Meeting Overview

MINUTES

ZONING  BOARD  OF AP~EALS MARCH  2. 2016

 

 

 

MEMBERS  PRESENT:           DAN  SULLIVAN PATRICIA  CASTELLI THOMAS  QUINN

LEONARD  FEROLDI,  ALTERNATE MICHAEL  BOSCO

 

 

 

ABSENT:                                   JOAN  SALOMON

 

 

 

ALSO PRESENT:                     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. ~ullivan, Chairman.

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

noted below:

 

 

 

PUBLISHED ITEMS APPLICANTS                                   DECISIONS

CONTINUED ITEM:

 

 

YONDERHILL INTERPRETATION

1  Closter Road

Palisades, NY

78.18 I 1  I 52; R-40 zone

 

NEW  ITEMS:

r ,

POSTPOMED                       ZBA#16-05

 

GUARINO

152 E. Washington Ave. Pearl River, N.Y.

68.16 I 6 I 29; RG zone

LOT AREA, TOTAL SH~EYARD, BUILDING HEIGHT VARIANCES

APPROVED

ZBA#16-13

 

1. THOMAS EVANGELICAL CHURCH OF INDIA

530 Western Highway

Blauvelt, NY

70.18 I 1I13;  CS zone

FLOOR AREA RATIO & FRONT YARD VARIANCES APPROVED

ZBA#16-14

 

4 FRIENDS DEVELOPMENT

424 Valentine Avenue

Sparkill, NY

78.05 I 1  I 4; RG zone

FRONTYARD& BUILDING HEiaHT VARIANCESA~PROVED

ZBA#16-15

 

DOMINICAN COLLEGE HENNESSEY CENTER EXTENSION OF TIME Western Highway Orangeburg, NY

70.18 I 2 I 14; R-40 zone

EXTENSION IN ~TIME GRANTED

 

 

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ZBA#16-16

 

Page2

 

115 ROUTE  303

EXTENSION  OF TIME

115 Route 303

Tappan,NY

77.07   / 2 / 1;   LO zone

EXTENSION  OF TIME  GRANTED               ZBA#l6-17

 

 

 

 

OTHER   BUSINESS:

 

In response  to requests  from the Orangetown   Planning’Board,    the Zoning  Board of Appeals:   RESOLVED,   to approve  the action  of the Actlng Chairperson   executing  on behalf  of the Board  its  consent  to the Planning  Board l’.ftting   as Lead Agency   for the State Enviromnental   Quality Review  Act (SEQRA)  coordinated  environmental   review  of actions  pursuant  to SEQRA Regulations§    617.6   (b)(3) the following  applications:

Georges Auto Body Site Plan,  579  Route  303,  Blauvelt;   NY;  70.15 / 1/47;     CC zone;

Pfizer,  Inc.  Site Plan:   Addition  to Existing  Structure #2~2 & #222A, 401 North Middletown  Road,  Pearl River,  N.Y.,  68.08   / 1   I 5;  LI zone;  and FURTHER RESOLVED,   to request   to be notified by the PlanningBoard  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 canied,  the meeting  was adjourned  at  8:45 P.M.

 

Dated: March 2,  2016

 

 

 

 

DISTRIBUTION: APPLICANT

TOWN  ATTORNEY

DEPUTY  TOWN ATTORNEY TOWN BOARD MEMBERS

BUILDING   INSPECTOR   (Individual    Decisions) Rockland  County  Planning

 

ZONING  BOARD  OF APPEALS

::~

Deborah  Arbolino,   Administrative   Aide

 

 

 

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DECISION

 

LOT WIDTH, TOTAL SIDE YARD AND BUIDIN.t} HEIGHT  VARIANCES APPROVED

 

To: Andy McKeon  (Guarino)

3 Terrace  Court

Pearl River, NY  10965

ZBA #16-13

Date: March 2, 2016

 

 

FROM: ZONING  BOARD  OF APPEALS:  Town  of Otangetown

 

ZBA#16-13:  Application  of Peter Guarino  for  variances  from Zoning  Code (Chapter  43) of the Town of Orangetown  Code, RG District,  Section.3.12,  Group Q, Column   6 (Lot Width:  75′ required;  50′  existing)  10 (Total Side Yard:  30′ required,  24.30 existing,

23.49 proposed)  and 12 (Building  Height:  16.38 permitted,  23′  existing  and 22.3′

proposed)  for an addition  to an existing  single-family  t~idence.   The premises  are

located  at 152 East Washington  Avenue,  Pearl River, ~w    York and are identified  on the

Orangetown  Tax Map as Section  68.16, Block 2, Lot 2’~; in the RG zoning district.

 

Heard by the Zoning  Board of Appeals  of the Town  of Orangetown  at a meeting  held on Wednesday,  March 2, 2016 at which time the Board msde  the determination  hereinafter set forth.

 

Peter Guarino,  Kelly Lerch and Andy McKeon,  Contractor,  appeared  and testified. The following  documents  were presented:

1. Copy of site plan with proposed addition  signed  and sealed by Clifford  Herbst, Architect  dated December  15, 2015. (1 page).
2. Architectural  plans labeled  “Guarino  Residence”  dated December  17, 2015 signed and sealed by Clifford  A. Herbst, Registered  Arehitect  (2 pages).
3. A letter dated February  22, 2016 from the County  of Rockland  Department  of

Planning  signed by Douglas  J. Schuetz,  Acting  Commissioner  of Planning.

4. A letter dated February  8, 2016  from the County of Rockland  Sewer District No.

1   signed by Joseph  LaFiandra,  Engineer  II.

 

 

 

Mr. Sullivan,   Chairman,  made a motion  to open the P~lic   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   ~uality  Review  Act (SEQRA), pursuant  to SEQRA  Regulations  §617.5 (c) (9), (10), (li)  and/or (13); which  does not require  SEQRA  environmental   review.  The motion  was seconded  by Ms. Castelli  and carried as follows:   Ms. Castelli,  aye; Mr. Feroldi,  aye; ·Mr. Bosco,  aye; Mr. Quinn, aye; and Mr. Sullivan,  aye. Ms. Salomon  was absent.            ·

 

 

 

Peter Guarino  testified  that they are blending  two families  with five adult children  and the house is small and located  on an undersized  lot; that they would like to expand  the

dormers  to make the upstairs  bedroom  usable  space.

 

Andy Mc Keon, contractor,  testified  that they are changing  the height of the building from the existing  20′  to 22.3′  and this change to the dormers  will make the upstairs bedroom  space usable  space.

 

 

 

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Guarino

ZBA#16-13

Page2  of  4

 

 

 

 

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 g~nerally 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. 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  t4iat the benefits  to the applicant  if the variance(s)  are granted  outweigh  the detriment  (if aiy)  to the health,  safety and

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

 

 

 

1. The requested  lot width, 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 lot is undersized  and similar  additions  have been constructed  in the area.

 

 

 

2. The requested lot width, 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 lot is undersized  and 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   lot width, total side yard and buildidg  height  variances,  although somewhat  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.    The lot is undersized  and similar additions  have been

constructed  in the area.

 

 

 

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

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

 

 

 

 

 

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Guarino

ZBA#16-13

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 lot width, total side yard and building height variances are APPROVED; and FURTHER RESOLVED, that such decision and the vote thereon shall become ef~ctive and be deemed rendered on the date of adoption by the Board of the minutes ofwhich 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 whieh 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 comJtlied 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 df filing of this decision or that of any other board of the Town of Orangetown granting aay required final approval to such project, whichever is later, but in any event within two ~ears 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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Guarino

ZBA#l6-13

Page  4 of  4

 

 

 

 

The foregoing  resolution  to approve  the application  for the requested  lot width,  total   side yard and building  height   variances  was presented  and moved by Mr.  Bosco,   seconded  by Mr. Quinn  and canied  as follows:   Mr. Bosco,   aye;  Mr. Feroldi,  aye;   Mr.  Quinn,  aye;

Ms. Castelli,    aye;  and Mr. Sullivan,   aye.  Ms.  Salomon  was absent.

 

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

 

DATED:    March 2,  2016

 

ZONING  BOARD  OF APPEALS TOWN  OF ORANGETOWN

 

 

 

 

DISTRIBUTION:

 

APPLICANT

ZBA  MEMBERS SUPERVISOR

TOWN BOARD MEMBERS

TOWN ATTORNEY

DEPUTY   TOWN ATTORNEY

OBZPAE

BUILDING    INSPECTOR-M.M.

By~.;:.=-~   ::_:.=..:..~–1-.,.L-‘-‘V Deborah  1*rbolino Administrative   Aide

 

 

TOWN CLERK

HIGHWAY   DEPARTMEl’fr

ASSESSOR

DEPT.  of ENVIRONMENTAL

MGMT.  and ENGINEERlfJG FILE,ZBA,    PB

CHAIRMAN,     ZBA,  PB,  i\CABOR

 

 

 

 

S8    T   lJd     TZ   HHlJ  9102

 

DECISION

 

 

FLOOR   AREA  RATIO   AND FRONT  YARD  VAR-ANCES    APPROVED

 

To:  Abraham  Abraham  (St. Thomas)

530 Western  Highway

Blauvelt,  New York  10913

ZBA #16-14

Date: March 2, 2016

 

 

FROM:  ZONING  BOARD  OF APPEALS:  Town  of Orangetown

 

ZBA#16-14:  Application  of St Thomas  Evangelical  Church  of India for variances  from Zoning  Code (Chapter  43) of the Town of Orangetown  Code, CS District,  Group FF, Section  3.12, Column  4 (Floor Area Ratio:  1.00 permitted,  1.25 existing,  1.5 proposed) and 8 (Front Yard: O’ of 45′ permitted; 39.7′ proposedj for a new facade and roof at an

existing church. The church is located at 530 Western ~ighway, Blauvelt, New York and

are identified on the Orangetown Tax Map as Section 10.18, Block 1, Lot 13; in the CS

zoning district.

 

Heard by the Zoning Board of Appeals of the Town of Orangetown at a meeting held on Wednesday, March 2, 2016 at which time the Board made the determination hereinafter set forth.

 

Nicholas Mascia, Architect, and Vicif Thomas appeared and testified. The following documents were presented:

1. Copy of site plan based on survey dated December 22, 2004 with the latest revision date of November 4, 2009 by Anthony ‘Celentano, P.L.S. signed sealed by Larry J. Nardecchia, P.E. (1 page).
2. Architectural plans dated 5/22/2015 with the latest revision date of 11125/2015 signed and sealed by Larry J. Nardecchia, P.E.. ( 3 pages)
3. A letter dated February 22, 2016 from the County of Rockland Department of

Planning signed by Douglas J. Schuetz, Acting Commissioner of Planning.

4. A letter dated January 26, 2016 from the County of Rockland Department of

Health signed by Scott McKane, P.E., Senior Pttblic Health Engineer.

5. A letter dated March 3, 2016 from the County dfRockland Highway Department signed by Sonny Lin, P.E..

 

Mr. Sullivan, Chairman, made a motion to open the P~lic  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) (7); which ‘1oesnot require SEQRA environmental review. The motion was seconded by M~. Castelli and carried as follows: Ms. Castelli, aye; Mr. Feroldi, aye; Mr. Bosco, aye; Mn Quinn, aye; and Mr. Sullivan, aye. Ms. Salomon was absent.

 

Nicholas Mascia, Architect, testified that they are raising the roof of the building and adding a small addition to the front of the church with a peak and cross to make the building look more like a church.

 

 

 

ViclifThomas testified that they are not changing the footprint of the building; that they are changing the look of the front of the building to make it look more like a church instead of the doctors’ office that it was; that he roof needed fixing also; and that they are not adding any more outdoor lighting.

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St. Thomas Evangelical Church of India

ZBA#16-14

Page2 of 4

 

 

 

 

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 g¢nerally 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 atfiy) to the health, safety and

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

 

 

 

1. The requested floor area ratio and front yard variances will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. The changes to the building are minimal and the variances are not intrusive.

 

 

 

2. The requested floor area ratio and front yard variances will not have an adverse effect or impact on the physical or environmental cenditions in the neighborhood or district. The changes to the building are minimal ~    the variances are not intrusive.

 

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 floor area ratio and front yard variances, although somewhat

substantial, afford benefits to the applicant that are ~ot outweighed by the detriment, if any, to the health, safety and welfare of the surrosnding neighborhood or nearby community.  The changes to the building are minimal and the variances are not intrusive.                                                                  ·

 

 

 

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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St. Thomas  Evangelical  Church of India

ZBA#16-4

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 and front 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 th~ 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 whieh 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 ~xtent 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 suct’l 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 cif filing of this decision  or that of

any other board  of the Town of Orangetown  granting  atty required  final approval  to such

project,  whichever  is later, but in any event within two tears  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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St. Thomas  Evangelical  Church  of India

ZBA#16-14

Page  4 of  4

 

 

 

 

 

 

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

 

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

 

DATED:   March 2,  2016

 

ZONING BOARD OF APPEALS TOWN OF OMNGETOWN

 

 

 

 

DISTRIBUTION:

 

APPLICANT

ZBA   MEMBERS

SUPERVISOR

TOWN BOARD  MEMBERS TOWN ATIORNEY

DEPUTY  TOWN ATIORNEY

OBZPAE

BUILDING    fNSPECTOR-M.M.

By~~

Deborah Arbclino

Administrative  Aide

 

 

TOWN CLERK

HIGHWAY   DEPARTMEl’JT ASSESSOR

DEPT.  of ENVIRONMENTAL

MGMT. and ENGINEERING

FILE,ZBA,   PB

CHAIRMAN,     ZBA,  PB,  ACABOR

 

 

SST      lJd

 

N!.\013~W:’:JO    .:JO  i·U.\01

 

DECISION

 

FRONT  YARD  AND BUILDING   HEIGHT  V ARIAiNCES  APPROVEU

 

To:  Jay Singer (4 Friends)

275 Treetop  Circle

Nanuet,  NY  10954

Z~#16-15

Dale: March 2, 2016

 

 

FROM:  ZONING  BOARD  OF APPEALS:  Town of Orangetown

 

 

 

 

ZBA#16-15:  Application  of  4 Friends  Development   LiC   for  variances  from Zoning

Code (Chapter  43) of the Town of Orangetown  Code, I\G District,  Group Q, Section

3 .12, Columns  8 (Front Yard: 25′  required;  22.2′  existing  & proposed)  and 12 (Building

Height:  14′ permitted,  21.7′  existing,  27.8′  proposed)  fsr  an addition  to an existing single-family  residence.  The premises  are located  at 42~ Valentine  A venue,  Sparkill,

New York  and are identified  on the Orangetown  Tax Map as Section  78.05, Block  1, Lot

4; in the RG zoning district.

 

 

 

 

Heard by the Zoning  Board of Appeals  of the Town ofOrangetown    at a meeting  held on Wednesday,  March 2, 2016 at which time the Board m:ide the determination  hereinafter set forth.                                                                                 ·

 

Jay Singer and Gene Hamberger  appeared  and testified. The following  documents  were presented:

1. Copy of site plan based on survey done by Robert E. Sorace, dated  11/23/2015, signed and sealed by Margaret  L. Fowler,  Archisect (1  page).
2. Architectural  plans labeled”  Additions  and Renovations  to 4 Friends Development   LLC dated  12/24/2015,   signed artd sealed by Margaret  Fowler, Registered  Architect  (8 pages).
3. A letter dated February  22, 2016 from the County  of Rockland  Department  of

Planning  signed by Douglas  J. Schuetz,  Acting  Commissioner  of Planning.

4. A letter dated February  17, 2016 from the Cou1’1Jy of Rockland  Highway

Department  signed by Sonny Lin, P .E ..

5. A letter dated January  29, 2016 from the County  of Rockland  Department  of

Health  signed by Scott McKane,  P .E., Senior P.~lic  Health  Engineer.

6. A letter dated February  9, 2016 from the County  of Rockland  Drainage  Agency singed by Vincent  Altieri,  Executive  Director ..

 

 

 

Mr. Sullivan,   Chairman,  made a motion  to open the P~lic   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  SEQRA  environmental  review.  The motion  was seconded  by Ms. Castelli  and

carried as follows:   Ms. Castelli,  aye; Mr. Feroldi,  aye; Mr, Bosco,  aye; Mr. Quinn, aye;

and Mr. Sullivan,  aye. Ms. Salomon  was absent.

 

Jay Singer testified  that they are planning  to renovate  the existing  house  and they are raising the roof and expanding  the front porch to wfap around the comer  of the house

without  going further into the front,x~P_; ~hf\t,Jl1~5’~e.r,Jlr,41is   10.5′ and because  of

that the height is restricted  to 14′ an’cl the-existing  “itmh~s     21.6′  and they are going up t~ 27.8′  to a~low for attic stora~~  ruf tlJ~ t11fl19!Er~~!ed  garage does not

requtre  any variances.                        .      .       -·  –·                                      .

 

4 Friends  Development   LLC ZBA#16-15

Page2  of  4

 

 

 

Public  Comment:

 

Andy Kohlbrenner,  426 Valentine  Avenue,  testified  that he has concerns  regarding drainage;  that his house  sits lower than this house  and he would like the developers  to be considerate  of the drainage  because  there have been problems  with flooding  and he sits below.

 

The Board members  made personal  inspections  of the p,femises 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 aay) to the health,  safety and

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

 

 

 

1. The requested  front yard and building  height 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 applicant must comply with all requirements of the Rockland Comity Drainage Agency.

 

 

 

 

2. The requested front yard and building height variasces will not have an adverse effect or impact on the physical or environmental eenditions in the neighborhood or district. Similar additions have been constructed in’the area, and the applicant must comply with all requirements of the Rockland County Drainage Agency.

 

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 front yard and building height variances, although somewhat 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 additions have been constructed in the area, and the applicant must comply with all requirements of the Rockland County Drainage Agency.

 

 

 

 

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

 

 

 

 

.      —                                               vu

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_•·..  ·‘.J           j‘‘·~  •••  I :‘..1._.,…I:..

 

 

 

 

 

4  Friends  Development   LLC ZBA#l6-15

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  front yard and building height variances  are APPROVED;   and FURTHER  RESOLVED,  that such decision and the vote thereon  shall become  effective  and be ~eemed 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 ~xtent 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 ¥ears 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.

 

 

 

SC    T   f.Jd    T 2  HHW 9IOZ

 

 

 

 

4 Friends Development   LLC ZBA#16-15

Page  4 of  4

 

 

 

 

 

 

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

 

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:    March 2, 2016

 

ZONING  BOARD  OF APPEALS TOWN  OF ORANGETOWN

 

 

DISTRIBUTION:

 

APPLICANT

ZBA  MEMBERS SUPERVISOR

TOWN BOARD MEMBERS TOWN ATTORNEY

DEPUTY   TOWN ATTORNEY

OBZPAE

BUILDING   INSPECTOR-M.M.

Administrative   Aide

 

 

TOWN  CLERK

HIGHWAY   DEPARTMENT ASSESSOR

DEPT.  of ENVIRONMENTAL

MGMT.  and ENGINEERING

FILE,ZBA,    PB

CHAIRMAN,      ZBA,  PB,  !\CABOR

 

S£   T   Lld    12   HBI~    9lDZ

 

N/A013~i;·;:..:-:J     so iL.\Ol

 

DECISION

 

 

EXTENSION  OF TIME TO IMPLEMENT  THE FlOOR   AREA RATIO AND BUILDING HEIGHT  VARIANCES GRANTED IN ZBA DECISION#ll-96

GRANTED FOR ONE YEAR FROM THE DATE °@F THIS STAMPED DECISION                                                                     .

 

To: Michael Dempsey (Dominican College)

470 Western Highway

Orangeburg,  New York 10962

ZBA #16-16

Date: March 2, 2016

 

 

FROM: ZONING BOARD OF APPEALS: Town of Orangetown

 

ZBA#l 6-16: Application of Dominican College Hennessy Center for an extension of time to implement the variances that were granted in ZBA Decision#l 1-96: variances from Zoning Code (Chapter 43) of the Town of Orangetown Code, R-40 District, Group H, Section 3 .12, Columns 4 (Floor Area Ratio: .15 permitted, .172 proposed) and 12 (Building Height: 25′ permitted, 41′ proposed) for an 8Gdition to an existing Student Health Center. The building is located on the east side ef Westem Highway, 600 feet north of the intersection ofMountainview Avenue, Orangeburg, New York and are identified on the Orangetown Tax Map as Section 70. t:B, Block 2, Lot 14; in the R-40 zoning district.                                                                ·

 

Heard by the Zoning Board of Appeals of the Town of Orangetown at a meeting held on Wednesday, March 2, 2016 at which time the Board made the determination hereinafter set forth.

 

Michael  Dempsey,  Facilities  Director,  and  Brian ..  Quinn,  Attorney,  appeared  and testified.

 

The following documents were presented:

 

1. Amended Site Plan dated 1/31/2013  with the latest revision date of 12/14/2016 signed and sealed by P. Joseph Corless, P .E.
2. Architectural plans labeled “Gymnasium Addition Hennessy Student Center” dated January 31, 2013 with the latest revision ~·ate of 12/14/2016 signed and

sealed by P. Joseph Corless, P .E. (4 pages).

3. Zoning Board of Appeals Decision#  11-96 dated November 16, 2011.

 

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

 

On advice of Dennis Michaels, Deputy Town Attorneys   counsel to the Zoning Board of Appeals, Mr. Sullivan moved for a Board determinaticn that since the Planning board noticed its intent to declare itself Lead Agency and distributed that notice of intention to all Involved Agencies, including the ZBA who consented or did not object to the Planning board acting as Lead Agency for this application, pursuant to coordinated review under State Environmental Quality Review ActRegulations  §617.6 (b) (3); and since the Planning Board conducted a SEQRA review ~d,   on September 14, 2011, rendered an environmental determination of no significant adverse environmental

impacts to result from the proposed land use action (i.ei; a “Negative Declaration” or “Neg Dec”), the ZBA is bound by the Planning board’s Neg Dec and the ZBA cannot require further SEQ RA review pursuant to SEQ RA Regulation  §617 .6 (b) (3). The

motion was seconded by Ms. Castelli and carried as fo:lfows: Ms. Castelli, aye; Ms. Feroldi, aye; Mr. Bosco, aye; Mr. Quinn, aye; and Mr. :Sullivan, aye. Ms. Salomon was absent.

 

 

 

30!.:!.:!0  s;!’Ell8   N/.\01

 

SC   1   LJd   12   HHlJ 9l02

 

 

r’l’I/V~\·f’l1:J-i:1;1V··1·i·:’···.:·,~·, _;'””·     _…i..n..,;

• ,·.’!•’~\u·'”‘ll ~

 

Dominican  College  Hennessey  Center

ZBA#16-16

Page 2 of  4

 

 

 

Brian Quinn, Attorney,  testified  that they were previously  approved  to the expansion  to the Student Health Center and offices  and they did not build because  oflack  of funds; that they have the funds now and would like to renew  (ir extend the approval to proceed with the project; that they are planning to start construction and very soon and would appreciate a one year extension of time.

 

 

 

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 Hearin”iiwhich motion was seconded by

Ms. Castelli and carried unanimously.

 

FINDINGS OF FACT AND CONCLUSIONS:

After personal observation of the property, hearing all die testimony and reviewing all the documents submitted, the Board found and concluded that the benefits to the applicant if the extension of time to implement the variances granted in ZBA Decision #11-96 is granted outweigh the detriment (if any) to the health, si¥fety and welfare of the neighborhood or community by such grant, for the following reasons:

 

 

 

1. No significant change in circumstances has occurred since the variances were granted which would warrant Board reconsideration of its approval.

 

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

 

 

 

 

3 Q !.:!.~ C  S \’ ‘>! J TJ  tg\ 01

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4     •     ,_;   -..l      .:.  .•      L  ••   ;.   ;  I.. ·-

 

 

 

 

Dominican  College Hennessey  Center

ZBA#l6-16

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  extension  of time to implement  the variances  granted  in ZBA Decisions'[  1-96 is GRANTED  FOR ONE YEAR  FROM THE DATE  OF THIS  STAMPED  QECISION;  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 subi~itted  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 th~ Board is limited  to the specific variance  or Special Permit  requested  but only to the ex~nt  such approval  is granted

herein  and subject to those conditions,  if any, upon whieh  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 appi~cant, 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  ~ennits  must be obtained  within  a reasonable  period of time following  the filing of this d(icision and prior to undertaking any construction  contemplated  in this decision.  To the ~xtent any variance  or Special Permit granted herein is subject to any conditions,  the ti!uilding department  shall not be

obligated  to issue any necessary  permits  where  any suejl condition  imposed  should, in the sole judgment  of the building  department,  be first compHed 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 df filing of this decision  or that of

any other board  of the Town of Orangetown  granting  a~y required  final approval  to such project,  whichever  is later, but in any event within  two :¥ears  of the filing of this decision. Merely  obtaining  a Building  Permit   with respect  to coastruction  or a Certificate  of Occupancy  with respect  to use does not constitute  “substantial  implementation”   for the purposes  hereof.

 

 

 

SC   1   Lld    12   HHLJ   9102

 

 

 

Dominican  College Hennessey  Center

ZBA#16-16

Page  4 of  4

 

 

 

 

The foregoing  resolution  to approve  the application  for the requested  extension  of time of One-year  (1)  from the date of this stamped  decision   to implement  the variances   granted in ZBA Decision   #11-96  dated November   16,   2011    was ¢resented  and moved by Ms.

Castelli,  seconded  by Mr. Bosco   and carried  as follows:   Mr. Bosco,   aye;  Mr. Feroldi,

aye;   Mr. Quinn,  aye ;Ms.   Castelli,   aye;  and Mr. Sullivan,  aye. Ms.  Salomon  was absent.

 

 

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

 

DATED:   March 2,  2016

 

ZONING  BOARD  OF APPEALS TOWN  OF OltANGETOWN

 

DISTRIBUTION:

 

APPLICANT

ZBA   MEMBERS SUPERVISOR

TOWN  BOARD  MEMBERS TOWN  ATTORNEY

DEPUTY  TOWN  ATTORNEY OBZPAE

BUILDING     INSPECTOR-N.A.

By_u~~~’..!L._A.L!--:ILJ.e Deborah Arbo ino Administrative Aide

 

 

TOWN   CLERK                  , HIGHWAY   DEPARTMENT ASSESSOR                       . DEPT.  of ENVIRONM    EN,’r AL MGMT.   and ENGINEERING

FILE,ZBA,    PB

CHAIRMAN,      ZBA,   PB,  A’.CABOR

 

9C   T  Lld    12  HHLl    9IOZ

 

DECISION

 

EXTENSION  OF TIME TO IMPLEMENT  THE VARIANCES GRANTED IN ZBA DECISION #13-21 GRANTED FOR 18 MONfHS FROM THE DATE OF THIS STAMPED DECISION

 

To:  Johathan Hodash (115 Route 303)

60 South Main Street

New City, NY 10956

ZBA #16-17

Date: March 2, 2016

 

 

FROM: ZONING BOARD OF APPEALS: Town of Orangetown

 

ZBA#l6-17: Application of 115 Route 303 for an extension of time to implement the variances that were granted in ZBA Decision #13-21: variances from Zoning Code (Chapter 43) of the Town of Orangetown Code, LO District, Section 3.11, Column 5, # 3 (Storage of goods or equipment accessory to uses permitted) for temporary storage of vehicles within existing building not accessory to business use. No sales or service of vehicles at this location. The business is located at 115; Route 303, Tappan, New York and are identified on the Orangetown Tax Map as Section 77.07, Block 2, Lot 1; in the LO zoning district.

 

 

 

 

Heard by the Zoning Board of Appeals of the Town of Prangetown at a meeting held on Wednesday, March 2, 2016 at which time the Board m~e  the determination hereinafter set forth.

 

Jonathan Hodash, Architect and Greg Verrilli, Attorney, appeared and testified. The following documents were presented:

1. Auto Storage plan dated January 24, 2013 signed and sealed by Louis P.

Ramunni, P .E..

2. A letter dated March 21, 2013 from the County of Rockland Department of

Planning signed by Thomas B. Vanderbeek, Cornmissioner of Planning.

3. A letter dated March 15, 2013 from the State of’New York Department of

Transportation signed by Mary Jo Russo, P .E., !ockland  County Permit Engineer.

4. Zoning Board Decision #13-21 dated June 19, ~13.

 

 

 

 

Mr. Sullivan, Chairman, made a motion to open the Ptiblic 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 since the application requires a minor temporary use of land having negligible, or no permanent ,  impact on the environment; this application is exempt from the S·fate Environmental Quality Review Act (SEQRA), pursuant to SEQRA Regulations §617.5 (c) (15); which does not require SEQ RA environmental review. The motion was seconded by Ms. Castelli and carried as follows: Ms. Castelli, aye; Mr. Feroldi, aye; Mr. Bosco, aye; Mr. Quinn, aye; and Mr. Sullivan, aye. Ms. Salomon was absent.

 

 

 

Jonathan Hodash, Architect, testified that the applicant received approval for the storage of vehicles in the building in ZBA Decision #13-21 and would like to continue to do

while the sale of the property is pending to cover the g~  in time and 18 months would be a sufficient amount of time.

381.:L:IO  S\!)J318  Nf:\01

Linda Kuperschmid testified that she owns the property and that her husband was taking care of this business when he pass£&wky;LM-tt  she ~~hlctJWe to continue this use until they start the storage facility.           ·      ·              — ·-

N h\ 013  o N V~ ..l 0 .:l 0  l,JA\01

 

 

 

115 Route 303

ZBA#16-17

Page2 of 4

 

 

 

 

Public Comment:

 

No public comment.

 

The Board members made personal inspections of the rtremises 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 t’1iat the benefits to the applicant if the extension of time to implement the variances granted in ZBA Decision #13-21 is 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. No significant change in circumstances has occurred since the variances were granted which would warrant the Board’s reconsideration o!f its approval.

 

2. Applicant stated that they expect construction to begin within 18 months.

 

 

 

9C   T   LJd   12   HUlJ  9IDZ

 

 

115 Route 303

ZBA#16-17

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 extension of time to implement the variances that were granted in ZBA Decision #13-21 dated April 3,

2013 is GRANTED for EIGHTEEN MONTHS (lS} from the date of this stamped

Decision; and FURTHER RESOLVED, that such decision and the vote thereon shall become effective and be deemed rendered on the d*e 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 th~ 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 ~rmits  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 ~ilding  department shall not be

obligated to issue any necessary permits where any suG~ condition imposed should, in the

sole judgment of the building department, be first comp1ied 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 df filing of this decision or that of any other board of the Town of Orangetown granting arty required final approval to such project, whichever is later, but in any event within two }’ears 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

 

 

38L-L:10  s:1~1310    N!t\OL

 

9£   T  lJd    12  HHW  9102

 

 

 

115 Route 303

ZBA#16-17

Page  4 of  4

 

 

 

The foregoing  resolution  to approve  the application  for the requested  extension  of time to implement  the variances  granted  in  ZBA Decision#l3-21      dated April 3,  2013   for

eighteen  months  (18) from the date of this stamped  decision;   was presented  and moved by Mr. Sullivan,   seconded  by Ms.  Castelli  and carried &s follows:  Mr. Bosco,  aye;  Mr. Feroldi,  aye;  Mr. Quinn,  aye;  Ms.  Castelli,  aye;  and Mn  Sullivan,   aye. Ms.  Salomon   was absent.

 

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:   March  2, 2016

 

ZONING  BOA~     OF APPEALS TOWN  OF ORANGETOWN

 

 

 

DISTRIBUTION:

 

APPLICANT

ZBA   MEMBERS SUPERVISOR

TOWN  BOARD  MEMBERS TOWN  ATTORNEY

DEPUTY   TOWN  ATTORNEY OBZPAE

BUILDING   INSPECTOR-N.A.

 

Administrative   Aide

 

 

TOWN   CLERK

HIGHWAY     DEPARTMENT ASSESSOR

DEPT.   of ENVIRONMENTAL

MGMT.   and ENGINEERf’NG FILE,ZBA,   PB                        . CHAIRMAN,      ZBA,  PB,  hCABOR