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Suffern planning board moves Le Chocolat expansion forward, sets escrow and circulates plans for agency review
Summary
The Village of Suffern Planning Board reviewed a multi‑floor expansion for Le Chocolat at 1 Ramapo Avenue on Feb. 19, established a $3,500 escrow for outside review, declared its intent to be lead agency under SEQRA and directed circulation to regional and state agencies before returning the matter to the March 19 meeting.
The Village of Suffern Planning Board on Feb. 19 reviewed a site plan for an expansion and partial vertical addition at Le Chocolat, 1 Ramapo Avenue, and voted to establish a $3,500 escrow for review by Nelson Pope, declare its intent to be lead agency under the State Environmental Quality Review Act (SEQRA) and circulate the application to applicable agencies before continuing the matter to the board’s March 19 meeting.
The proposal calls for a two‑story addition of about 23,000 square feet per floor of manufacturing space with a smaller, set‑back third floor for administrative offices and an employee terrace; reconfigured parking with one below‑grade level and at‑grade parking screening aimed at minimizing visual impacts across the street; and two new loading docks sized for panel trucks. Attorney Ira Emmanuel said the applicant had scaled back earlier, larger options — including an above‑grade parking garage and a cafe — and was presenting a “plain vanilla” expansion to respond to past board concerns.
Board members and the applicant’s team described several outstanding regulatory and technical issues. Engineer Avi Weinberg said most requested variances are preexisting, primarily area variances created by the existing building footprint. Architect Rob Bernstein described the interior program: basement storage, two 23,000‑square‑foot manufacturing floors and a roughly 9,000‑square‑foot, set‑back third floor containing offices and an employee terrace not open to the public. Owner Sam Ratenberg told the board he needs extra space to comply with production requirements referenced by outside regulators.
Neighbors’ concerns and board questions focused on flood vulnerability, easement access, screening and circulation. Weinberg said the design would minimize increases in light at property lines, add screening along the perimeter (the team proposed Green Giant arborvitae), and include a truck turnaround. The team said stormwater controls and floodproofing strategies would be refined during engineering design and that storage in the lower level would be raised above the base flood elevation where feasible.
The board agreed to set an escrow of $3,500 for review by Nelson Pope (the village’s contract planning firm), declared its intent to serve as lead agency for SEQRA, and voted to circulate the materials to County Planning, New Jersey Transit and other appropriate state and county reviewers. The board set a procedural continuation for March 19 to await reviews and any requested revisions.
“I’d suggest sending it to New Jersey Transit,” a board member said; the applicant’s counsel agreed to provide a complete easement packet and other documents to the board on request. No variances were granted at the Feb. 19 meeting; applicants and their team were directed to pursue zoning variances before the Zoning Board where required.
The motions to set escrow, declare lead agency and circulate the plan carried on recorded voice votes (all: “aye”), with no recorded “no” votes noted in the transcript.
Looking ahead, the board will review agency comments and, if appropriate, set a public hearing at a future meeting.
