What's The Big Deal?

What’s The Big Deal? Rockland Green Buys Warehouse On Beach Road For Future Animal Shelter; Jaguar/Land Rover Dealership Property Closes In West Nyack; Residential School To Rise On College Road In Monsey

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Rockland Green Closes On 15,000 Square Foot Warehouse On Beach Road For Future Animal Shelter

Proposed Animal ShelterRockland Green, Rockland County’s Solid Waste Management Authority, purchased a 15,000 square foot warehouse at 427 Beach Road in West Haverstraw. The seller was Stony Point-based Beach Road Industrial LLC. The purchase price was $3.8 million, $253 per square foot. The closing was on January 23, 2024.

The 3.39 acre parcel with frontage on Ecology Road is slated to become Rockland Green’s new animal shelter. The cost of acquisition and build-out is estimated to be $18 million, or about $1,200 per square foot. During 2023, Rockland Green leased the empty warehouse for $18,750 per month.

Rockland Green has engaged New Mexico-based architecture firm BDA Architecture, P.A. for design services for the renovation of the existing building and conversion to an animal shelter. Construction on the renovation of the warehouse is expected to start in May, 2024 and last one year.

The public authority has authorized the issuance of Bond Anticipation Notes in the amount of $10 million to reimburse itself for the acquisition costs as well as other costs incurred related to architecture, design, lease costs during 2023, and other soft costs related to the acquisition. The Bond Anticipation Notes are slated to be replaced by General Obligation Serial Bonds in the future.

According to Rockland Green’s most recently released documents, the new shelter design will accommodate space for 116 cats and 53 dogs. The new shelter is across Ecology Road from a proposed 454,000 square foot warehouse/distribution center on 30 acres on a former uncapped construction debris landfill.

The warehouse building, located close to Cedar Pond Brook, a tributary of the Hudson River, is in an “AE” flood zone, as designated by FEMA (Federal Emergency Management Agency). AE zones are subject to 100-year floods.

Jaguar/Land Rover Dealership Project Closes on Route 59 In West Nyack

Jaguar Land RoverCARS DB4, a limited partnership based in McLean, Virginia, closed on two parcels at 236 and 250 West Route 59 in West Nyack. CARS DB4 is an investor in real estate that is net leased to franchised automobile dealerships across the United States and Canada, The seller was BC Property Company Nanuet, LLC.

The acquisition price on the 3.4 acres site was $10.75 million. Financing in the amount of $3.3 million was provided by Citibank.

The property is zoned RS (Regional Shopping) which permits motor vehicle dealerships and related uses.

The Town of Clarkstown approved plans for the property to serve as a new Jaguar/Land Rover motor vehicle dealership and service facility. Approved was a 31,300 sq. ft. building which will include 16,000 square feet of showroom display area, customer lounge and amenity spaces, and associated offices and administrative functions related to vehicle sales, and 15,300 square feet of service department, wash and detail bays, parts storage, and associated storage, utility, and technician support spaces. 150 parking spaces are planned and access will be through the Route 59 Service Road.

Portions of the rear of the site are situated within the 500 year and 100-year floodplain.  In order to accommodate the parking required for sales and storage aspects of the proposed use, the developer applied for and received a special use permit from the Clarkstown Zoning Board of Appeals to permit parking and driveways to be located in the floodplain. The developer also received area variances for setback and buffer requirements.

Because the site contains 1721 square feet of wetlands, a Joint Permit Application to the New York State Department of Environmental Conservation and the Army Corp. of Engineers for a Freshwater Wetlands and Stream Disturbance Permit was filed and a permit was issued in June of 2022.  The developer allowed to fill the existing wetlands and is required to create 2613 square feet of replacement wetlands.

The parcels are vacant now, and were previously owned by Eklecco, the owner of the Palisades Center mall. The two parcels previously housed a bank and fast-food restaurant.

Salonniere Acquires Its Building In Nyack For $625,000

The retail storefront housing the Salonniere at 79 South Broadway in Nyack sold to SGM South Nyack, LLC for $625,000. The seller was the Constance Pepe Family Trust. The Salonniere is owned by Marcella Mazzeo. The parcel is .05 acres. The retail site was formerly the home of Brooklyn Bread & Sweets.

Funding Secured For 45,000 Square Foot Residential School In Monsey On College Road

67 College RoadThe properties at 67 and 71 College Road in Monsey have been acquired by Congregation Divrei Chaim for $900,000 each. A plan to build a 45,000 square foot college and dormitory was approved by the Town of Ramapo, and loan for the construction in the amount of $8.6 million was provided by Lakeland Bank of Oak Ridge, New Jersey.

The site is 1.56 acres in the R-25 residential zone.

Numerous variances were granted, including for lot area, lot width, side setbacks, street frontage, maximum development coverage and floor area ratio (FAR). The FAR variance was 80 percent for the school building. A variance was required for maximum development coverage which was exceeded by 190 percent.

According to the original application, the school is expecting 200 students to study and reside on site.

The Rockland County Planning Board, as part of its review in accordance with the General Municipal Law (GML) recommended disapproval of the planned project, based on non-compliance with bulk standards and over-utilization of the site.

The sites were formerly occupied by a single family home.