The Monroe Town Planning Board deals with the nitty-gritty of zoning

The Monroe Town Planning Board reviewed two applications in the General Business District, looking to take advantage of a new zoning code permitting the storage of landscaping equipment.

One application was for Monroe Landscaping, located at 18 Stair Way, an approximately 2.07-acre property off of Route 17M. David Higgins of Lanc & Tully Engineering addressed the board on behalf of the applicant, Nicholas Gordon.

Higgins said that an indoor shooting range occupies the property and the applicant is looking to use the rear portions of the property of landscape storage, per the modified zoning code. He said the narrative submitted about the project outlined the plan’s compliance with screening and that the closest residence is about 2,200 feet from the property.

Planning Board Attorney Ashley Torre said she could prepare a resolution for approval for the May 20 meeting and informed the board of the need to wait until it received comments from the county.

Higgins also represented the applicant Paul Reiser, who was seeking to store building contractor equipment on his approximately 73,000-square-foot property at 20 Stair Way.

Higgins said the existing screening provides a buffering of the property and the nearest residence is 2,100 feet away. The site plan also provides an asphalt parking surface for heavy equipment, per the town code requirement, Higgins said.

Torre questioned Higgins on whether the storage containers on the property were there legally. He responded that he understood there was a violation which involved the owner not having site-plan approval to use the property as a contractor storage yard.

Torre asked Higgins to clarify the size of the containers, as that would determine whether they qualify as a re-use of an existing structure. Higgins could not confirm the sizes and said he would discuss how to better designate the storage area with the applicant.

During the review, the board discussed how to define what materials were permitted to be stored on the property. Reiser explained he does store motor oil in the containers for when the vehicles kept on site need their oil to be changed. The board debated whether motor oil counts as a chemical, what the code says regarding the storage of chemicals on the property. Torre clarified the terms of the code, which doesn’t restrict chemical storage, but rather prohibits them from being within 100 feet of the property lines.

A public hearing for this application was set for the May 20 meeting, and Torre was directed to prepare a resolution for possible approval.

During the meeting the board continued its review of Orange and Rockland’s (O&R) proposed substation off of Forest Avenue. Attorney Leslie Snyder, who was one of the representatives present on behalf of O&R, acknowledged the town’s updated tree code and the need to revise the tree plans for the site.

She also addressed lighting concerns, saying it will only be used in the event of an emergency, such as when people’s lights are out and they need to fix the equipment. She claimed the lighting levels fell under town standards.

Planning Board Chairperson Bonnie Franson said the board would consider this view, noting the town has a “dark sky” policy, which limits certain lighting. She also acknowledged her understanding that the lights would only be used during an emergency.

Franson also expressed her concern about the proposed grading and its impact on storm water management.

A public hearing for the project was scheduled for May 20.