Meeting Overview

Meeting of April 10,  2013

TOWN OF ORANGETOWN   PLANNING   BOARD

 

 

MEMBERS  PRESENT:  Kevin Garvey,  Chairperson;    Bruce Bond; William  Young; Michael   Mandel;  Jeffrey  Golda  and Robert  Dell

 

MEMBERS  ABSENT:    John Foody

ALSO  PRESENT:  Bert von Wurmb,   Department  of Building,  Zoning,      Planning Administration    and Enforcement;  Robert  Magrino,    Deputy  Town Attorney;  Ann Marie Ambrose,   Stenographer  and Cheryl Coopersmith,    Chief  Clerk

 

Kevin Garvey,  Chairperson    called the meeting to order at 7:30  p.m.   Mr.  Garvey read the agenda.     Hearings  as listed  on this meeting’s   agenda which  are made a part of these  minutes were  held   as noted below:

 

Deans Subdivision Plan Prepreliminary/   Preliminary Subdivision    and SEQRA  Review

77.07/2/26;   R-15 zoning  district

Continued: Redesign  Lots

PB #13-14

 

 

Baked  by Angles “Cafe”           Granted:   Conditional          PB #13-15

ConditionalUse Permit              Conditional  Use Permit

Prepreliminary/   Preliminary/    Final

Conditional   Use Permit and SEQRA  Review

69.05/2/76;   CO zoning  district

 

LSI Services, lnc., Site Plan

Prepreliminary/   Preliminary

Site  Plan & SEQRA  Review

76.08/1   /1; LIO zoning district

Continued:  Site  Visit

Required

PB #13-12

 

 

The  Decisions  of the above  hearings,    as attached  hereto,  although  made by the Board before the conclusion   of the meeting  are not deemed  accepted  and adopted  by the Board until  adopted  by a formal  motion for adoption  of such minutes   by the Board.   Following  such approval   and adoption   by the Board,   the Decisions  are mailed to the applicant.   The verbatim  transactions  are not transcribed,    but are available.

 

Since there was no further  business  to come  before the Board, a motion to adjourn  the meeting was made by William  Young  and seconded  by Michael Mandel   and agreed to by all in attendance.   The meeting  was adjourned  at 9:50 p.rn.    The next Planning    Board  nie,eting   is  scheduled   for April 24, 2013.

DATED:  April  10,  2013            (‘    Jno JV\ flC@op-ei~~

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PB #13-15:  Baked by Angles”Cafe” Conditional Use Permit

Granted I Neg. Dec.

 

Town of Orangetown Planning Board  Decision

April 10, 2013

Page 1of6

 

TO:        Diane Banta,  12  Palisades   Avenue,  Nanuet,   New York  10954

FROM:   Orangetown  Planning  Board

 

RE:     Baked  by Angles  “Cafe” Conditional    Use Permit: The application  of Diane Banta,  applicant,  for Jim Damiani  & Jackie  Beers,  owners,  for Conditional    Use Permit  Review,  Prepreliminary/   Preliminary/  Final Review,  (Dominick  Burrascano, attorney  for the applicant)  at a site to be known as “Baked  by Angles  “Cafe” Conditional   Use Permit”,    in accordance  with  Article  16  of the Town  Law of the State of New York,  the Land Development   Regulations  of the Town  of Orangetown,  Chapter  21A of the Code of the Town  of Orangetown.  The site is located  at 3 Veterans  Parkway,  Pearl River,  Town of Orangetown,   Rockland County,  New York, and as shown  on the Orangetown  Tax  Map as Section  69.05, Block 2,  Lot 76 in the CO zoning district.

 

Heard by the Planning  Board of the Town of Orangetown  at a meeting  held Wednesday, April 10, 2013, at which time the Board  made the following determination:

 

Diane Banta and Phyllis  Damiano  appeared  and testified. The Board received  the following  communications:

1. 1. Project  Review  Committee  Report dated April  3, 2013.
2. An interdepartmental memorandum   from the Office of Building,  Zoning, Planning  Administration   and Enforcement,  Town of Orangetown,  signed by John Giardiello,   P.E.,  Director,  dated April  10,  2013.
3. 3. An Interdepartmental  memorandum  from the Department  of Environmental Management  and Engineering  (DEME),  Town  of Orangetown,   signed  by Bruce Peters,  P.,  April 4,  2013.
4. A letter from Rockland County  Department  of Planning,    signed  by

Thomas  Vanderbeek,   P.E.,    Commissioner   of Planning,   dated  March 28, 2013.

5. 5. A letter from the Rockland County  Department  of Highways,  signed  by

Sonny  Lin,  P.E.,   March 28,  2013.

6. 6. A letter from Rockland County  Sewer  District  No.  1,    signed  by

Joseph  LaFiandra,   Engineer  II,  dated  March 21,  2013.

7. An interdepartmental memorandum   from the Bureau  of Fire Prevention,   Town of Orangetown,   signed by Michael  Bettmann,  Chief Fire Inspector,   dated

March 13,   2013.

8. 8. A Short Environmental  Assessment   Form signed  by Diana Banta,  dated

March  13,  2013.

 

 

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9. 9. Plans noting interior layout of storefront, approved by Rockland County Health

Department, dated March 1, 2013.

10. Copy of Building Permit application, dated February 28, 2013.

 

The Board reviewed the Plan

 

There being no one to be heard from the Public, a motion was made to close the

Public Hearing portion of the meeting by William Young and second by Michael Mandel and carried as follows: Kevin Garvey, aye;  Bruce Bond, aye; Michael Mandel, aye; William Young,  aye; Robert Dell, aye; Jeffrey Golda, aye and John Foody,  absent.

 

The proposed action is classified as an “unlisted action”  as defined by Section

617 .2  (ak) of the New York State Environmental Quality Review Regulations (SEQRR). No agency, other than the Orangetown Planning  Board will have any significant involvement in the review process,  pursuant to Section 617.6  of SEQRA. On motion by Michael Mandel and seconded by William Young and carried as follows: Kevin Garvey,  aye; Bruce Bond,  aye; Michael  Mandel,  aye; William Young,  aye; Robert Dell,  aye; John Foody, absent and Jeffrey Golda, aye, the Board declared itself Lead Agency.

 

Pursuant to New York Code, Rules &  Regulations (NYCRR)  Section 617.7,  the Town of Orangetown Planning  Board, as lead agency,  for the reasons articulated in this Board’s  analysis of all of the submissions by the applicant,   interested agencies,  departments and the public, with respect to this project including the Environmental  Assessment Form,  which reasons are summarized   in the motion, hereby determines that the proposed action will not have a significant  impact on the environment and a Draft Environmental  Impact Statement (DEIS) will not be prepared.

 

After having identified the relevant areas of environmental  concern,  namely drainage.,  surface water runoff, land clearing,  vegetation, fauna, traffic and noise levels,  and after having taken a hard look at said environmental  issues, and after having deliberated regarding  such concerns,  and having heard from the

applicant and having heard from the following offices,  officials  and/or Departments:  (Town of Orangetown): Project Review Committee,  Office of Building, Zoning, Planning Administration and Enforcement and Department of

 

 

 

Environmental Management and Engineering,  and having heard from the following  involved and interested  agencies: Rockland  County Department of Highways, Rockland County Sewer No.  1  and having reviewed the proposed plan,  a summary of the reasons supporting this determination  are, and the Planning  Board finds that the proposed action:

-Will  not significantly affect existing air quality or noise  levels;

-Will not significantly  affect existing  surface water quality or quantity or drainage;

-Will  not significantly  affect existing ground water quality or quantity;

-Will not significantly  affect existing  traffic levels;

-Will not create a substantial  increase  in solid  waste production;

-Will  not create a potential for erosion,  flooding,  leaching  or drainage problems;

-Will not have a significant  adverse impact on the environmental  characteristics of our critical  environmental area or environmentally  sensitive sites or features;

-Will not have an impairment of the character or quality of important historical, archeological  or architectural   resources; -Will  not have an impairment of the character or quality of important aesthetic resources;

Will not have an impairment of existing community  or neighborhood character;

-Will not remove or destroy large quantities of vegetation or fauna;

-Will not remove or destroy large  quantities  of wildlife species or migratory fish;

-Will not have a significant   adverse impact  to natural resources;

-Is consistent with the Town of Orangetown’s  Comprehensive/Master Plan;

-Will not have adverse economic or social   impacts upon the Town;

-Will not create a hazard to human health; and

-Will not create a substantial change in the use of land, open space or recreational resources.

 

On motion  by Michael  Mandel and seconded  by William Young and carried as follows: Kevin Garvey, aye;  Michael Mandel,  aye;  Bruce Bond, aye; Robert Dell, aye;  John Foody, absent;  William Young, aye; and Jeffrey Golda,  aye, the Board made a Negative Declaration  pursuant to SEQRA

 

In view of the foregoing and the testimony before the Board,  the application was GRANTEDA CONDITIONAL USE PERMIT,  pursuant 1to Chapter 43, Section  8.1 of the Town of Orangetown Zoning Code. The Board made the following Findings  and Comments:

 

• The proposed use, size and character is in  harmony with the development  in the district  in which it is proposed to be situated and will not be detrimental to the zoning classification  of such properties.

 

• The proposed location and size of the use, nature and intensity of operations involved, and the site layout in relation  to access streets will not be hazardous to pedestrian or vehicular  traffic.

 

 

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• The proposed location of the use will not hinder or discourage development or use of adjacent land and buildings.

 

• The proposed use will not require additional public services or create fiscal burdens upon the Town of Orangetown greater than those which characterize uses permitted by right.

 

In addition, the approval is SUBJECT  TO THE  FOLLOWING   CONDITIONS:

1. The Short Environmental Assessment Form appears to be in order.

 

2. The applicant is advised that the Town of Orangetown has a new F.O.G. (Fat, Oil and Grease) program, which must be complied. The applicant shall contact the Town’s  F.O.G.  Coordinator to determine if this criterion  is applicable.

 

3. Rockland County Rockland County Department of Planning had the following comments which are incorporated herein  as conditions of approval:
4. a. A review  must be completed by the Rockland   County Department of Highways and all required permits obtained.
5. A review must be completed by the Rockland County Department of Health  for the proposed  food establishment,  and any required permits obtained.
6. c. A review shall  be completed by the New York State Department of

Transportation  and any required permits obtained.

 

4. The  Rockland   County   Department   of   Highways   noted  that   North Middletown Road is a County Road.   A Rockland County Highway Department Work Permit  will be required before  any construction  activity on site.

 

5. The Rockland County Sewer District #1 does not object to the plan as shown. This project does not affect any sanitary sewers within the District and request no future correspondence  for this site.

 

6. The Town of Orangetown Bureau  of Fire Prevention   had the following comments which are incorporated   herein as conditions  of approval:
7. Provide 1 exist  sign/emergency  light over the front exist and egress in compliance with Chapter 1 O  of the New York State Fire Code.
8. Provide fire extinguishers  installed  as per NFPA  10.
9. Provide a  NFPA  72  compliant   fire  alarm  system  with  direct connection  to  44  Control,   as  per   Chapter  15   of  the  Town  of

Orangetown Fire  Code.

 

 

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Continuation of Condition #6 .....

 

 

 

96. d. In  any  cooking   or frying  is  being  done,  a type  1     hood  and  duct system  must  be  installed  with  fire  suppression    in  compliance   with NFPA
97. Provide  one   keybox   installed    at   the   front    entrance    for   Fire

Department   access  in   the  event  of  an  alarm   or  fire  after  normal business    hours.  An  order  form  will  be  provided   by  the  Town  of Orangetown  Bureau   of Fire Prevention   Office  upon request.

1. f. If   any  wall  coverings,    carpet   or  ceiling  tiles  are  used,  a  flame

spread  rating  for each must be supplied   to the Town  of Orangetown

Bureau of Fire  Prevention  Office.

1. g. The   applicant    shall   apply   for   and   maintain    a   Certificate    of

Compllance  Fire Safety  Codes and the associated  fee.

 

7. The following  agencies  do not object to the Town  of Orangetown  Planning

Board assuming  responsibilities   of lead  agency  for SEQRA  purposes:

– Rockland  County  Sewer  District #1

– Rockland   County  Department  of Highways

 

 

Overrides

The Board made a motion to override  Conditions    #2 and #3 of the

March 28,  2013  letter  from Rockland   County  Department  of Planning,  signed  by

Thomas  Vanderbeek,   P.E.,   Commissioner  of Planning,   for the following   reasons:

 

#2.  We received  a partial  site  plan,   so it is  difficult to determine  if all of the information  that we seek was provided  elsewhere.     The following

information    must be provided  so that we can do a comprehensive   review:

1)   A bulk table  with all  applicable  bulk regulations    must be provided.    This table  should  show both required  and existing/proposed    conditions;   2) Parking calculations   for the entire site  must be provided.   Since two other uses will share this building,   and since the building  is  located  on the

corner  of North  Middletown  Road, a County  highway,  it  is critical  to be

.      assured  that adequate  parking  is  provided.

 

The Board held  that a Site  Plan was not required  since the application   was for a Conditional    Use Permit.  The building  and parking   is  existing  and the proposed  use is consistent   with  the existing  uses in the building.

 

A motion to override   the condition   was made and moved  by Michael

Mandel  and seconded  by William  Young  and carried  as follows:

Bruce Bond,  aye;  Kevin Garvey,   aye;   Robert  Dell, aye;   Michael   Mandel, aye;  Jeffrey  Golda,   aye; William  Young,   aye and John Foody,   absent.

 

 

 

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PB #13-15:  Baked by Angles “Cafe” ConditionalUse Permit

Granted I Neg. Dec.

 

Town of Orangetown Planning Board Decision

April 10, 2013

Page 6of6

 

 

 

#3. Some of the parking area is shown on the corner of Veterans Parkway and North Middletown Road.  This parking area should only be accessed from Veterans Parkway to avoid conflict points on the County roadway.  In addition, no vehicles shall back out from these parking spots into the County highway.

 

The Board held that a Site Plan was not required since the application was for a Conditional  Use Permit.  The building and parking is existing and the proposed use is consistent with the existing uses in the building.

 

A motion to override  the condition was made and moved by Michael

Mandel  and seconded by William Young and carried  as follows:

Bruce Bond, aye; Kevin  Garvey, aye;  Robert Dell,  aye; Michael Mandel, aye; Jeffrey Golda, aye; William Young, aye and John Foody, absent.

 

 

 

The foregoing Resolution  was made and moved by William Young and seconded by Michael  Mandel  and carried as follows:  Kevin Garvey, aye, Bruce Bond,

aye;  Robert Dell,  aye;  Michael  Mandel,   aye;  John Foody, absent; Jeffrey Golda, aye; and William Young, aye.

 

o:

The Clerk of 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 this Office of the Planning Board.                                                                                   ·

 

Dated: April 10, 2013                 h            (}           (e;~    ~~

Town of Orangetown Plan~~~

attachment

 

 

 

 

State  Environmental   Quality Review  Regulations

NEGATIVE  DECLARATION

Notice of Determination   of Non-Significance

 

 

PB #13-15:  Baked  by Angles “Cafe”   Conditional Use Permit

Granted  I Neg. Dec.

 

Town of Orangetown Planning Board Decision

April 10, 2013

 

This notice is issued pursuant to Part 617 of the implementing regulations pertaining to Article 8 (State Environmental Quality Review Regulation) of the Environmental Conservation Law.

The PLANNING BOARD, TOWN OF ORANGETOWN, as Lead Agency,  has determined that the proposed action described below will not have a significant impact on the environment and a Draft Environmental Impact Statement will not be prepared.

 

NAME OF ACTION: Baked by Angles“Cafe” ConditionalUse Permit

 

SEQR STATUS:     Type I                                                Unlisted XXXXXX

CONDITIONED NEGATIVE DECLARATION:  Yes                No  XXXXXX

 

DESCRIPTION OF ACTION: : Baked by Angles“Cafe” Conditional  Use Permit

Granted I Neg. Dec.

 

LOCATION: The site is located at 3 Veterans Parkway,  Pearl River,  Town of Orangetown,  Rockland County,  New York, and as shown on the Orangetown Tax Map as Section 69.05,  Block 2,  Lot 76 in the CO zoning district.

 

REASONS SUPPORTING THIS DETERMINATION:

The Orangetown Planning Board, as Lead Agency, determined that the proposed action will not have a significant impact on the environment and a Draft Environmental  Impact Statement (DEIS) will not be prepared. The reasons supporting this determination  are as follows:

The project will  not have a significant  impact upon the environment and a DEIS need not be prepared because the proposed action does not significantly  affect air quality,  surface or ground water quality,   noise levels  or existing external  traffic patterns. In addition,  it will have no impact upon the aesthetic,  agricultural  or cultural resources of the neighborhood.   No vegetation, fauna or wildlife species

will be affected as a result of this proposed development.  The proposed action is

consistent  with the Town of Orangetown’s Master Plan and will not have any adverse economic or social  impacts upon the Town or its businesses or residences.

If Conditioned Negative  Declaration, the specific mitigation  is provided on an

attachment.

For Further  Information  contact:

John Giardiello,   P.E.,  Director,  Office of Building,  Zoning  and Planning

Administration and Enforcement;  Town of Orangetown; 20 Greenbush  Road

Orangeburg, NY 10962;  Telephone   Number:  845-359-5100

For Type I  Actions and Conditioned  Negative Declarations,  a copy of this  notice is sent:  – Commissioner,  New York State Department of Environmental Conservation,   – Region 3 Headquarters,   NYSDEC,  -Town Supervisor,   Applicant