Meeting Overview

MINUTES

ZONING  BOARD  OF APPEALS FEBRUARY   6, 2013

 

MEMBERS  PRESENT:

 

DANIEL  SULLIVAN JOAN  SALOMON PATRICIA  CASTELLI NANETTE  ALBANESE MICHAEL  BOSCO,

LEONARD  FEROLDI,  ALTERNATE

ABSENT:

 

 

 

NONE

 

 

 

 

 

ALSO PRESENT:

Dennis  Michaels,  Esq. An..11 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:

 

PUBLISHED   ITEMS

 

 

 

APPLICANTS

 

 

 

 

NEW  ITEMS:

DECISIONS

 

 

 

 

PEATICK

70.15 / 1/7;    R-15 zone

EXTENSION   OF TIME

TO IMPLEMENT   VARIANCES GRANTED  IN ZBA #09-60  APPROVED

ZBA#l3-09

 

 

 

OZANIAN 70.14 I 2 / 12;  R-15   zone	EXTESNION   OF TIME TO IMPLEMENT   VARIANCES	ZBA#l3-10
	GRANTED  IN ZBA#07-84  APPROVED
WASHINGTON   DENTAL	TOTAL  SIGN AREA: 63 SQ. FT.	ZBA#l3-ll
ASSOCIATES	GRANTED  FOR THREE  SIGNS
77.15   I 2147;    CS zone	MONUMENT   SIGN LOCATION
	APPROVED   WITH CONDITIONS
STOP&   SHOP	SIGNAGE  APPROVED  AS	ZBA#l3-12
7 4 .15   I l I 21;  LI zone	SUBMITTED

 

 

 

 

 

 

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Minutes

Page 2 of 2

 

 

 

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  9:00 P.M.

 

Dated:  February  6, 2013

 

 

DISTRIBUTION:

 

ZONING  BOARD  OF APPEALS TOWN  OF ORANGETOWN

By{)~~

Deborah  Arbolino

Administrative  Aide

 

 

APPLICANT

TOWN ATTORNEY

DEPUTY TOWN ATTORNEY ASSESSOR

HIGHWAY DEPARTMENT SUPERVISOR

TOWN BOARD MEMBERS

BUILDING INSPECTOR  {Individual Decisions)

DEPT. ofENVlRONMENTAL MGMT. and ENGINEERING

Rockland County Planning

 

 

 

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DECISION

 

 

EXTENSION OF TIME GRANTED TO IMPLEMENT VARIANCES GRANTED IN ZBA#-09-60

 

To:  Michelle  Peatick

320  Greenbush  Road

Blauvelt, New  York  10913

ZBA#   13-09

Date:  February  6, 2013

 

 

FROM:  ZONING  BOARD  OF APPEALS:  Town of Orangetown

 

ZBA#l3-09:   Application of Michelle  Peatick  for an extension  of time to implement variances  granted in ZBA#09-60:   Application  of Wilda  Shaboyan  for a variance  from Chapter  43 (Zoning)  of the Code of the Town of Orangetown  R-15   District,  Section  3.11

Section  3.11,  refer to R-80, Column  2 #7 (600 sq.  ft. permitted,  863 sq. ft. proposed)  for a

second dwelling  unit for an owner occupied  single-family  conversion  of a single-family residence  to allow a second  dwelling  unit pursuant  to Orangetown Code Chapter  43 (Zoning)§   4.5. The premises  are located  at  320 Greenbush  Road,  Blauvelt,  New York,

and are identified  on the Orangetown  Tax Map as Section 70.15,   Block  1,   Lot 7; R-15 zone.

 

 

Heard by the Zoning  Board  of Appeals  of the Town  of Orangetown  at a meeting  held on Wednesday,   February  6, 2013 at which time the Board made the determination hereinafter  set forth.

 

 

 

Michelle  Peatick  appeared  and testified. The following  documents  were presented:

1. Hand drawing  of the existing  apartment  layout.
2. 2. Zoning board of Appeals  Decision  #09-60  dated September 23,  2009.
3. A covenant  dated November   17,  2009.

 

Mr. Sullivan,  Chairman,  made a motion to open the Public Hearing  which motion  was seconded  by Mr. Bosco  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. Salomon  and carried as follows:  Mr. Sullivan,  aye; Ms.  Salomon,  aye;  Ms.  Albanese,  aye;  J\1r. Feroldi, aye; and Mr. Bosco,  aye.  Ms. Castelli  was absent for this hearing.

 

Michelle  Peatick  testified  that she is requesting  an extension  of time to implement  the variance  that was granted  a few years  ago;  that the covenant  was filed and her mom thought  that was all she had to do;  that since  then her mom passed  away and she found out that she does not have a certificate  of occupancy  for the apartment; that she would

like to be able to rent out the apartment  and needs the certificate of occupancy in order to

do that;  that she has lived in the house for 45 years  and no one is residing  down stairs presently.

 

 

 

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Public  Comment:

 

 

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 ofNew  York was received.

 

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

Ms. Salomon and carried unanimously.

 

FINDINGS OFFACT 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 extension oftime to implement variances granted in ZBA#09-60 will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. The 863 sq. ft. apartment has existed since 1971 and the applicant has filed a covenant with the Town and County Clerk.

 

2. The requested extension of time to implement the variances granted in ZBA#09-60 will not have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district. The  863 sq. ft. apartment has existed since 1971 and the applicant has filed a covenant with the Town and County Clerk.

 

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. No significant change in circumstances has occurred since the prior approved variance was granted that would warrant Board reconsideration of its approval.

 

5. The requested extension of time to implement the variances granted in ZBA#09-60 is not substantial.

 

6. 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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DECISION:  In view of the foregoing  and the testimony  and documents  presented,  the Board:  RESOLVED,  that the application  for the requested  extension  of time to implement  the variances  granted  in ZBA#09-60  is 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 subjectto those conditions, if any, upon which such approvalwas 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 informationaland 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 PlanningAdministrationand 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 approvalto 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 purposes hereof.

 

 

 

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The foregoing  resolution  to approve  the application  for the requested  extension  of time to implement   the variance granted in ZBA#09-60 was presented and moved by Mr. Sullivan, seconded by Mr. Bosco and carried as follows:   Ms. Albanese, aye; Mr.

Sullivan, aye; Mr. Bosco,  aye;  Ms. Salomon, aye; and Mr. Feroldi, aye. Ms. Castelli was

not present for this hearing.

 

 

 

The AdministrativeAide  to the Board is hereby authorized, directed and empowered to sign th.is decision and file a certified copy thereofin the office of the Town Clerk.

 

DATED: February 6, 2013

 

ZONING BOARD OF APPEALS TOWN OF ORANGETOWN

 

 

 

DISTRIBUTION:

 

APPLICANT

ZBA  MEMBERS

SUPERVISOR

TOWN BOARD MEMBERS

TOWN ATTORNEY

DEPUTYTOWN ATTORNEY

OBZPAE

BUILDING   INSPECTOR-RAO.

By_;a~‘il:!J.~~~~~

Deborah Arbolino

Administrative Aide

 

 

TOWN  CLERK HIGHWAY DEPARTMENT ASSESSOR

DEPT ofENV1RONMENTAL

MGMT.   and ENGINEERING

F!LE,ZBA, PB

CHAIRMAN,  ZBA, PB, ACABOR

 

 

 

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DECISION

EXTENSION  OF TIME TO IMPLEMENT  FLOOR AREA RATIO AND TOTAL

SIDE  YARD  VARIANCES    GRANTED   IN ZBA#07-84

 

 

 

To:  Stephen  and Cynthia  Ozanian

21 E. Erie Street

Blauvelt,  New York  10901

ZBA # 13-10

Date:  February  6, 2013

 

 

FROM:  ZONING  BOARD  OF APPEALS:  Town of Orangetown

 

 

ZBA#l3-10:   Application  of Stephen  and Cynthia  Ozanian  for an extension  of time to implement  the variances  granted in ZBA#07-84:  Application  of  Stephen  Ozanian  for variances  from Chapter  43 (Zoning),  Section 3.12,  R-15 District,  Group M, Columns  4 (Floor Area Ratio:  .20 required,   .29 existing,  .30  proposed)  and 10 (Total  Side Yard: 50′ required,  39.6′  and 37.6′  proposed)   for an addition  to an existing  single-family

residence.   Premises  are located  at 21 E. Erie Street, Blauvelt,  New York and are identified  on the Orangetown  Tax Map as Section 70.14, Block 2, Lot 12; R-15 zone.

 

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

Wednesday,   February  6, 2013 at which  time the Board  made the determination hereinafter  set forth.

 

 

 

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

1. Copy of site plan.
2. Architectural  plans dated  5/17/2007  signed  and sealed by Vincent  M. Acocella, Architect.
3. Zoning  Board of Appeals  Decision  #07-84  dated  September  5, 2007.
4. A letter dated January  3, 2013 from Stephen  and Cynthia  Ozanian.
5. A letter dated February  6, 2013 in support of the application  from an abutting property  owner.

 

 

Mr. Sullivan,  Chairman,  made a motion  to open the Public Hearing  which  motion  was seconded  by Ms. Albanese  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. Salomon  and carried as follows:  Ms. Albanese,  aye; Mr. Sullivan,  aye; Ms. Salomon,  aye; Mr. Feroldi, aye; and Mr. Bosco,  aye. Ms. Castelli  was absent  for this hearing.

 

Stephen  Ozanian  testified  that they  came before  the Board for variances  in 2007 for floor area ratio and total side yard variances  because  they had a water  issue; that the issue still exists but they were unable to do the construction  at the time for financial  reasons;  that they  are able to move forward  with the plans  now; that they are asking for an extension  of time to implement  the variances  that were granted  on the plans  that were previously submitted;  that they have not changed  the plans  and a one year extension  would be a sufficient  amount  of time to get the work  done.

 

 

 

 

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Public  Commen,t:

 

 

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  extension  of time to implement  the variances  granted  in ZBA#  07-84 will not produce  an undesirable  change  in the character  of the neighborhood   or a detriment  to nearby properties.  The applicant  has stated that a one year extension  of time would  be sufficient  to implement  the project.

 

2. 2. The requested  extension  of time to implement  the variances  granted in ZBA#07-84 will not have an adverse  effect or impact on the physical  or environmental   conditions in the neighborhood  or dist

 

 

 

3. No significant  change  in circumstances   has occurred  since the prior approved variances  were  granted that would  warrant  Board reconsideration   of its approval.

 

4. Applicants  stated that they expect  construction  to begin in the near future.

 

 

 

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

 

 

 

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DECISION:   In view of the foregoing  and the testimony  and documents  presented,  the Board:  RESOLVED,  that the application  for the requested  extension  of time to implement  the variances  granted in ZBA#07-84  is APPROVED  for one year from the date this decision  is stamped;  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  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 th.is 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 purposes  hereof.

 

 

 

 

 

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Ozanian

ZBA#l3-10

Page  4 of  4

 

 

 

 

 

 

The foregoing  resolution  to approve  the application  for the requested  extension  of time to implement  the variances  granted in ZBA#07-84  (one year from the date of this stamped decision)  was presented  and moved by Ms. Albanese,  seconded  by Ms. Salomon  and carried  as follows:   Mr. Sullivan,  aye; Mr. Bosco, aye; Ms. Albanese, aye; Ms. Salomon, aye; and Mr. Feroldi, aye. Ms. Castelli was not present for this hearing.

 

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: February 6, 2013

 

 

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.

Deborah Arbolino

Administrative Aide

 

 

TOWN CLERK

H!Gl-IWAY  DEPARTMENT ASSESSOR

DEPT. ofENVIRONMENT AL

MGMT. and ENGINEERING FILE,ZBA, PB

CHAIRMAN, ZBA, PB, ACABOR

 

DECISION

 

TOTAL    SIGN   AREA   VARIANCE      APPROVED      AS  MODIFIED SIGN   LOCATION    VARIAN    CE  APPROVED      AS  MODIFIED

 

To:  Mariliza   LaCap   (Washington    Dental   Signage)

10 Hillcrest    Court

Old  Tappan,   New  Jersey   07675

ZBA#    13-11

Date:    February    6, 2013

 

 

FROM:   ZONING    BOARD   OF APPEALS:  Town  of Orangetown

 

 

ZBA#  13-11: Application  of  Washington  Dental Associates  for  variances  from Chapter

43 (Zoning),  Section  3.12, CS District,  Column  5 Paragraph  6 (a) (Total Sign Area: 40

269. ft. permitted, 269.6 sq. ft. proposed), and from paragraph  6 (b) (2)  (Signs not attached to building  shall be 20′  from property  line; O’ proposed)  for five signs at a new dentist office. The premises  are located  at 140 Oak Tree Road, Tappan,  New York  and are identified  on the Orangetown  Tax Map as Section   77.15, Block 2, Lot 47; CS zoning district.

 

 

 

 

Heard by the Zoning  Board  of Appeals  of the Town of Orangetown  at a meeting  held on Wednesday,   February  6, 2013 at which time the Board  made the determination hereinafter   set forth.

 

 

Mariliza  LaCap  and Dr. DarrenTong  appeared  and testified. The following  documents  were presented:

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2.	Computer  generated  pictures  of the proposed  signage  (one page).             .                   ~	.         :	-n
3.	A letter dated January 25, 2013 from the County  of Rockland  Department  o~	~	~
4.	Planning  signed by Thomas  B. Vanderbeek,  P .E., Commissioner   of Plannin& A letter dated January  22, 2013 from the State of New York Department  of o	…,, ~	~ ~

Transportation   signed by Mary Jo Russo,  P.E., Rockland  County Permit  Enmie~i       ~

 

.                                                                                                                        0     ‘.    “”   ‘ :IE Mr. Sullivan,  Chairman,  madea motion  to open the Public Hearing  which motion  w”:s   s      z

seconded  by Ms.  Salomon  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) (7); which  does not require  SEQRA.. environmental   review.  The motion  was seconded  by Ms.  Salomon  and carried as follows: Mr. Sullivan,  aye; Ms. Salomon,  aye; Ms. Albanese,  aye; Mr. Feroldi,  aye; and Mr. Bosco,  aye. Ms. Castelli was not present  for this hearing.

 

 

 

Maraliza  LaCap testified  that Washington  Dental  Associates  is going to be called Smile More Dentistry;  that this has been an ongoing  project;  that she is requesting  the sign on the corner  for visibility;  that it will help the business;  that it doesn’t  have to be that large; that the sign contractor  came up with the sizes; that she does not need five signs; that she really wants the comer  sign and two signs on the building;  that it was very costly to purchase  the building  and she liked the location  on the corner  of Oak Tree Road and Route 303; that she wants the LED sign to show that they do a lot of community  service and she would  like to show the time and temperature;  that different  messages  could also be displayed  ; that they offer a free day of dentistry  and would  advertise  it on the sign; that she is willing   to reduce   the  building  signs to  3′  x 6’ and  only  have  two  of them  with

the smaller monument  sign reduced  to 27 sq. ft.; that The total  signage would be 63 sq. ft.

 

Washington  Dental  Signage

ZBA#l3-l l

Page 2 of  4

 

 

and that she will meet all of the requirements  of the letter from the Department  of

Transportation.

 

 

 

Public  Comment:

 

 

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  OFF ACT 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 total sign area (reduced to 63 sq. ft.) and sign location  variances,  as modified  to one monument   sign at the O’  setback  at the corner  of Route 303 and Oak Tree Road, will not produce  an undesirable  change  in the character  of the neighborhood  or a detriment  to nearby properties.

 

2. The requested  total  sign area (reduced  to 63 sq. ft.) and sign location  variances,  as modified  to one monument   sign at the O’ setback  at the corner of Route 303 and Oak Tree Road, will not have an adverse effect or impact  on the physical  or enviromnental conditions  in the neighborhood   or district.

 

3. The monument sign and footings  must be placed  outside  of the state right of way, and the existing  drainage  line shall not be damaged.  A permit  from the State of New York Department  of Transportation   shall be obtained  for any work  done in the state right of way including  grading  and landscaping.

 

 

 

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

 

 

 

5. The requested  total  sign area and sign location  variances,  as modified,  although substantial,   afford 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.

 

6. 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#l3-11

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  total  sign area (reduced to 63 sq. ft. total which  includes  two  [2] wall signs measuring  3′ x 6′ each, and one monument sign 27 sq. ft.) and sign location  variances  are APPROVED  with the following

SPECIFIC  CONDITIONS:   (1) The monument  sign and footings  must be placed  outside

of the State right of way and the existing  drainage  line shall not be damaged;  (2) A permit from the State of New York   Department  of Transportation   shall be obtained  for any

work done in the state right of way, including  grading  and landscaping;  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  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.

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ZBA#13-l  l

Page  4 of  4

 

 

 

The foregoing  resolution  to approve  the application  for the requested  sign variances,  as modified  and with specific  conditions  was presented  and moved by Ms.  Salomon, seconded  by Mr. Sullivan  and carried as follows:    Mr. Sullivan,  aye;  Mr. Bosco,  nay;

Ms,  Albanese,  aye;  Ms. Salomon,  aye; and  Mr.  Feroldi,  aye. Ms. Castelli  was absent for

this hearing.

 

 

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:  February 6, 2013

 

ZONING BOARD OF APPEALS TOWN OF ORANGETOWN

 

 

 

DISTRIBUTION:

 

APPLICANT

ZBA  MEMBERS

SUPERVISOR

TOWN BOARD  MEMBERS

TOWN ATTORNEY

DEPUTY TOWN ATTORNEY OBZPAE

BUIL_DING rNSPECTOR~R.A    r 0.

By……,_,~=—“–“~-‘””–f~~v

Deborah Arbolino

Administrative Aide

 

 

TOWN  CLERK

HIGHWAY DEPARTMENT ASSESSOR

DEPT.  ofENVIRONMENTAL MGMT. and ENGINEERING FlLE,ZBA,   PB

CHAIRMAN,  ZBA, PB,  ACABOR

 

 

 

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DECISION

SIGN AREA VARIANCE APPROVED AS MODIFIED

 

 

 

To:  Geraldine Tortorella (Stop & Shop Sign) One North Broadway Suite 701

White Plains, New York 10601-2319

ZBA#  13-12

Date: February 6, 2013

 

 

FROM: ZONING BOARD OF APPEALS: Town of Orangetown

 

 

ZBA# 13-12: Application of  Stop & Shop for a variance from Chapter 43 (Zoning), Section 3.11, LIDistrict, Column 5 # 7 ( 60 sq. ft. signage permitted; 30 sq. ft of which can be illuminated: 307.62 sq. ft. proposed, of which 222.54 sq. ft. are illuminated) The property is located at the intersection of Stevens Way and Route 303, Orangeburg, New York and are identified on the Orangetown Tax Map as Section 74.15, Block 1, Lot 21; LI zoning district.

 

 

Heard by the Zoning Board of Appeals of the Town of Orangetown at a meeting held on Wednesday, February 6, 2013 at which time the Board made the determination hereinafter set forth.

 

 

 

Geraldine Tortorella, Attorney ,Nathaniel Burnes, Landscape Architect, and Christine

Moreau, Magnolia Sign Designer, appeared and testified.

 

The following documents were presented:

 

1. Sign plans dated 3/16/2012 by Agnoli Sign Company.
2. Site plai1dated2/1/2012 with the latest revision date of 11/16/ 2012 by Leonard

Jackson Associates.

3. Landscape plan dated 2/1/2012 with the latest revision date of 5/9/2012 signed and sealed by Michael Szira, Landscape Architect.
4. Photographs of commercial signage along Route 303
5. Exterior elevation (SK-1) and explanatory memorandum.
6. Planning Board decisions #12-07 and #12-28,
7. A letter dated January 25, 2013 from the County of Rockland Department of

Planning signed by Thomas B. Vanderbeek, P.E., Commissioner of Plannin£r

8. A picture of the signage at the Stop & Shop in Nanuet was presented at the~

hearing.                                                                                                      .                                        :z::

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Mr. Sullivan, Chairman, made a motion to open the Public Hearing which motion $as   ~

 

 

seconded by Ms. Salomon and carried unanimously.

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On advice of Dennis Michaels, Deputy Town Attorney,  counsel to the Zoning Boa!Pi! d-‘

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) (7); which does not require SEQRA

environmental review. The motion was seconded by Ms. Albanese and carried as follows: Mr. Sullivan, aye; Ms. Salomon, aye; Ms. Albanese, aye; Mr. Feroldi aye; and Mr.

Bosco, aye. Ms. Castelli did not vote because she came in the middle of this hearing.

 

Geraldine Tortorella, Attorney, testified that the site plan received approval in 2011 and again in 2012; that there are 15.77 acres on the site; that it is located in the LI zone; that the present proposal is for a supermarket, two hotels, a restaurant, and a bank; that the original site plan had separate retail building that has been combined to form the Stop & Shop; that the original building  was located 354 feet from Route 303 and the Stop &

Shop building is located 450 feet from Route 303; that he building is 255 feet long;; that he numbers seem large for the signage but if you take into account the size of the

building and its location, the numbers are not large; that the building fronts on three

 

 

 

 

 

streets,  Route 303, Stephen’s  way and Greenbush  Road; that the Board  could interpret the law as permitting  60 sq. ft. (30 illuminated)  for each street frontage  and then the numbers do not seem as large; that the proposal  is in keeping  with character  of the neighborhood because  Lowe’s  and Bill Kolb Subaru have similar  signage;   that Section 4.23 (a) of the Zoning  Code allows  an interpretation   that would  permit  60 sq. ft. of signage for each

street frontage;  that under that interpretation   the store would be permitted   180 sq. ft. of

signage; that the Stop & Shop building  is also set further back off of Route 303 than the Lowe’s  building  which is right next door; that Lowe’s  was granted  a variance  for 300 sq. ft. of signage;  and it looks appropriate  for the size building;  and that they feel that they

are asking for the appropriate  amount  of signage  for the size of the building.

 

 

 

Public  Comment:

 

 

Al Rossi, 9 Dorsey  Court,  Orangeburg,   Developer  and residential  tax payer,  stated that this  is the biggest  project  in Town since the Fed Ex building;  that signage is the lifeline  of a commercial  business;  that Stop & Shop has a prototype  for signage that is being proposed;  that competition  is high in the field; that this building  should be treated  similar to Lowe’s.

 

 

 

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. Albanese  and carried unanimously.

 

FINDINGS  OFF ACT 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  sign area variances  will not produce  an undesirable  change  in the character  of the neighborhood  or a detriment  to nearby properties.  T11e proposed building  is setback 450 feet from Route  303 and the building  is 255 feet in length; the proposed  307 sq. ft. of signagc  is appropriate  for this building  in this location.

 

2. The requested sign area variances  will not have an adverse  effect or impact  on the physical  or environmental   conditions  in the neighborhood   or district.   The proposed building  is setback 450 feet from Route 303 and the building  is 255 feet in length; the proposed  307 sq. ft. of signage is appropriate  for this building  in this location.

 

3. The benefits  sought by the applicant  cannot be achieved  by other means  feasible for the applicant  to pursue  other than by obtaining  a variance.  A single 60 square foot

sign on a building  that is 25 5 feet in length would  be disproportionate;   not serving the applicant,  not directing  the public.               ·                                                                                                                                                                             ·

 

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4. The requested  sign area variance,  although  substantial,   afford 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 signs have been constructed  in the area.

 

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.

 

 

 

 

DECISION:  In view of the foregoing  and the testimony  and documents  presented,  the Board: RESOLVED,  that the application  for the requested  sign area variances  are APPROVED;   and also to override  the letter dated January  25, 2013 from the County  of Rockland  Department  of Planning  signed by Thomas  Vanderbeek,  P.E. Commissioner   of Planning;   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.

 

~          -i

 

(iii) The Board  gives no approval  of any building  plans,  including,  without  limiion!           ~

 

the accuracy  and structural  integrity  thereof,  of the applicant,  but same have bee:rF    .     m

submitted  to the Board  solely for informational   and verification  purposes  relative;fu  ~

variances  being requested.                                                                                                ~      …..a

 

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(iv) A building  permit  as well as any other necessary  permits  must be obtained wil.in=:

reasonable  period  of time following  the filing of this decision  and prior to undertaiing   J\\t• ·

any construction   contemplated  in this decision.  To the extent  any variance  or Spe~       Pf.

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.                                             ·

 

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Stop & Shop Building  Signs

ZBA#l3-12

Page  4 of  4

 

 

 

 

The foregoing  resolution  to approve  the application  for the requested   sign area variances and also to override  the letter from the County  of Rockland  Department of Planning  dated January 25, 2013 signed by Thomas  B.  Vanderbeek,  P.E.,  Commissioner   of Planning;

was presented and moved  by Mr, Bosco,  seconded  by Ms. Salomon  and carried  as follows:   Mr. Sullivan, aye;  Mr.  Bosco,  aye;   Ms.  Albanese,  aye;  Ms. Salomon,  aye; and Mr. Feroldi,  aye.  Ms. Castelli  came in late for the hearing  and did not vote.

 

 

 

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:    February  6, 2013

 

ZONING  BOARD  OF APPEALS

TOWN OF ORANGETOWN

 

 

DISTRJBUTION:

 

APPLICANT

ZBA MEMBERS SUPERVISOR

TOWN BOARD MEMBERS

TOWN ATTORNEY

DEPUTY TOWN ATTORNEY

OBZPAE

BUILDING INSPECTOR ~B.vW.

Deborah  Arbolino

Administrative Aide

 

 

TOWN  CLERK

HIGHWAY DEPARTMENT ASSESSOR

DEPT. ofENVIRONMENTAL

MGMT. and ENGINEERING FILE,ZBA, PB

CHAIRMAN;   ZBA, PB, ACABOR

 

 

 

….,..  ..

 

 

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