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Planning Board waives new hearing, refers Overlook Farms amended plan to Orange County
Summary
The Board agreed the Overlook Farms changes were minor — smaller clubhouse, new loop parking, pickleball courts instead of tennis courts, added EV chargers — and voted unanimously to circulate the amended site plan to Orange County Planning rather than hold a new public hearing.
The Planning Board voted April 16 to circulate the amended Overlook Farms (Farrell Community) site plan to Orange County Planning after applicant Anthony Guccione described a series of minor changes to the previously approved project.
Guccione said the revisions reduce the clubhouse footprint from 5,085 to 4,150 square feet, replace tennis courts with pickleball courts (reducing impervious surface and tree removals), convert a dead‑end clubhouse parking area to an eyebrow/loop layout that improves circulation while maintaining 21 spaces, and add EV charging across residential and retail parking. He reported the project has received approvals or progress from multiple agencies, including DEC validation for water quality, Army Corps wetlands approval and a three‑stage DOT review for the Route 9W highway work.
Pat Hines (MHE) said the revised Storm Water Pollution Prevention Plan is under review and that some details deferred to building permit will nonetheless need to be resolved prior to stamping. He recommended referral to Orange County Planning because the project is on a state highway. The Board found the changes were below thresholds requiring re‑mailing of adjoiner notices and waived a new public hearing because the changes were not substantial.
The Board voted unanimously to refer the amended site plan to the Orange County Department of Planning (motion by Kenneth Mennerich; second by Stephanie DeLuca). Staff noted that bonds, fees and other conditions will need to be satisfied before final signature and that the applicant intends phased construction with COs issued as sections are completed.
Next steps: staff will forward the county referral and continue review of the revised SWPPP, and the Board will consider county comments and the SEQRA consistency determination on return.
