Meeting Overview

MINUTES

ZONING BOARD OF APPEALS

April  2, 2014

 

MEMBERS PRESENT:

 

JOAN SALOMON PATRICIA CASTELLI MICHAEL BOSCO THOMAS  QUINN

DANIEL SULLIVAN,  CHAIRMAN LEONARD FEROLDI, ALTERNATE

 

ABSENT:

NONE

 

 

ALSO  PRESEN1:

Dennis  Michaels;  Esq. Ann Marie Ambrose, Deborah  Arbolino

Deputy  Town Attorney Official Stenographer Administrative   Aide

 

 

This meeting  was called to order at 7: 00 P.M. by Mr. Sullivan,  Chairman.

 

Hearings  on this meeting’s agenda, which are made a part of this meeting, were held as

noted below:

 

 

 

APPLICANTS

 

 

CONTINUED ITEM: LSI SERVICES

76.08 / 1/1;     LIO zone

 

NEW ITEMS:

 

KENNEY

69.101113;       R-15 zone

PUBLISHED ITEMS DECISIONS

 

 

POSTPONED                                    ZBA#13-80

 

 

 

SIDE YARD, TOTAL                          ZBA#14-23

SIDE YARD  AND BUILDING HEIGHT VARIANCES APPROVED

 

MAGEE

69.14 / 3 / 34; R-15   zone

FLOOR AREA  RA TIO, FRONT YARD, SIDE YARD, TOTAL  SIDE YARD VARIANCES  APPROVED

ZBA#14-24

 

Minutes

Page 2 of2

 

 

 

In response  to requests  from the Orangetown   Planning  Board,  the Zoning  Board of Appeals:  RESOLVED,   to approve  the action of the Acting  Chairperson  executing  on behalf of the Board   its consent to the Planning  Board  acting   as Lead Agency   for the State Environmental Quality  Review  Act (SEQ RA) coordinated  environmental  review of actions pursuant  to SEQRA  Regulations§  617.6  (b)(3) the following  applications:  Lewis Avenue  Subdivision  Site Plan,  227 Main  Street, Pearl River, N.Y. 68.12 / 1/51;    RG

zone; and FURTHER  RESOLVED,   to request   to be notified  by the Planning  Board of

SEQ RA proceedings,  hearings,  and determinations  with respect  to these matters.

 

 

 

THE DECISIONS  RELATED  TO THE ABOVE  HEARINGS   are inserted herein  and made part of these minutes.

 

The verbatim  minutes,  as recorded  by the Board’s  official  stenographer   for the above hearings,  are not transcribed.

There being no further business  to come before the Board,  on motion  duly made, seconded  and carried,  the meeting  was adjourned  at 8 :00 P .M.

 

Dated:   April 2, 2014

 

DISTRIBUTTON: APPLICANT

TOWN ATTORNEY

DEPUTY TOWN ATTORNEY

TOWN BOARD MEMBERS

BUILDING !NSPECTOR (Individual Decisions)

Rockland County  Planning

 

ZONING  BOARD  OF APPEALS TOWN  OF ORANGETOWN

 

 

 

By~~

Deborah  Arbolino

Administrative Aide

 

DECISION

 

SIDE YARD, TOTAL SIDE YARD AND BUILDING HEIGHT VARIANCES

APPROVED

 

To:   Richard  Kenney

64 Villa Road

Pearl River,  New York  10965

ZBA#   14-23

Date:  April  2, 2014

 

 

FROM:  ZONING  BOARD OF APPEALS:  Town of Orangetown

 

 

ZBA#l4-23:    Application  of Richard  Kenney  for variances  from Chapter  43 (Zoning)  of the Orangetown  Code,  Section  3.12,   Group M, R-15 District,  Columns   9 (Side Yard: 20′ required,   13.6′   existing  and 9′ proposed),    10 (Total  Side Yard:  50′  required,  41.8′ existing  and 33′ proposed),   and 12  (Building  Height:  13’6″  permitted,   16′ 4″ proposed) for an addition  to an existing  residence.  The premises  are located  at 64 Villa Road,  Pearl

River, New York  and are identified  on the Orangetown  Tax Map as Section  69.10,  Block

1, Lot 3; R-15 zoning  district.

 

 

 

Heard by the Zoning  Board  of Appeals  of the Town  of Orangetown  at a meeting  held on Wednesday,  April 2, 2014 at which time the Board made the determination  hereinafter set  forth.

 

 

 

Richard  Kenney  appeared  and testified. The following  documents  were presented:

1. Architectural plans  dated  11/15/2012     by Harry  Goldstein,  Architect.  (2 pages)
2. 2. Survey dated February  21,   2014 by Anthony  Sorace,  P.L.S ..
3. Four letters  from abutting property owners  in support  of the application.

 

 

 

Mr.   Sullivan,  Chairman,  made  a motion  to open the Public  Hearing  which  motion  was seconded  by Ms.  Castelli  and carried unanimously.

 

On advice of Dennis  Michaels,  Deputy  Town Attorney,   counsel to the Zoning  Board of Appeals,  Mr.  Sullivan   moved  for a Board determination  that the foregoing  application  is a Type II action  exempt  from the State Environmental   Quality Review  Act (SEQRA), pursuant  to SEQRA  Regulations   §617.5  (c) (9), (10), (12) and /or (13); which does not require  SEQ RA environmental   review.  The motion  was seconded  by Ms. Castelli and carried  as follows:  Ms.  Salomon,  aye;  Ms.  Castelli,  aye; Mr. Bosco,  aye;  and Mr. Quinn, aye; and Mr. Sullivan,  aye.

 

Richard  Kenney  testified  that he has a split cape style house;  that the house  is old and in need of repairs;  that the garage  side of the house  is set back and they would  like to make it even with the front of the house;  that they are removing  the second story of the house

and rebuilding  it; that they are proposing  a front porch  and the existing  screened-in  porch

inthe  rear of the house would be removed  and replaced  with a great room; that the great room  would be three feet longer  and two feet wider than the existing  screened-in  porch; that the house  sits at an angle to the property  line;  that he has owned the house for twelve years; and that they are hoping  to make it into their dream home.

 

 

Kenney

ZBA#14-23

Page 2 of  4

 

 

Public  Co1mnent:

 

 

No public  comment.

 

 

The Board  members  made personal  inspections  of the premises  the week before  the meeting  and found them to be properly  posted  and as generally  described  on the application.

 

A satisfactory  statement  in accordance  with the provisions  of Section  809 of the General

Municipal  Law of New York was received.

 

 

Mr. Sullivan made  a motion  to close the Public  Hearing  which  motion  was seconded by

Ms.  Salomon  and carried unanimously.

 

FINDINGS OF FACT AND  CONCLUSIONS:

After personal  observation  of the property,  hearing  all the testimony  and reviewing  all the documents  submitted,  the Board  found and concluded  that the benefits  to the applicant  if the variance(s)  are granted  outweigh  the detriment  (if any) to the health,  safety and

welfare  of the neighborhood   or community  by such grant,  for the following  reasons:

 

 

 

1. · The requested  side yard, total  side yard and building  height  variances  will not

produce  an undesirable change  in the character  of the neighborhood   or a detriment  to nearby properties.  The house  was originally  constructed  at a slight angle to the property  lines.  Similar  additions  have been constructed  in the area.

 

 

 

 

2. The requested side yard, total side yard and building  height  variances  will not have an adverse  effect or impact  on the physical  or environmental   conditions  in the neighborhood   or district.  The house  was originally  constructed  at a slight angle to the property  lines. Similar  additions  have been constructed  in the area.

 

 

 

3. The benefits  sought by the applicant  cannot be achieved  by other means  feasible  for the applicant  to pursue  other than by obtaining  variances.

 

 

 

4. The requested  side yard, total  side yard and building  height  variances  are not substantial.

 

 

 

5. The applicant  purchased  the property  subject to Orangetown’s   Zoning  Code (Chapter

43) and is proposing  a new addition  and/or improvements,   so the alJeged difficulty was self-created,  which  consideration   was relevant  to the decision  of the Board  of Appeals,  but did not, by itself,  preclude  the granting  of the area variances.

 

 

ZBA#l4-23

Page  3   of  4

 

 

DECISION:   In view of the foregoing  and the testimony  and documents  presented,  the Board:  RESOLVED,  that the application  for the requested  side yard, total side yard and building  height  variances  are APPROVED;   and FURTHER  RESOLVED,  that such decision  and the vote thereon  shall become  effective  and be deemed  rendered  on the date

of adoption  by the Board  of the minutes  of which  they are a part.

 

 

 

 

General  Conditions:

 

 

(i) TI1e approval  of any variance  or Special  Permit is granted by the Board in accordance with  and subject to those facts shown on the plans  submitted  and, if applicable,  as amended  at or prior to this hearing,  as hereinabove  recited  or set forth.

 

(ii) Any approval  of a variance  or Special  Permit by the Board is limited  to the specific variance  or Special Permit requested  but only to the extent  such approval is granted

herein  and subject  to those  conditions,  if any, upon which  such approval  was conditioned which  are hereinbefore set forth.

 

 

 

(iii) The Board  gives no approval  of any building  plans,  including,  without  limitation, the accuracy  and structural  integrity  thereof,  of the applicant,  but same have been submitted  to the Board  solely for informational   and verification  purposes  relative to any variances  being  requested.

 

 

 

(iv) A building  permit  as well as any other necessary  permits  must be obtained  within  a reasonable  period  of time  following  the filing of this decision  and prior to undertaking any construction   contemplated  in this decision.  To the extent  any variance  or Special Permit granted  herein  is subject  to any conditions,  the building  department  shall not be

obligated  to issue any necessary  permits  where  any such condition  imposed  should, in the sole judgment  of the building  department,  be first complied  with  as contemplated hereunder.  Occupancy  will not be made until,  and unless,  a Certificate  of Occupancy  is issued by the Office of Building,  Zoning  and Planning  Administration   and Enforcement which  legally permits  such occupancy.

 

 

 

(v) Any foregoing  variance  or Special  Permit  will lapse if any contemplated   construction of the project  or any use for which the variance  or Special Permit  is granted  is not substantially  implemented  within  one year  of the date of filing  of this decision  or that of any other board  of the Town  of Orangetown   granting  any required  final approval  to such project,  whichever  is later, but in any event within  two years of the filing ofthis  decision. Merely  obtaining  a Building  Permit   with respect  to construction  or a Certificate  of Occupancy  with respect  to use does not constitute  “substantial  implementation”   for the purposes  hereof.

 

 

ZBA#14-23

Page  4 of  4

 

 

 

The foregoing  resolution  to approve  the application  for the requested  side yard, total side yard and building  height  variances   was presented   and moved by lv1r. Sullivan, seconded by Ms. Castelli and carried as follows: Ms. Salomon, aye; Ms. Castelli, aye; lv1r. Bosco, aye; and Mr. Quinn, aye; and Mr. Sullivan, aye.

 

The Administrative Aide to the Board is hereby authorized, directed and empowered to sign this decision and file a certified copy thereof in the office of the Town Clerk.

 

DATED: April 2, 2014

 

 

 

DISTRIBUTION:

 

APPLICANT

ZBA  MEMBERS SUPERVISOR

TOWN BOARD MEMBERS TOWN ATTORNEY

DEPUTY TOWN ATTORNEY OBZPAE

BUILDING INSPECTOR-M.M.

ZONING BOARD OF APPEALS TO\VN OF ORANGETO\VN

Byt?~ Deborah Arbolino Administrative Aide

 

 

TOWN  CLERK

illGHWA Y DEPARTMENT ASSESSOR

DEPT. of ENVIRONMENTAL MGMT. and ENGINEERING

FrLE,ZBA, PB

CHAIRi\1AN, ZBA, PB, ACABOR

 

DECISION

 

 

FLOOR AREA RATIO, FRONT  YARD, SIDE YARD AND TOTAL  SIDE YARD

VARIANCES APPROVED

 

To: Stephen  Magee

243 Edsall  Terrace

Pearl  River, New York  10965

ZBA#   14-24

Date:  April 2, 2014

 

 

FROM:  ZONING  BOARD  OF APPEALS:  Town  of Orangetown

 

 

 

ZBA#l4-24: Application   of  Stephen  Magee for a variance  from Chapter  43 (Zoning)  of the Orangetown  Code, R-15 District,  Group  M, Columns  4 (Floor Area Ratio:  .20 permitted,   .262 proposed),  8 (Front Yard:  30′  required,  26.7′  granted  in ZBA#13-70

dated 9/25/2013),  9 (Side Yard: 20′  required,  19.4′ proposed)  and 10 (Total  Side Yard:

50′  required,  43.6′  proposed)  for an addition  to an existing  single-family  residence.  The premises  are located  at 243 Edsall Terrace,  Pearl  River, New York  and are identified  on the Orangetown  Tax Map as Section 69.14, Block 3, Lot 34~ R-15 zoning district.

 

 

 

Heard  by the Zoning  Board  of Appeals  of the Town  of Orangetown  at a meeting  held on

Wednesday,  April  2, 2014  at which  time the Board made  the determination  hereinafter set forth.

 

 

 

Stephen  Magee  appeared  and testified. The following  documents  were presented:

1. Architectural  plans  dated  11/20/2013 with the latest revision  date of 02/17 / 2014

signed and sealed by Barbara  Hess, Architect.  (7 pages)

2. Survey  dated January  20, 2014 signed  and sealed by AnthonyR. Celentano, P.L.S ..

 

 

 

Mr.  Sullivan,  Chairman, made  a motion  to open the Public Hearing  which  motion  was seconded  by Ms. Castelli  and carried unanimously.

 

On advice  of Dennis  Michaels,  Deputy  Town Attorney,   counsel to the Zoning  Board of Appeals,  Mr. Sullivan  moved  for a Board  determination  that the foregoing  application  is a Type II action  exempt  from the State Environmental   Quality  Review  Act (SEQ RA), pursuant  to SEQRA  Regulations   §617.5 (c) (9), (10), (12) and /or (13); which  does not require  SEQRA  environmental   review.  The motion  was seconded  by Ms. Castelli  and carried as follows:  Ms. Salomon,  aye;  Ms. Castelli,  aye; Mr. Bosco,  aye; and Mr. Quinn, aye; aye; and Mr. Sullivan,  aye.

 

Stephen  Magee testified  that he is requesting  to put an extension  on his home;  that he came before  the Board  last year to add a portico  in the front of the house but never did that small  addition;  that he would  like to add a bedroom  and expand  the kitchen  and living areas  at the same time that the portico  is added; that he purchased  the house in

2012 and the house is small for his family  of four; and that the property  is pie shaped.

 

 

Magee

ZBA#l4-24

Page 2 of  4

 

 

Public  Conm1ent:

 

 

No public  comment.

 

 

The Board  members  made  personal  inspections  of the premises  the week before the meeting  and found them to be properly  posted  and as generally  described  on the application.

 

 

A satisfactory  statement  in accordance  with the provisions  of Section  809 of the General

Municipal  Law of New York  was received.

 

 

Mr. Sullivan  made  a motion  to close the Public  Hearing  which motion  was seconded  by

Ms. Castelli  and carried unanimously.

 

 

FINDINGS  OF FACT  AND  CONCLUSIONS:

After personal  observation  of the property,  hearing  all the testimony  and reviewing  all the documents  submitted,  the Board  found and concluded  that the benefits  to the applicant  if the variance(s)  are granted  outweigh  the detriment  (if any) to the health,  safety and

welfare  of the neighborhood   or community  by such grant, for the following  reasons:

 

 

 

1. The requested floor area ratio, front yard, side yard  and total  side yard variances  will not produce  an undesirable   change  in the character  of the neighborhood   or a detriment  to nearby  properties.  Similar  additions  have been constructed  in the area

and the property  is pie shaped,  narrower  in the rear where  the majority  of the addition is proposed.

 

 

 

 

2. The requested  floor area ratio, front yard,  side yard  and total  side yard variances  will not have  an adverse  effect or impact  on the physical  or environmental   conditions  in the neighborhood or district. Similar additions have been constructed in the area and the property is pie shaped, narrower in the rear where the majority of the addition is proposed.                                                                         ~

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3. The benefits sought by the applicant cannot be achieved by other means feasible f~

the applicant to pursue other than by obtaining variances.                                       Xi

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4. The requested floor area ratio, front yard, side yard, and total side yard variances, ::::;  <                 -!

 

although somewhat substantial, affords benefits to the applicant that are not         ~ outweighed by the detriment, if any, to the health, safety and welfare of the surrounding neighborhood or nearby community. Similar additions have been constructed in the area and the property is pie shaped, narrower in the rear where the majority of the addition is proposed.

 

 

 

5. The applicant purchased the property subject to Orangetown’s Zoning Code (Chapter

43) and is proposing a new addition and/or improvements, so the alleged difficulty was self-created, which consideration was relevant to the decision of the Board of

Appeals, but did not, by itself, preclude the granting of the area variances.

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ZBA#l4-24

Page  3   of  4

 

 

 

DECISION:  In view of the foregoing  and the testimony  and documents  presented,  the Board: RESOLVED,  that the application  for the requested  floor area ratio, front yard, side yard and total  side yard variances are APPROVED; and FURTHER RESOLVED, that such decision and the vote thereon shall become effective and be deemed rendered on the date of adoption by the Board of the minutes of which they are a part.

 

 

 

 

General Conditions:

 

 

(i) The approval of any variance or Special Permit is granted by the Board in accordance with and subject to those facts shown on the plans submitted and, if applicable, as amended at or prior to this hearing, as hereinabove recited or set forth.

 

(ii) Any approval of a variance or Special Permit by the Board is limited to the specific variance or Special Permit requested but only to the extent such approval is granted herein and subject to those conditions, if any, upon which such approval was conditioned which are hereinbefore set forth.

 

 

 

(iii) The Board gives no approval of any building plans, including, without limitation, the accuracy and structural integrity thereof, of the applicant, but same have been submitted to the Board solely for informational and verification purposes relative to any variances being requested.

 

 

 

(iv) A building permit as well as any other necessary permits must be obtained within a reasonable period oftime  following the filing of this decision and prior to undertaking any construction contemplated in this decision. To the extent any variance or Special Permit granted herein is subject to any conditions, the building department shall not be

obligated to issue any necessary permits where any such condition imposed should, in the sole judgment of the building department, be first complied with as contemplated hereunder. Occupancy will not be made until, and unless, a Certificate of Occupancy is issued by the Office of Building, Zoning and Planning Administration and Enforcement which legally permits such occupancy.

 

 

 

(v) Any foregoing variance or Special Permit will lapse if any contemplated construction of the project or any use for which the variance or Special Permit is granted is not substantially implemented within one year of the date of filing of this decision or that of any other board of the Town of Orangetown granting any required final approval to such project, whichever is later, but in any event within two years of the filing of this decision. Merely obtaining a Building Permit  with respect to construction or a Certificate of Occupancy with respect to use does not constitute “substantial implementation” for the pmposes hereof.

 

 

ZBA#14-24

Page  4 of  4

 

 

 

 

 

 

The foregoing  resolution  to approve  the application  for the requested  floor area ratio, front yard, side yard and total side yard variances   was presented  and moved  by Ms. Castelli,  seconded  by Ms. Salomon  and carried as follows:   Ms.  Castelli,  aye;  Ms. Salomon,  aye; Mt. Bosco,  aye;   Mr. Quinn,  aye;  and Mr;  Sullivan,  aye.

 

 

The Administrative Aide to the Board  is hereby  authorized,  directed and empowered  to sign this decision  and file a certified  copy thereof  in the office of the Town  Clerk.

 

DATED:   April 2,  2014

 

ZONING  BOARD  OF APPEALS TOWN  OF ORANGETOWN

 

 

 

 

DISTRIBUTION:

 

APPLICANT

ZBA  MEMBERS SUPERVISOR

TOWN BOARD MEMBERS

TOWN ATTORNEY

DEPUTY TOWN ATTORNEY

OBZPAE

BUILDING INSPECTOR-B.vW.

 

By~~-J£…::.u>ol~~:…=..:~

Deborah  .Arbolino

Administrative  Aide

 

 

TOWN  CLERK

HIGHWAY DEPARTMENT ASSESSOR

DEPT.  of ENVIRONMENTAL MGMT.  and ENGINEERING FILE,ZBA,  PB

CHAIRMAN, ZBA, PB,  ACABOR

 

 

 

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