Herrick Estates
Approved with conditions
In plain words
Herrick Estates is a housing project in Ramapo, at 37-57 Herrick Ave, 1,2,11,12,21,22,31,32,41,42,51,52 Herrick Parkway, 19,21,23,25 Stephens Place, 14 Morris Ct, Monsey. Approved, with conditions to meet. It would bring 166 homes in 14 buildings. The full record and full history are below.
Address: 37-57 Herrick Ave, 1,2,11,12,21,22,31,32,41,42,51,52 Herrick Parkway, 19,21,23,25 Stephens Place, 14 Morris Ct, Monsey
Jurisdiction: Town of Ramapo (not mailing address)
Town: Ramapo
Status: APPROVED WITH CONDITIONS - Site Development Permit granted
Status date: Planning Board 2026-01-28, motion carries 5-0-0 (Tauber motion, Basch second; ayes Eisenbach, Moster, Basch, Ciment, Tauber; Bineth and Berkowitz blank). Item 2024.005, minutes pp.4-6. ZBA variances granted 2025-12-11, case ZBA 25-318, motion carries 5-0-0, condition: sidewalks on Herrick Ave and Stephens Place.
Plans, designs and renderings
No usable public plan, rendering, or site-plan image is on file for this project yet. A plan set that is SharePoint-only still needs a live-browser pass, and a project with no public plan at all is not given a borrowed image.
Full record
Units: 166 homes in 14 buildings
Stories / height: Not verified
Site: +/- 6.45 acres, west side of Herrick Ave, ~400 ft south of Maple Ave, R-15C, 19 parcels to be consolidated, 16,325 SF play area, stormwater zero-net increase; Tax Lot 57.05-2-11.1 & 11.22, 11.23, 11.24, 13.1-13.12, 15, 16, 17, 18.1 & 18.2
Parking: 216 required, 220 provided (per ZBA minutes 2025-12-11)
Applicant / engineer: Sapphire Ventures / Simon Koth; owners J&M Morris LLC, B&S Herrick LLC, Apton Realty LLC, Balton Realty LLC, Charleston Realty LLC, Darlington Realty; ZBA presenters Attorney Dan Richmond, Engineer Dennis Rocks
Plan set: No site plan packet found by text search. Motion condition recorded: benches, name change, no cut through on Morris Ct. CDRC appearance 2026-01-07; CDRC Report 2026-01-07 is Condition A.
Gaps: Fees paid / final-map endorsement not checked. Later meetings (e.g. 2026-08-25) not fully visually checked, so no claim of no later reversal/amendment. Negative Declaration dates differ by source and were NOT merged: DEC bulletin 2025-11-19, PB resolution says PB issued Neg Dec 2025-11-03, ZBA minutes say PB issued Neg Dec for Unlisted Action 2025-08-29 - approval rests on 2026-01-28 resolution, not any Neg Dec. Site plan packet itself (footprints/heights) still not retrieved.
Next check: Final-map endorsement / fees; construction start; site plan packet via Ramapo News archive Jan 2026 meeting
Blogable: Maybe - second tier
Infrastructure, paths and parks
Verified items only, from this project's plan set, conditions, or board record. A category with nothing listed here means nothing verified yet, not that the project has none.
- Drainage / stormwater: Stormwater designed for zero-net increase in runoff (CMS site summary)
- Sidewalks: Sidewalks on Herrick Ave and Stephens Place, ZBA condition, 2025-12-11 (ZBA 25-318)
- Parks / open space: 16,325 sq ft play area (CMS site summary)
- Parks / open space: Benches, PB motion condition, 2026-01-28
History — old statuses are kept, never overwritten
- 2025-11-19 — NYSDEC Negative Declaration bulletin date. PB resolution says PB issued Neg Dec 2025-11-03; ZBA minutes say 2025-08-29 for Unlisted Action - dates differ, NOT merged (Negative Declaration (dates differ by source)) source
- 2025-12-11 — ZBA variances granted, case ZBA 25-318, 5-0-0, condition: sidewalks on Herrick Ave and Stephens Place (Variances granted) source
- 2026-01-07 — CDRC appearance / CDRC Report dated 7 Jan 2026 (Condition A of later approval) (CDRC report)
- 2026-01-28 — Planning Board grants Site Development Permit with conditions (CDRC + ZBA), 5-0-0; motion adds benches, name change, no cut-through on Morris Ct (APPROVED WITH CONDITIONS) source
Words used on this page
- Negative Declaration: A Negative Declaration means the board found the project would have no significant impact on the environment.
- ZBA: ZBA is the zoning appeals board. It decides requests to vary from the zoning rules.
- CDRC: CDRC is the county review committee. It reviews large projects before the town board decides.