support, there is new life at the Shops At Nanuet. Saba Rugs & Flooring, Depo House Furniture, Sombrero Tacoria, Costway (thousands of great, low-cost home goods & more all with free shipping), and Roast’d Coffee (in the former home of Starbucks) are all in the process of opening or (as for Saba Rugs and Depo Furniture) Sombrero Tacoria has locations in Ridgewood 2022 – Fidelity Investment will soon be opening at the former Bonefish Grill site at 2142 Fashion Drive at the Shops at Nanuet Fidelity Investments offers the financial planning and educational resources that investors and emerging investors need This will be Fidelity’s first Rockland County location 2022 – New life stirs at the Shops at Nanuet with the opening of Buffalo Wild Wings at 8141 Fashion Drive Open seven days a week from 11:00am to 11:00pm (till midnight on Fridays and Saturdays) Services include: Order Ahead; Pickup; Curbside Pickup; Delivery; and InStore Seating This is the BWW’s first Rockland County location Buffalo Wild Wings is a family-friendly American sports bar featuring a delicious menu including appetizers and 26 different wing sauces & seasonings Watch your favorite sports teams on one of 40 large screen HDTV’s the nation’s largest franchise dedicated to men’s and boys’ hair care opened September 15 in the Stop & Shop shopping center at 45 South Route 9W and female-owned business is the latest of the franchise’s almost 1,900 locations across the U.S West Haverstraw Mayor Robert D’Amelio said: “The Village Board and I are happy to welcome Sport Clips to West Haverstraw I’m sure they will be an asset to the entire North Rockland community.” September 6, 2022 – The good folks from Spring Street Gourmet Deli in Ramsey, NJ are opening the Spring Street Deli North at 59 Orange Turnpike in Sloatsburg. A ribbon cutting is set for this Friday morning. The Spring Street Deli is the reincarnation of Haywards, a Sloatsburg community staple. Learn more about the business, view its menu, or place an order at: https://www.springstreetdeli.com/sloatsburg/ The Ramsey location is at 503 North Franklin Turnpike The ribbon cutting is sponsored by the Sloatsburg Chamber of Commerce 2022 – There is much change afoot at Rockland Plaza on Route 59 in Nanuet including the demise of Petco (where Pets Go!) on the shopping center’s western endcap Everything must go including the fixtures and inventory perhaps as part of the redesign plans submitted to the Town of Clarkstown Technical Advisory Committee last year Rumor has it that a national beauty supply chain will take over several of the inline spaces on the eastern end of the shopping center this fall the world’s premier bubble tea brand opened its doors on Level Two in Palisades Center and has been pleasing customers with its delicious beverages.According to the company’s story “Gong cha” is a phrase that means “to offer the best tea to the emperor from all of one’s possessions.” Gong cha tea is sourced from the finest estates in Taiwan and freshly prepared every four hours making it fit for royalty – and Palisades Center’s guests From the most seasoned bubble tea connoisseur to a first-timer Gong cha offers its customers the ability to customize their beverage to their exact specifications and never sacrifices flavor or technique 2022 – The Airmont Diner at 210 Route 59 in Suffern has closed its doors after some 40 years of service The customers of Airmont Diner were not strangers they are friends and family.” Stay tuned for what will come next to the iconic site 2022 – Bubbakoo’s Burrito’s will open a new location at 22 North Main Street in New City tomorrow (February 10 This location will join Rockland outlets at 83 North Middletown Road in Pearl River and 14 Thiells Mt Ivy Road in Pomona The rapidly growing franchise is planning to opening 25 new restaurants this year the restaurant has locations in Orange County throughout New Jersey (39 locations) and around the country a Mediterranean restaurant with a Turkish flare opened at 453 Piermont Avenue The restaurant is open seven days a week and features a diverse menu A new edition to the West Nyack food scene includes Sage Southern Cuisine at 724 West Nyack Road “Sage southern cuisine specializes in authentic soul food macaroni & cheese and many more dishes Come in and enjoy southern comfort food at its finest.” Grand opening is Tuesday Bath & Beyond is closing its second store in Rockland County the store is currently liquidating its inventory and its doors will close in the next few weeks Unsubstantiated rumors abound about the reason for closing but BB&B had previously announced numerous planned store closings BB&B previously closed its store at the Palisades Center The Westchester store in Mohegan Lake also closed in 2021 2021 – Residents of Stony Point eagerly await the opening of Jersey Mike’s Subs at 22 Holt Drive in Stony Point Jersey Mike’s Franchise Systems Inc. doing business as Jersey Mike’s Subs is an American submarine sandwich chain headquartered in Manasquan The Jersey Mike’s franchise has 2,034 locations open and many more in development across the United States Other locations in the area include Woodbury Commons located at 28 North Broadway has closed its doors 2021 – Orange Bank & Trust Company proudly announces the opening of their second full-service banking office in Rockland County non-profits and municipalities in the southeastern Rockland County area The Nanuet banking office will be open Monday through Friday from 9am to 4pm November 21, 2021 – Another store closing at the Shops of Nanuet. Banana Republic is selling off its merchandise and closing its doors at 75 West Route 59 in Nanuet. Banana Republic (and its parent the GAP) have had planned closings in the works for some time The questions many people are asking is “Why can’t Rockland County support better retailers 2021 – A new CVS store has opened at 143 Route 303 in Valley Cottage just north of the FoodTown Shopping Center The new 12,000sf facility is open seven days a week from 7:00am to 10:00pm 2021 – Noodle Hub at 80 Route 303 in Tappan has closed permanently “We have moved to Thailand.” The community will surely miss them October 25, 2021 – Harbor Freight Tools will be the newest tenant at the Hub Shopping Center in Central Nyack at 320 Route 59. Soon to occupy 16,000sf of the former Met Fresh Supermarket, this discount tool outlet will be Rockland County’s first location for the national chain. The new store is expected to bring 25-30 new jobs to the area. Read more… a unique family-focused climbing entertainment center will open its newest location at Palisades Center this fall ClimbZone will be located on Level Three in the Food Court where the former carousel resided a 75 seat boutique fine dining restaurant and bar seven days for dinner and for brunch on Sundays is located at 580 South Route 303 (Westshore Plaza) in Blauvelt Nova Kitchen is the brainchild of a true power couple Dinner runs the gamut from steaks, pork chops, veal chops, lamb, poultry and seafood. Signature sides include carrot puree, truffle parmesan pomme frites and crispy brussels sprouts. There is also an extensive wine and cocktail list. Visit the website at: www.thenovakitchen.com or call (845) 848-2115 2021 – Located at 14 South Main Street (the former home of Muddy Brook Cafe) in Pearl River Pom Pom Breakfast & Bistro opened its doors today Owner Neal Alpuche has over 20 years in restaurant experience most recently as general manager and partner of The Brazen Fox (White Plains) He and Chef Mark Filippo have developed a daily breakfast/brunch menu to be complimented by lunch in the afternoon Breakfast will be served “to go” for commuters and dine-in guests can enjoy a unique breakfast menu In addition to breakfast and lunch service Pom Pom Breakfast & Bistro will also feature once per month craft beer & nice wine tastings. Visit the website at: pompombnb.com 2021 – The Palisades Center has announced the fall 2021 opening of an OFFL/NE™ by Aerie store featuring activewear and accessories OFFLINE location will be located on Level One next to Aerie OFFLINE™ by Aerie is a new sub-brand offering from American Eagle Outfitters September 15, 2021 – Black Parakeetz, Paint Lounge, Karaoke Lounge, kitchen and bar opened at 298 Main Street in Nyack. Billing itself as a paint and sip studio and the best Karaoke Lounge outside of Manhattan, it also offer private events. Contact info: 845-512-8299, info@blackparakeetz.com 2021 – After a late August soft opening Flights & Pints at 159 Main Street in Nyack is open for business in the old Salud Wine Bar space Flights & Pints is a partnership of Didier Dumas (Patisserie Didier Dumas) and Alex and Cassie Vursta cheese & charcuterie as well as some favorites a la Didier 2021 – Temptations Cafe at 80 Main Street in Nyack will close at the end of September Stung by COVID-19 and an inability to come to terms with its Landlord is forcing the popular eatery and Nyack eatery to close its doors Temptations Café has been an ice cream staple on Main Street in Nyack for over 40 years Chef Jeremy Rose is a Pastry graduate of the French Culinary Institute and trained under Chef Peter Kelly The ShopRite at 250 Route 59 in Tallman will close at the end of September after 43 years in operation The Tallman ShopRite is part of the family-owned Inserra Supermarkets chain ShopRite has more that 270 locations in New York According to its website, Punta Cana Latin Fusion offers “an incredible passion and flavored cuisine inspired by the Dominican Republic and Puerto Rico.” Punta Cana will open in the former digs of AJ Crab Shack at 125 Main Street in the Nyack Promenade Opening at 724 West Nyack Road, Zabb Thai Kitchen offers an extensive Thai menu a gastropub at 60 Route 303 in Valley Cottage closed a deli/convenience store featuring breakfast dishes and burgers Knuckles closed its ongoing operations and now host private parties only Ownership attributes the closing to staffing problems The restaurant opened in November of 2018 and is located at 146 North Liberty Drive in Stony Point has opened in Chestnut Ridge at 811 Chestnut Ridge Road Currently it’s open six days a week (Tuesday-Sunday) for lunch and dinner with brunch planned later in the year 2021) – Rockland Plaza will be the home of Halloween City The space has been vacant since Modell’s closed in March of 2020 2021) Stop & Shop will be closing its location on Middletown Road on August 5th @ 6:00pm Nanuet, NY (July 31, 2021) – A new acai fruit bowl shop opened its doors in Rockland County. Playa Bowls hosted a grand opening for its new location in Nanuet on Saturday  The new shop will be located at 8133 Fashion Drive This will be the company’s 10th location in New York There are more than 120 locations in the United States The Nanuet shop be the only location in Rockland County but it will be also one of the largest of all of the Playa Bowls locations NY (July 2021) – Great American Cookies® opened its newest location at Palisades Center on Friday The 724-square-foot store is located on Level Three next to Macy’s This is the only Great American Cookies store located in the Hudson Valley and Northern New Jersey area “We’re excited to be bringing Great American Cookies back to Rockland County The brand has been my family’s favorite for so long and it’s truly an honor to be able to share our favorite cakes and cookies with our community.” 2021) – Congratulations to Celia Moscoso and Head Pastry Chef Rosalio on their Grand Opening of Allie’s Bakery at 21 Orangetown Shopping Center Their bakers are always available to discuss custom creations that meet and exceed your expectations They take enormous satisfaction in bringing to life whatever your imagination desires Whether that means designing a cake around your child’s favorite cartoon character or designing the perfect wedding memory the Knights of Columbus (581 Haverstraw) was finalizing a deal to sell its brick building at 56 West Broad Street in the Village of Haverstraw to an affordable housing developer The agreement to build more than 100 affordable units had the support of the Village Mayor Michael Kohut and the Village Board which has been making affordable housing a priority due to an acute shortage of housing options The Knights stood to gain $2.4 million for the sale of their key asset and was promised ongoing free space in the building The developer agreed to relocate the fraternal/religious order at its expense during the project construction And though it was not in the Purchase of Sale Agreement which was being finalized after nearly two years of negotiations had said it would add space for seniors to meet in the building 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 and instead are planning to donate the building to the Town of Haverstraw in exchange for a raft of short-term financial incentives and promises from the Town of Haverstraw that would enable it to occupy forever 1,500 square feet of space in the building a portion of the space it has occupied since 1970s which promises to back pay the Knights’ expenses via taxpayer money for 2024 and go forward until a deal is signed with Haverstraw includes $7,000 in monthly “rent” and legal fees Total payments promised by the town could easily exceed $200,000 the Knights had been paying property taxes; the building The proposed deal also includes 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 “On behalf of the Village and its Trustees I’m pleased to lend support to your proposed project and welcome the prospect of future collaboration on this significant public-private partnership.” Kohut was in attendance at Rockland County’s Annual Housing Forum in April which focused heavily on the dearth of affordable housing countywide The project would have also provided a much-needed parking garage for the Village How a real estate agreement got scuttled at the 11th hour is a story of fear and a meeting between a nonprofit board and the members of the Haverstraw Town Council which may have violated New York’s Open Meetings Law 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 RCBJ reached out to Haverstraw Town Attorney Bill Stein multiple times for confirmation of the meeting and its attendees but he declined to provide an answer to our questions by press time Conducting public business in private without the public present or failing to notice a “public” meeting 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.” The former Grand Knight Todd McGowan said the fraternal order’s lawyer was not present at the meeting and the organization did not take minutes “What rankles me is that when the decision was made to sell the building for the affordable housing project it had the full consensus of our board and our members,” said McGowan 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 He complained that the Knights pay high taxes ($27,425 in 2023 comes from rent the Town of Haverstraw pays to accommodate the seniors once a week,” said McGowan He used the senior citizen agreement like leverage so he proposed to Phillips that the town will need to pay far more or the Knights wouldn’t be able to renew the leasing contract which I call a ‘benevolent takeover.’ ” many involved in the deal said Phillips has discouraged additional affordable housing in the town and Villages — making such remarks both in private discussions and in public partially due to the sudden belief after nearly two years at the negotiating table that the developer wasn’t a sure thing that there were too many financing contingencies that “there were too many outs and we had no outs,” according to Gil Carlevaro who sits on Knight’s 56 West Broad Steet Angels Holding Inc and is also a Village of Haverstraw council member “We believed there would be certain milestones with PILOTs (payment in lieu of taxes) and building permits and financing and different thresholds,” said Carlevaro Carlevaro is referring to a proposed draft the Haverstraw Town Board’s attorney has sent to the Knights which promises $42,000 in back pay to cover the Knights’ expenses from January through June 2024 even though the Town did not and still does not own the building the town will pay $7,000 monthly until the deal is inked The proposed agreement also states: “If expenses increase above $7,000 per month the town will increase the payment commensurate with the increase.” The Town’s proposed agreement also says it “shall pay the legal fees for representation of 56 West Broad Street Angel Holdings and /or Knights in this transaction and prior failed transactions regarding Premises upon execution of this document.” The Town is offering to pay legal fees for the Knights to obtain New York State Attorney General approval which a nonprofit requires when transferring an asset 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 last week 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 “We are in conversations with our attorney for what actions will be taken,” said the developer “We were going to pay the Knights far above the appraised value,” said Alana Smith The 8,880 square-foot 1972 detached brick building appraised for $1.6 million The developer had promised the Knights 1,500 square feet of space in the building in perpetuity to pay the Knights’ legal fees and to absorb the cost of filing for approval with the Attorney General And it was amenable to creating a senior center on the first floor in the new building “The town has become the Sugar Daddy,” said McGowan “Just give us the receipt and we’ll pay it.” McGowan said the town has come in and inspected the building realizing it needs a new $14,000 fire alarm system “We were told to send the bill and the town will reimburse it,” even though the deal has not been completed and the Town does not own the building “They’re using taxpayer money to do this,” said one source So they’ll get to play Bingo in the building for 100 years That issue may arise down the road when the Attorney General is asked to sign off on this “purchase.” 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 “How does the town come up with a better arrangement than the one we agreed on?” said the developer emphasizing the original planned affordable housing plan “How will the town owning the building generate more benefit than ongoing long-term taxes As well as bringing people into the Village to live and shop and use the ferry where the median income trails Rockland County median income for all households in the Village of Haverstraw is $69,839 In a recent report issued by The Hudson Valley Pattern for Progress thinktank the vast majority of households in the Village of Haverstraw are unable to afford even subsidized units when those subsidized units are priced for families at 80 percent of the county’s average median income which exceeds $110,000 Lack of affordable housing leads to over-crowding and safety concerns has 3,912 housing units for its over 12,000 residents with only 73 units available for rent at the time the Pattern report was compiled The village’s population increased by 3 percent from 2010 to 2020 In January, the Village of Haverstraw passed a local law to establish the Residential Inclusionary Zone for Affordable Housing which was aimed at attracting affordable housing projects with up to 115 units per acre Kohut was blindsided by the failed negotiations and disappointed that the promise of the affordable housing project looks doomed Kohut did not return an email requesting comment The $6 billion Champlain Hudson Power Express Project has petitioned a court to condemn property in Rockland County to install underground cables says it needs to use the eminent domain process to acquire temporary and permanent easements on about three acres of commercial property along a 0.3 mile stretch of State Route 9W in West Haverstraw The properties are owned  by Double Wing Realty Corp. and Mallside Partners BH LLC and NECG 5040 BH LLC The project envisions delivering more than 1,000 megawatts of hydroelectric power from Canada to a million homes in New York City Nearly 340 miles of power cables are to be installed under Lake Chaplain and the Hudson and Harlem Rivers and below ground along several land segments on the route CHPE Properties says it needs temporary easements to allow access to the West Haverstraw properties to install two high voltage It needs permanent underground easements with no encumbrances above ground for about 1,041 linear feet and up to 35 feet wide CHPE Properties claims it was unsuccessful in negotiating for the easements The petitions pledge $1,003,000 for the easements There are two problems with CHPE’s position Levenson said on behalf of the property owners he said the properties are worth about $3 million when one considers the impact of the loss of parking spaces on the value of the commercial leases “They have not done a proper valuation,” he said and “have not made a good faith offer.” the underground cables were going to be put under Route 9W but the state Department of Transportation objected that the highway route would be inconvenient “Inconvenience to a government body,” he said “does not warrant taking private lands.” The petitions were originally filed in Rockland Supreme Court on May 24 and on July 1 moved back to Rockland Supreme Court To read more from Bill Heltzel, click here. Rockland News will be providing updates throughout the two-year estimated construction process Note: You can change the language of this article by clicking on the blue TRANSLATE button at the bottom left of the screen you probably have noticed some new construction happening on the state highway The Champlain Hudson Power Express pipeline construction has officially begun Rockland News will be aiming to provide timely traffic reports and construction updates to you so that you can make informed choices on where to travel in order to minimize disruption to your busy schedule Here is our first report, which we gathered from our contact at Champlain Hudson Power Express. You can learn more about the project at CHPEexpress.com Haverstraw and Clarkstown – and the Villages of West Haverstraw and Haverstraw initial efforts are focused on areas outside of the Route 9W roadway or right-of-way the number of off-roadway construction sites will increase there is only one active CHPE construction site within the roadway located on the east side of Route 9W in Haverstraw The CHPE land team has secured easements with all private property owners where current work is taking place new traffic cameras are being installed at signalized intersections along Route 9W These installations comply with New York State Department of Transportation requirements and aim to enhance public safety and traffic flow Installing traffic signal cameras on Route 9W at the following intersections Constructing a temporary access road to the front of the Helen Hayes Rehabilitation facility in preparation for later cable trenching This will involve tree clearing and creating an access road entrance at the Mobil Station located at 163 South Liberty Drive This will involve tree clearing and creating an access road entrance at the Mobil Station located at 163 South Liberty Drive.Construction work is occurring on Route 9W between Long Clove Road and Tilcon.Traffic signal cameras are being installed on Route 9W at the following intersections CHPE will continue trenching and installing conduit in Haverstraw Horizontal directional drill work will begin in early August on Battlefield Road There will be a detour on Park Rd associated with this work and the CHPE team will work with neighbors to ensure full access to their properties Residents and businesses alike are welcome to contact CHPE at any time at 800-991-CHPE (2473) or email us directly at publicoutreach@chpexpress.com We will continue to update you with traffic reports as we gather more information more than $217,000 has been awarded to 107 people Called Higher Education Recruitment & Retention Opportunities it is run by the Office of Fire & Emergency Services It was created to help the county's busy fire departments and ambulance corps recruit and retain more volunteers “To our first responders: know that we appreciate all that you do and this is our way of saying thank you,” said County Executive Ed Day “These programs are a great way to assist fire departments and ambulance corps in recruiting and retaining volunteers,” said Fire and Emergency Services Director Chris Kear “Supporting our volunteers is also crucial to maintaining these voluntary services which save taxpayers a lot of money.” Some of those individuals include Lauren Hahnenfeld a 22-year-old Nanuet Community Ambulance volunteer Hahnenfeld was reimbursed $9,000 for her nursing degree at William Patterson College I always wanted to do EMS so the H.E.R.R.O program helped me graduate nursing school without any debt,” said Hahnenfeld EMS agencies respond annually to over 40,000 calls per year and fire departments respond to over 9,000 calls per year Both industries have been experiencing difficulties recruiting and retaining volunteers and the county launched this program both as an incentive for county residents to serve as a volunteer first responder and as a thank you to those already serving Dave Kryger had been a volunteer firefighter for more than 30 years when the County H.E.R.R.O The 52-year-old Volunteer Hose West Haverstraw volunteer firefighter is now an online student at SUNY Oswego and has received $8,850 in reimbursements so far for his bachelor's degree “I was volunteering already and wanted to go back to school so why not take advantage of the H.E.R.R.O program that is provided by the County for tuition reimbursement,” said Kryger “It’s great; The fact the County is willing to help cover that cost is tremendous.” In addition to the Higher Education Recruitment and Retention Opportunities volunteer tuition reimbursement program Educational Development and Growth for Emergency Services is a partnership between the county and Rockland Community College offering free tuition to active volunteers It's an expansion of an existing program for county employees County officials encourage Fire & EMS volunteers to learn more on the website An attorney representing a landowner/developer who wants to build a massive warehouse/distribution center in the Village of West Haverstraw on Beach Road told Village planning officials on Wednesday it plans to submit a scale model of the project and DEC remedial recommendations next month Attorney Matthew Liponis of Whiteman Osterman and Hanna LLP of Albany told village officials the applicant had been waiting to complete its application with New York State because the proposed project requires an environmental cleanup and capping of the former construction landfill and New Jersey developer Efrem Gerszberg have been working with New York State Department of Environmental Conservation (NYSDEC) to determine the scope of cleanup and remediation needed on the 34-acre vegetative site sitting in the crook of Railroad Avenue and Beach Road owned by North Rockland Associates since 1969 was an active construction landfill through the mid-1990s The proposed distribution center sits in a Planned Light Industrial district on the edge of the Village and abuts sites in the Town of Haverstraw including the Joint Regional Sewage Authority and a newly built but vacant warehouse on Ecology Lane who is also chairman of Rockland Green (former Rockland County Solid Waste Management Authority) is in contract to buy the 15,000-square-foot Ecology Lane warehouse and hopes to turn it into an animal shelter Residents at Rockland Green’s meetings have repeatedly raised concerns about the proximity of a future animal shelter near a distribution center that would generate 24/7 truck traffic and air pollution Commercial development appetite for warehouses and distribution centers particularly structures exceeding 250,000 square feet in the Village of West Haverstraw and in Rockland County continues at a fast clip with controversial projects in Orangetown that impact Route 303 and the recently-approved Lincoln Equities project in Clarkstown Residents in both Clarkstown and Orangetown have pushed back on large warehouse projects The Village of West Haverstraw’s Planning and Zoning boards on Wednesday also heard an application from a developer (Balls To The Walls Two Steps From Heaven) for a 15,000 square-foot warehouse that would be built on three lots which abuts the Village Fairgrounds housing development would erect a warehouse comprising eight units to be used by plumbers The proposed 454,000 square-foot warehousing and distribution center would have 76 bays and operate 24/7 Bergstol has said the footprint of the warehouse would likely cover about 30 percent of the site with parking and vegetation making up the balance He said the DEC looks for solutions like this to capped landfills “It was a C&D landfill,” said Bergstol using the acronym for construction and demolition debris We are turning this into a cleanup operation and re-use for a ratable.” the Town of Haverstraw considered acquiring the property but did not secure the grants it sought to offset the costs of remediation the site accepted construction and demolition debris from 1962 to 1986 at which time it closed C&D landfills typically receive roadwork material neither zoning nor planning officials questioned Bergstol’s representatives about concerns over noise or truck traffic but officials off the record have expressed concerns Those same officials also point out that there is frequent flooding along Beach Road The site is close to Cedar Brook Pond to the east and Minisceongo Creek to the south The general vicinity is a mixture of industrial uses such as Rockland Green’s transfer station on Beach Road and other industrial warehouses The warehouse proposal does not need a use variance but is subject to a State Environmental Quality Review Act (SEQRA) review and possibly a detailed Environmental Impact Statement (EIS)  if the Planning Board gives the application a “positive declaration.” The Grassy Point Bend project is before the Village’s Planning Board and will need to go before the Village Zoning Board of Appeals for several variances including approvals for a 42-foot height in a zone that allows 35 feet Code requires 908 parking spaces for a 450,000 square foot warehouse The applicant has asked for a variance for only 342 spaces A landowner and developer are awaiting direction from New York State on an environmental cleanup of a former construction landfill before they can move forward with an application before the Village of West Haverstraw Planning and Zoning Boards to build a distribution center and New Jersey developer Efrem Gerszberg are working with New York State Department of Environmental Conservation (NYSDEC) to determine the scope of cleanup and remediation needed on the 34-acre vegetative site sitting in the crook of Railroad Avenue and Beach Road the site was a clay pit quarry used when Haverstraw was a brick-making center The North Rockland Associates site, as it was known, is listed on the NYSDEC’s Solid Waste Site Mitigation and Remediation Priority List The applicants are waiting for remediation recommendations from the NYSDEC “We’ve submitted all our testing and we’re wrapping up our final closure plan to the DEC,” said Bergstol The applicants are proposing a 450,000 square-foot 76-bay warehouse distribution center that would operate 24/7 Bergstol said the footprint of the warehouse would likely cover about 30 percent of the site In the early 2000s, the Town of Haverstraw considered acquiring the property, remediating, and using it for sporting fields, but did not secure the grants it sought to offset the costs of remediation. According to the DEC Village officials have raised a raft of concerns including truck and tractor trailer traffic One village official said warehouses like this “belong on I-287 or state roads not in the back corner on a one-lane road in the small village.” Among the concerns are frequent flooding along Beach Road The warehouse sits in a Planned Light Industrial district on the edge of the Village and abuts sites in the Town of Haverstraw including the Joint Regional Sewage Authority and a newly built warehouse that Haverstraw Town Supervisor Howard Phillips is angling to purchase under the auspices of Rockland Green to create an animal shelter and possibly a detailed Environmental Impact Statement (EIS)  if the Planning Board gives the application a “positive declaration.” The Grassy Point Bend project is before the Village’s Planning Board and will need to go before the Village Zoning Board of Appeals for several variances According to the most recent update to the NYSDEC Inactive Landfill Initiative (ILI) dated July 2022 the Grassy Point site is awaiting groundwater testing by the NYSDEC the NYSDEC takes inventory and evaluates inactive landfills within New York state for potential drinking water and/or groundwater impacts and remediate any solid waste site that may impact public health and to establish a comprehensive plan to mitigate and remediate impacted sites This priority list represents the solid waste sites and inactive landfills that have been shown to impact drinking water sources Landowner Bergstol is better known in the world of golf than warehouse development He is the founder and visionary behind Empire Golf Management which sold Donald Trump the property that became Trump National Golf Club Hudson Valley in Dutchess County Bergstol also developed Hollow Brook Golf Club in Cortlandt as well as numerous clubs in New Jersey he bought property to develop the Minisceongo Golf Club Bergstol sold the golf course two years ago to Mount Ivy LLC of Monsey which bought a majority stake in the 60-acre course for $32 million The limited liability company owns a 78 percent stake while Lindifrim Pomona Limited Partnership owns a 21 percent stake Bergstol is hoping to get development approvals needed for the warehouse development before selling to Gerszberg a real estate development and holding company in Edison Gerszberg and Bergstol share a passion for golf President of Weiss Properties and his company 2020 Acquisitions Titan Golf works with financially challenged private golf clubs to expand the longevity of the golf club Gerszberg has developed residential and commercial projects; 2020 Acquisitions is underway with more than 7 million square feet of warehouse space in New Jersey.