Planning board approves conditional site plan for Student Bus Company with traffic, water and operational conditions

The Town of Goshen Planning Board approved a conditional major site plan and lot‑line adjustment for Student Bus Company Inc., imposing conditions aimed at limiting traffic impacts, protecting groundwater and ensuring operational controls.

Board members voted to adopt a negative declaration under the State Environmental Quality Review Act (SEQRA) and then to approve an amended resolution of conditional approval for the lot‑line adjustment and major site plan, subject to conditions the board added or clarified during discussion.

Key conditions and requirements placed on the project included:

- A $25,000 contribution from the applicant to the town to fund a traffic study of the Industrial Drive / NY 17M area and to commence preliminary design of any needed intersection upgrades. The funding is to be addressed in a developer’s agreement to be executed prior to issuance of the certificate of occupancy.

- A developer’s agreement to be signed to document the timing and conditions tied to the $25,000 contribution and other agreed measures.

- Operational routing for buses: the board and staff discussed language requiring the applicant to “direct its bus drivers to approach Industrial Drive from the north” so the operation does not add vehicles to the northbound left‑turn movement. Planning staff drafted mitigation language that the board could make a resolvable condition.

- Parking surfacing: proposed parking areas may remain gravel as shown on the plans unless the building inspector finds the surface creates unanticipated nuisance conditions (dust, ponding, excessive maintenance); in that case the applicant must correct the issue to the building inspector’s satisfaction and, if correction fails, pave the areas to the town engineer and building inspector’s satisfaction.

- Vehicle inspection and leak protocols: in accordance with New York State Department of Transportation (NYSDOT) and Federal Motor Carrier Safety Administration (FMCSA) requirements, each vehicle must be inspected; if a leak is detected a drip pan is to be used temporarily and the vehicle taken in for repair; operators are expected to use spill kits to treat any affected area. The board accepted revised language that aligns inspections with state DOT requirements rather than requiring a drip pan under every parked bus.

- Washing and water use: the board added a prohibition on using the on‑site well for washing buses or other vehicles; board members discussed on‑site washing by third‑party vendors that truck in water and collect wastewater off‑site, but the final condition prohibits use of the on‑site well for washing.

- Site‑distance study and roadside vegetation: prior to issuance of a certificate of occupancy the applicant must perform a site‑distance analysis at the intersection of Derland Road and Florida Road and undertake vegetative pruning to improve sight lines if feasible and allowed by the New York State Department of Transportation (NYSDOT). The board acknowledged the town cannot compel tree removal within the DOT right‑of‑way; the condition directs the applicant to contact DOT and pursue pruning only if DOT authorizes it.

- Orange County water main easement: the board noted an historic water main crosses the parcel and that an easement appears to exist. The applicant was required, within 90 days of the resolution, to contact the Orange County Attorney’s Office to determine whether Orange County desires an easement over the existing water line that traverses the property and, if so, to supply documentation of a filed easement to the building department.

- Fueling pad and other site plan revisions: prior to the signing of the final plan the applicant must revise plans to show a concrete fueling pad beneath the bus fueling area and other minor plan updates discussed at the meeting.

- Water supply: the board was told the project will be a non‑transient, non‑community public water supply; the applicant reported work had begun to abandon the existing well and relocate it to the rear of the property and that the county had authorized a one‑year transition for the changeover.

During discussion the board and staff also reviewed daily driver pre‑trip inspection processes (the driver log, DBIR), operation of spill kits and emergency response for out‑of‑service vehicles, and how bus routing would affect nearby intersections. Staff confirmed the applicant provided attorney documentation for some items and that a developer’s agreement was expected to memorialize funding and timing commitments.

The board moved to approve a negative declaration as prepared and later moved to approve the amended resolution of conditional approval “as modified this evening.” The transcript records motions and a voice vote in favor; the board chair called for ayes and none were recorded in opposition on the record.

Why it matters: the conditions target traffic mitigation, groundwater protection and operational controls for a bus terminal proposed next to residential and roadway intersections. The developer’s agreement and the requirement to coordinate with county and state agencies create enforceable steps before the site can open.

Next steps: the applicant must sign a developer’s agreement, provide required plan updates (including a concrete fueling pad), complete the site‑distance analysis and coordinate with NYSDOT and Orange County on pruning and any easement over the existing water main, and obtain the certificate of occupancy only after the town’s conditions are satisfied.