Meeting Overview

TOWN  OF ORANGETOWN   ARCHITECTURE   AND  COMMUNITY  APPEARANCE BOARD OF REVIEW- MEETING OF JANUARY 7, 2016

 

MEMBERS PRESENT: Blythe Yost, Vice-Chairperson; Bruce Jensen; Brian Terry; Andrew Andrews, and Brian Aitcheson

 

MEMBERS ABSENT:  Deborah Stuhlweissenburg

 

 

ALSO PRESENT: Rick Pakola, Deputy Town Attorney; Ann Marie Ambrose, Stenographer and Cheryl Coopersmith, Chief Clerk

 

Blythe Yost, Vice-Chairperson, called the meeting to order at 7:30 p.m.

Ms Yost read the agenda.  Hearings as listed on this meeting’s agenda which are made a part of these minutes were held as noted below.

 

 

Fiesta Mexico Plan Review of Outdoor Dining Plan	Approved  as	ACABOR #16-01
380 Route 303, Orangeburg	Presented
74.11/1/7; CC zoning district
319 Blauvelt  Road Subdivision		ACABOR #16-02
Review of Subdivision Plan	Approved
319 Blauvelt Road, Pearl River	Subject to
69.09/5/74; R-15 zoning district	Conditions
Brightview  Senior Living		ACABOR #16-03
Lake Tappan Plans Review of Site/	Approved
Landscaping/Structure Plans	Subject to
31 Hunt Road, Pearl River 73.15/1/1 O;  R-80 zoning district	Conditions

 

A motion was made to adjourn the meeting by Blythe Yost and seconded by Andrew Andrews and agreed by all in attendance. The Decisions on the above hearings, which Decisions are made by the Board before the conclusion of the meeting, are mailed to the applicant. The verbatim minutes are not transcribed, but are available. As there was no further business before the Board, the meeting was adjourned at 8:30 p.m. The next ACABOR Meeting is scheduled for January 21, 2016.

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Dated: January 7, 2016              tJl\Oti..vtP     C..Oo\;;;)Q..<..~

Cheryl Coopersmith                            … ~  –                        J

Chief Clerk Boards and Commissions

 

 

 

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ACABOR #16-01: Fiesta Mexico Outdoor  Dining – Approved  as Presented

 

 

Town of Orangetown  – Architecture   and Community  Appearance  Board of

Review Decision

 

January 7, 2016

Page 1of2

 

TO: FROM:

Alfredo  Zaldivar,  380 Route 303, Orangeburg,  New York 10962

Architecture  and Community  Appearance   Board of Review

 

 

RE:                 Fiesta Mexico Outdoor  Dining Plan: Application  of Patricia Zaldivar, applicant,  for Alfredo  Zaldivar,  owner, for the review of an Outdoor  Dining Plan,

at a site known as “Fiesta  Mexico Outdoor  Dining  Plan”, in accordance  with

Article  16 of the Town  Law of the State of New York and Chapter  2 of the Code of the Town of Orangetown.   The site is located at 380 Route 303, Orangeburg, Town of Orangetown,  Rockland  County,  New York, and as shown on the Orangetown  Tax Map as Section  74.11,  Block  1, Lot 7; in the CC zoning  district.

 

Heard by the Architecture  and Community  Appearance   Board of Review of the Town of Orangetown  at a meeting  held Thursday,  January 7, 2016, at which time the Board made the following  determinations:

 

Patricia Zaldivar  appeared  and testified. The Board received the following  items:

1. Photographs of the railing, umbrellas, furniture,  and paving  used at the outdoor  dining area.

 

1. Site Plan depicting location of outdoor  dining area in relation to existing restaurant.

 

FINDINGS OF FACT:

 

1. The Board found that the applicant presented  photographs  and a hand drawn  layout of the outdoor  dining area. The applicants  stated that they purchased  the building with the existing  outdoor  patio and have used it for many years.   Recently,  the Town  of Orangetown  Building’s  Department informed  them that they required  Outdoor  Dining Permits to continue  the operation  of the outdoor  seating  area.  Permit approval  was required from both the Zoning  Board of Appeals  and the Architecture  and Community Appearance   Board of Review.

 

2. The Board found that the applicant applied for and obtained  the required Outdoor  Dining Variance  at the January  6, 2016 Town of Orangetown Zoning  Board of Appeals  Meeting  as ZBA #15-101.

 

3. The Board found that the furniture used at the outdoor  dining area included  solid black colored  and mosaic decorative  tables,  black chairs and blue and pink umbrellas.  A water feature/fountain   enhanced  the site.

 

4. The Board found that there were no residences  abutting  the outdoor dining area.

 

5. The Board found that parking cars may encroach upon the seating  area and suggested  placing  railing, bollards  or extending  the existing  brick wall to deter cars from entering  the dining area.

 

The hearing was then opened  to the Public.  There  being no one to be heard from the public, the Public Hearing  portion of the meeting was closed.

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ACABOR #16-01: Fiesta Mexico Outdoor  Dining – Approved  as Presented

 

Town of Orangetown  – Architecture  and Community  Appearance  Board of

Review Decision

 

 

January 7, 2016

Page 2of2

 

 

 

DECISION: In view of the foregoing and the testimony before the Board, the application was APPROVED AS PRESENTED.

 

 

The foregoing resolution was presented and moved by Brian Terry and seconded by Blythe Yost and carried as follows: Blythe Yost, Vice..chairperson, aye; Andrew Andrews, aye; Brian Terry, aye; Bruce Jensen, aye;

Brian Aitcheson, aye, and Deborah Stuhlweissenburg, absent.

 

The Clerk to the Board is hereby authorized, directed and empowered to sign this Decision  and file a certified copy in the Office of the Town Clerk and the Office of the Architecture and Community Appearance Board of Review.

 

Dated: January 7, 2016

Cheryl Coopersmith

Chief Clerk Boards and Commissions

 

 

 

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TO:

 

 

FROM:

Donald  Brenner,  4 Independence  Avenue,  Tappan, New York,  10983

Architecture  and Community  Appearance   Board of Review

 

 

RE:                 319 Blauvelt  Road Subdivision  Plan: The application  of Jay Theise, applicant,  for Joseph  Rooney,  owner,  {Donald  Brenner,  attorney for the

applicant),  for the review of a 2 lot Subdivision  Plan at a site to be known as

“319  Blauvelt   Road  Minor  Subdivision    Plan”,  in accordance  with Article  16 of the Town Law of the State of New York and Chapter  2 of the Code of the Town of Orangetown.  The site is located  at 319 Blauvelt  Road, Pearl River, Town of Orangetown,  Rockland  County,  New York, and as shown on the Orangetown

Tax Map as Section  69.09,  Block 5, Lot 74; in the R-15 zoning  district.

 

 

Heard by the Architecture  and Community  Appearance   Board of Review of the Town of Orangetown  at a meeting  held Thursday,   January   7, 2016, at which time the Board made the following  determinations:

 

Donald  Brenner,  Joseph  Rooney,  Jay Greenwell  and Jay Theise  appeared  and testified.   The Board received the following  items:

 

1. Subdivision Plans prepared by Jay Greenwell,  PLS dated July 30, 2015:

 

• Drawing  1   of 2: Subdivision  of Property,  revised  December  14, 2015

 

• Drawing 2 of 2: Grading, Drainage  & Utility Plan with Erosion  Control, revised  November  17, 2015

 

• Screening  Exhibit for Common  Driveway

 

2015. Material Sheet, signed by Joseph Rooney, dated November 19, 2015.

 

1. Planning Board Decision #15-50, Preliminary Subdivision Plan Approval Subject to Conditions/ Neg. Dec., dated October 14, 2015 and ZBA #15-97, dated November 4, 2015 for Lot Area and Lot Width Variances for Lot #1 and Street Frontage Variance for Lot #2, Approved.

 

FINDINGS OF FACT:

 

1. The Board found that this application is reviewing only the subdivision of property and not reviewing or approving site or architectural plans.

 

2. The Board found that the individual sites and houses would be reviewed at the time each lot would be developed.

 

3. The Board found that the applicant appeared at the Town of Orangetown Planning Board Decision #15-50, Preliminary Subdivision Plan Approval Subject to Conditions/ Neg. Dec., dated

October 14, 2015 and ZBA #15-97, dated November 4, 2015 for Lot Area and Lot Width Variances for Lot #1 and Street Frontage Variance for Lot #2.

 

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Public Comment:

 

James  Reilly, 144 East Central Avenue,  Pearl River, representing  the abutting  property owner, Amabile,  at 323 Blauvelt  Road, raised concerns regarding  the orientation  of the proposed  house on Lot #1.  Mr. Reilly held

that the orientation  of the proposed  house on the front  lot would derogate  the

value of the neighborhood   properties.

 

Michael Amabile,  a professional  Planner,  representing  his parents,  residents of 323 Blauvelt  Road, raised concerns  regarding  the orientation  of the house on Lot #1.  He noted that flag lots do not exist on his parent’s  side of Blauvelt Road.  Mr. Amabile  held that having the orientation  of the proposed  house toward  his parent’s  lot line would  change the street scape of Blauvelt  Road as well as have their privacy compromised.    He requested  that the front of the house be rotated to Blauvelt  Road or that the house be designed  to have Blauvelt  Road as the front entryway.

 

There  being no one else to be heard from the public, the Public Hearing portion of the meeting was closed.

 

 

DECISION: In view of the foregoing  and the testimony  before the Board, the application  was APPROVED SUBJECT TO THE FOLLOWING CONDITIONS:

 

1. Prior to any construction, grading  or removal  of trees on the site, the applicant  must return to ACABOR  for review and approval  of any construction  on the site.
2. This application is reviewing  only the subdivision  of property  and not reviewing  or approving  site or architectural  plans.

 

3. Trees to be saved shall be protected with snow fencing  to the drip line during  construction

 

4. No grading  is to take place within five feet of any property  line, except as specified  on the approved  site plan.

 

5. The applicant shall comply  with the requirements  of Section  21-25 of the

Town of Orangetown  Shade Tree Ordinance.

 

The foregoing  resolution  was presented  and moved  by Blythe Yost and seconded  by Brian Aitcheson  and carried  as follows:,  Blythe Yost,

Vice-Chairperson,    aye; Andrew  Andrews,  aye; Brian Terry,  aye, Bruce Jensen, aye; Brian Aitcheson,  aye, and Deborah  Stuhlweissenburg,   absent.

 

The Clerk to the Board is hereby authorized,  directed  and empowered  to sign this Decision  and file a certified  copy in the Office of the Town Clerk and the Office of the Architecture  and Community  Appearance   Board of Review.

 

Dated: January 7, 2016

Cheryl Coopersmith

Chief Clerk Boards and Co~m~~~~~J::JlQ   N/,\01

 

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TO:

 

FROM:

Donald Brenner, 4 Independence Avenue, Tappan, New York

10983

Architecture and Community Appearance Board of Review

 

 

RE:               Brightview Senior Living Lake Tappan Plans: The application of Shelter Development LLC, applicant for Hegarty Homes, owner, (Donald Brenner, attorney for the owner), for the review of Site, Landscaping and Structure Plans at a site to be known as “Brightview   Senior Living  Lake Tappan Plans”,  in accordance with Article 16 of the Town Law of the State of New York and Chapter 2 of the Code of the Town of Orangetown. The site is located at 31 Hunt Road, Pearl River, Town of Orangetown, Rockland County,

New York, and as shown on the Orangetown Tax Map as Section 73.15, Block 1, Lot 1 O;   in the R-80 zoning district.

 

 

Heard by the Architecture and Community Appearance Board of Review of the Town of Orangetown at a meeting held Thursday,  January 7, 2016, at which time the Board made the following determinations:

 

Donald Brenner, Diego Villareale, Bonita Cook and Maria Miller appeared and testified for the applicant. The Board received the following items:

 

1. Site Plans prepared by JMC Site Development Consultants dated

June 8, 2015, last revision date of December 17, 2015:

• PSP-1: Cover Sheet
• PSP-2: Site Existing Conditions Plan
• PSP-3: Preliminary Site Layout Plan
• PSP-4: Preliminary Site Grading Plan
• PSP-5: Preliminary Site Utility Plan
• PSP-6: Preliminary Site Erosion and Sediment Control Plan
• PSP-7: Preliminary Site Landscaping Plan
• PSP-8: Preliminary Site Landscaping Plan
• PSP-9: Site Lighting Plan
• PSP-10: Construction Details
• PSP-11: Construction Details
• PSP-12: Construction Details
• PSP-13: Construction Details
• PSP-13: Construction Details
• PSP-13: Construction Details

 

 

 

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ACABOR #16-03: Brightview  Senior Living  Lake Tappan Site, Structure,  and

Landscaping  Plans: Approved  Subject to Conditions

 

 

Town of Orangetown  – Architecture   and Community  Appearance  Board of

Review Decision

 

January 7, 2016

Page 2of4

 

 

 

8. Architectural Plans prepared by JAL Architecture and Engineering P.C., dated

December 17, 2015:

• First Floor Plan
• Second Floor Plan
• Third Floor Plan
• Roof Plan
• Sheet 01: Exterior Elevation
• Sheet 02: Exterior Elevation
• Sheet 03: Exterior Elevation

1. Proposal of Exterior Finishes, Brightview Senior Living – Lake Tappan, New

York, dated December 17, 2015, prepared by JAL Architecture and

Engineering, P.C.

 

2015. Material Sheet dated December 16, 2015.

 

2015. Copies of Board Decision: PB #15-40, Preliminary Site Plan Approval Subject to Conditions, Neg. Dec. dated September 9, 2015 and ZBA #15-90, Special Permit, Front Yard, Rear Yard, Parking Spaces per Bed, Floor Area Ratio, Sign Size and Location: Variances Approved, dated November 18, 2015.

 

 

FINDINGS OF FACT:

 

1. The Board found that the applicant proposed to construct an assisted senior housing development, consisting of 140 apartments. The site is located at the intersection of Hunt Road and Orangeburg Road on Lake Tappan, Orangeburg. The developer would be improving the abutting property along Hunt Road with parking spaces for the American Legion, and Town of Orangetown Little League and soccer ball fields and park lands are located nearby.

 

2. The Board found that the applicant has obtained the needed zoning variances from the Town of Orangetown Zoning Board on

November 18, 2015 and Preliminary Site Plan Approval Plan Approval from the Planning Board on September 9, 2015.

 

3. The Board found that the proposed structures would be as follows:

 

1. Vinyl siding in two colors, 7″ shingle style in Northwoods in Autumn Red and 4″ Clapboard Style in Monogram in Natural Clay, both manufactured by Certainteed, or equal.

 

1. Decorative stonework placed as noted on the submitted Exterior Elevation Plans, manufactured by Eldorado Stone in Shadow Rock Series in Teton and the mortar would be 80x DH Chocolate, or equal.

 

 

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1. Roof in asphalt shingles, manufactured by Certainteed in Pewterwood, or equal. The flat roof area would be white and the Turret roof would be standing seam in light bronze.

 

1. Windows in white and the decorative picture windows would be white.

 

1. Main entry door in Mahogany and the Balcony Doors would be white.

 

1. Railing system manufactured by Certainteed, or equal, and the color in white. The deck system would be manufactured by Enduris Endeck System, or equal. Trim would be Azek, or equal, and PVC in white, autumn, red and natural clay.  Decorative Columns would be Azek Column Wrap, or equal.

 

4. The Board found that the exterior lighting would be Kichler Lighting Salisbury Wall Lantern, or equal, in Black located at the Main entry and balcony doors, secondary entry doors and where applicable. Three foot high Bollard lighting and 16 foot high Luminaires would be placed at various locations along the sidewalks, driveway and parking lot area, as noted on the submitted plans.

 

5. The Board found that the landscaping plan presented significant planting on the site, which included three landscaped garden areas for use by the residents. The Board commended the applicant on the proposed gardens, landscaping and the residential feel of the building design.

 

 

 

The hearing was then opened to the Public. Public Comment

Thomas Warren, 49 Minuteman Circle, member of the American Legion Post and Member of the Town of Orangetown Planning Board, stated that Brightview

has been very accommodating to the American Legion and has met with the

Post to discuss all concerns.  One of their concerns was the installation of speed bumps on Hunt Road as a potential maintenance issue. They resolved the problem by having the Little League install temporary speed bumps for their season, rather than permanent bumps. Also, upon the suggestion of the Post, the applicant is installing a third gate between the two sites, for easier access to the building in the event of an emergency.

 

Dennis Scherer, 599 Orangeburg Road, member of the American Legion Post, stated his support for the proposed project.

 

Don O’Neil, 466 Orangeburg Road, wanted to make sure that the property owner of Tax Lot #73.15-1-11 was contacted and that they were aware that development was occurring close to their property.

 

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There being no one else to be heard from the public, the Public Hearing portion of the meeting was closed.             .                                                                                       hi  uo1

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DECISION: In view of the foregoing and the testimony before the Board, the application was APPROVED SUBJECT TO THE FOLLOWING CONDITIONS:

 

1. The Board found that the proposed structures will be as follows:

 

1. Vinyl siding in two colors, 7″ shingle style in Northwoods in Autumn Red and 4″ Clapboard Style in Monogram in Natural Clay, both manufactured by Certainteed, or equal.

 

1. Decorative stonework placed as noted on the submitted Exterior Elevation Plans, manufactured by Eldorado Stone in Shadow Rock Series in Teton and the mortar will be 80x DH Chocolate, or equal.

 

1. Roof in asphalt shingles, manufactured by Certainteed in Pewterwood, or equal. The flat roof area will be white and the Turret roof will be standing seam in light bronze.

 

1. Windows in white and the decorative picture windows will be white. e. Main entry door in Mahogany and the Balcony Doors will be white.
2. The exterior lighting will be Kichler Lighting Salisbury Wall Lantern, or equal, in Black located at the Main entry and balcony doors, secondary entry doors and where applicable. Three foot high Bollard lighting and 16 foot high Luminaires will be placed at various locations along the sidewalks, driveway and parking lot area, as noted on the submitted

plans.

 

3. Trees to be saved shall be protected with snow fencing to the drip line during construction

 

4. No grading is to take place within five feet of any property line, except as specified on the approved site plan

 

The foregoing resolution was presented and moved by Andrew Andrews and seconded by Bruce Jensen carried as follows; Blythe Yost, Vice-Chairperson, aye; Deborah Stuhlweissenburg, absent; Bruce Jensen, aye; Brian Terry,

aye, and Andrew Andrews, aye.

 

The Clerk to the Board is hereby authorized, directed and empowered to sign this Decision  and file a certified copy in the Office of the Town Clerk and the Office of the Architecture and Community Appearance Board of Review.

 

Dated: January 7, 2016

Cheryl Coopersmith

Chief Clerk Boards and Commissions

 

 

 

 

 

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