Meeting Overview

MINUTES

ZONING  BOARD  OF APPEALS MARCH  6,  2013

 

MEMBERS  PRESENT:

DANIEL  SULLIVAN JOAN  SALOMON PATRICIA   CASTELLI NANETTE  ALBANESE

LEONARD  FEROLDI,  ALTERNATE

 

 

ABSENT:

 

 

MICHAEL  BOSCO

 

 

 

 

 

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. 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: WHELAN

72.08  I 3 I 88; R-15 zone

DECISIONS

 

 

 

 

FLOOR  AREA  RATIO,                                    ZBA#l3-17

SIDE YARD,  TOTAL  SIDE YARD, AND BUILDING  HEIGHT  VARIANCES APPROVED

 

 

SULLIVAN 77.05 I 1I3;    R-22 zone	FLOOR  AREA  RATIO,  REAR  YARD, FRONT  YARD,  SIDE YARD,  TOTAL	ZBA#l3-18
	SIDE YARD,  AND  BUILDING  HEIGHT
	VARIANCES   APPROVED
DAIKIN  AMERICA 73.15   I 1  /15;  LIO zone	SECTION  3.11,  LO DISTRICT, COLUMN  5 # 11 SIGN SIZE AND	ZBA#l3-19
	LOCATION  VARIANCES   APPROVED
	WITH  SPECIFIC  CONDITION

 

 

 

..   ~.-   ~.     ‘·  , ..,.

 

Minutes

Page 2 of  2

 

 

 

 

ADDITIONAL    BUSINESS:

 

 

In response  to requests  from the Orangetown  Planning  Board,  the Zoning  Board  of Appeals:  RESOLVED,  to approve  the action  of the Acting  Chairperson  executing  on behalf  of the Board   its consent  to the Planning  Board  acting  as Lead Agency   for the

State Environmental   Quality Review  Act (SEQ RA) coordinated  environmental   review of actions  pursuant  to SEQRA  Regulations§    617.6 (b)(3) the following  applications:

Walther  Minor  Subdivision  Plan, 694 Oak Tree Road,  Palisades,  New  York, 78.17 121

20; R-40 zone; 155 Corporate Drive Site Plan Amendment, 155 Corporate Drive, Orangeburg, New York 73/19 / 1/ 1; LIO zone; Deans Subdivision Plan (4 lots), 30 Pine Tree Lane, Tappan, NY, 77.07 I 2126;  R-15 zone; Henry Kaufman Campgrounds Inc.• conditional use permit, 667 Blauvelt Road, Pearl River, NY 69.14/1/28; R-80 zone; and FURTHER RESOLVED, to request to be notified by the Planning Board of SEQRA proceedings, hearings, and determinations with respect to these matters.

 

 

 

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

 

 

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

 

 

 

There being no further business to come before the Board, on motion duly made, seconded and carried, the meeting was adjourned at  9:00 P.M.

 

Dated: March 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

BUJIJ)fNG  INSPECTOR (Individual Decisions)

DEPT. ofENVIRONMENTAL MGMT. and ENGINEERING Rocldand County Planning

 

 

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DECISION

 

 

FLOORAREA RATIO, SIDE YARD, TOTAL SIDE YARD AND BUILDING HEIGHTVARIANCES APPROVED

 

To: Patrick  and Stephanie  Whelan

44 Phyllis Drive

Pearl River, New York  10965

ZBA # 13-17

Date:  March  6, 2013

 

 

FROM: ZONING  BOARD  OF APPEALS:  Town of Orangetown

 

 

ZBA#l3-17:   Application  of  Patrick  and Stephanie  Whelan for variances  from Chapter

43 (Zoning)  of the Code of the Town of Orangetown,  R-15 District,  Section  3,12

Columns  4 (Floor Area Ratio:  .20 permitted,   .24 proposed),9   (Side  Yard; 20′  required,

15.5’existing   & proposed)  and  10 (Total   Side Yard: 50′  required,  48.6′  proposed)  and  12 (Building Height:  15.5′ permitted,  25’2″  proposed)   for an addition  to an existing  single• family residence.  The premises  are located  at  44 Phyllis  Drive, Pearl River, New York, and are identified  on the Orangetown  Tax Map as Section  72.08, Block 3, Lot 88; R-15

zone.

 

 

 

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

 

 

Patrick   Whelan  and John Perkins,  Architect,  appeared  and testified. The following  documents  were presented:

 

1. Architectural  plans  dated January  3, 2013 with the latest revision  date of January

17, 2013 signed and sealed by John Perkins,  Architect.

2. A letter  dated February  14, 2013 from the County  of Rockland  Department  of

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

3. A letter dated March  4, 2012 from the County of Rockland  Department  of

Highways  signed by Sonny  Lin, P .E..

4. A letter dated February  5, 2013 from the County  of Rockland  Department  of

Health  signed by Scott McKane,  P.E.,  Senior Public  Health Engineer.             8

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C?  ~    ~ Mr. Sullivan,  Chairman,  made a motion  to open the Public  Hearing  which  motion  w~                 o seconded  by Ms. Castelli  and carried unanimously.                                                .                                                 ~                £:.

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On advice  of Dennis  Michaels,  Deputy  Town Attorney,   counsel to the Zoning  BoardW   ~·  l    ~

Appeals,  Mr. Sul1ivan  moved  for a Board  determination  that the foregoing  applicatioIDis  ~   1          o

a Type II action exempt  from the State Environmental   Quality Review  Act (SEQ RA)~    : ifl’ ~

pursuant  to SEQRA  Regulations  §617.5 (c) (9), (10), (12) and /or (13); which  does not

require  SEQ RA environmental   review.  The motion  was seconded  by Ms. Castelli  and carried as follows:  Mr. Sullivan,  aye; Ms.  Salomon,  aye; Ms. Albanese,  aye; Ms. Castelli, aye; and Mr. Feroldi,  aye. Mr. Bosco  was absent.

 

John Perkins,  Architect,  testified  that the existing  house is a three bedroom  ranch; that

they are proposing  to extend  out the rear of the house by 6 Yi’ and add a second floor; that when the addition  is finished  there will be one bedroom  on the first floor and four additional  bedrooms  upstairs;  that there are other  similar houses in the area with  similar heights;  and that it would  be difficult  to lower the height  because  they  are not proposing  a big pitch.

 

Patrick  Whelan  testified  that he has a wife and two daughters  but is hoping to have more children;  and that they would  like to have enough  room in the house  for parents  and in• laws.

 

 

 

 

 

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

 

2. The requested floor area ratio,  side yard, total side yard and building  height  variances will not have an adverse  effect or impact on the physical  or environmental   conditions in the neighborhood   or district.   Similar additions  have been constructed  in the neighborhood.

 

 

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, side yard, total  side 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.

 

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.

 

 

ZBA#l3-17

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  floor area ratio, side yard, total side yard and building  height  variances  are APPROVED;   and FURTHER  RESOLVED, that such decision  and the vote thereon  shall become  effective  and be deemed  rendered

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

 

 

 

 

General  Conditions:

 

 

(i) 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 am.ended 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#13-17

Page  4 of  4

 

 

 

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

Feroldi,  aye;  Ms. Albanese,  aye; Ms. Salomon,  aye; and  Ms. Castelli,  aye. Mr. Bosco 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  6, 2013

 

 

ZONING  BOARD  OF APPEALS TO’WN OF ORANGETO’WN

 

 

 

 

 

DISTRIBUTION:

 

APPLICANT

ZBA  MENIBERS SUPERVISOR

TOWN BOARD MENIBERS TOwN ATTORNEY

DEPUTY TOWN ATTORNEY OBZPAE

BUILDING INSPECTOR-R.O.

TOWN CLERK

HIGHWAY DEPARTMENT ASSESSOR

DEPT. ofENV1RONMENTAL

MGMT. and ENGINEERING

FILE,ZBA, PB

CHAIRMAN,  ZBA, PB, ACABOR

 

 

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DECISION

FLOOR   AREA  RATIO,   REAR  YARD,  FRONT   YARD,  SIDE  YARD,  TOTAL SIDE  YARD  AND BUILDING   HEIGHT   VARIANCES    APPROVED    AND  RE• AFFIRMED

 

 

To: Michael  Sullivan		ZBA#   13-18
10 Redcoat  Lane		Date:  March  6, 2013
Tappan, New York	10983

 

FROM:  ZONING  BOARD  OF APPEALS:  Town of Orangetown

 

 

 

ZBA#l3-18:   Application  of  Michael  Sullivan  for  variances  from Chapter  43 (Zoning), Section  3.12,  R-22 District,  Group I, Columns  4 (Floor Area Ratio:  .20 required,   .21 existing,  .26  proposed)   and 9 (Rear Yard: 45′  required,  35.5′  proposed)  and to reaffirm/extend   variances  that were granted  in ZBA#l  1-14: Column  7 (Front  Yard: 40′ required,  34.8′  existing),   9 (Side   Yard: 25′  required,  18′ granted);    10 (Total  Side Yard:

60′ required,  50.4 proposed,  48.4′  previously  granted)   and 12 (Building   Height: 22.8′

permitted,  25′  proposed)  for an addition  to an existing  single-family  residence.   Premises are located  at  10 Redcoat  Lane, Tappan,  New York  and are identified  on the Orangetown Tax Map as Section  77.05, Block  1, Lot 3; R-22 zone.

 

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

 

 

 

Michael  Sullivan  appeared  and testified. The following  documents  were presented:

1. Architectural plans dated 10/15/2012 signed and sealed by Stephen Mitchell, Architect (2 pages).
2. Survey by Adler & Young dated 11/14/1958
3. Zoning Board of Appeals Decision #11-14 dated February 16, 2011.

 

 

 

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

 

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

 

 

 

 

Michael Sullivan testified that they are proposing to add an additional bedroom above the existing garage; that they are moving the laundry room upstairs and adding a master bath; that his father-in-law is moving in with them and will take an existing bedroom; that they have four children aged 14 to 19; that the lot is oddly shaped; that he appeared before the Board last year or two years ago and received a variancefor the front porch; that the side yard and total side yard, rear yard and front yard are existing conditions; that the

proposed addition is 1,000 sq. ft.; and that they plan on being the house for many years.

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Sullivan

ZBA#13-18

Page 2 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 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  floor area ratio, front yard, side yard, total side yard  ,rear 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 oddly shaped and the proposed  addition  is in keeping  with the character  of the

neighborhood.

 

 

2. The requested floor area ratio, front yard, side yard, total  side yard, rear 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 oddly shaped and the proposed  addition  is in keeping  with the character  of the neighborhood.

 

 

 

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, front yard, side yard, total side yard, rear 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.  The lot is undersized and oddly shaped and the proposed  addition  is in keeping  with the character  of the neighborhood.

 

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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Sullivan

ZBA#l3-18

Page  3   of  4

 

 

 

 

 

 

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

 

 

 

 

General  Conditions:

 

 

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

 

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

 

 

 

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

 

 

 

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

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

sole judgment of the building department, be first complied with as contemplated hereunder. Occupancy will not be made until, and unless, a Certificate of Occupancy is issued by the Office of Building, Zoning and Planning Administration and Enforcement which legally permits such occupancy.

 

 

 

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

 

 

 

 

 

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Sullivan

ZBA#13-18

Page  4 of  4

 

 

 

The foregoing  resolution  to approve  the application  for the requested  floor area ratio, front yard, side yard, total side yard, rear yard and building  height variances  was presented  and moved  by Mr. Sullivan,  seconded  by Ms. Salomon  and carried  as follows: Mr. Sullivan,  aye; Mr. Feroldi,  aye;  Ms. Albanese,  nay; Ms. Salomon,  aye; and  Ms. Castelli,  aye. Mr. Bosco 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  6, 2013

 

ZONING  BOARD  OF APPEALS TOWN  OF ORANGETO\VN

 

 

 

DISTRIBUTION:

 

APPLICANT

ZBA  MEMBERS SUPERVISOR

TOWN BOARD MEMBERS

TOWN ATTORNEY

DEPUTY TOWN ATTORNEY OBZPAE

BUILDING rNSPECTOR-R.A.O.

Administrative  Aide

 

 

TOWN  CLERK

HIGHWAY DEPARTMENT ASSESSOR

DEPT. ofENVIRONMENTAL

MGMT. and ENGINEERING FILE,ZBA, PB

CHAIRMAN, ZBA, PB, ACABOR

 

 

 

 

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DECISION

 

SIGN LOCATION  AND SIZE VARIANCES  APPROVED WITH CONDITIONS

 

To:  Robert Meister  (Daikin America) Dai.ken America

20 Olympic Drive

Orangeburg,  New  York  10962

ZBA#   13-19

Date:  March  6, 2013

 

 

FROM:  ZONING  BOARD  OF APPEALS:   Town of Orangetown

 

 

ZBA#  13-19: Application  of Daikin America  for variances  from Chapter  43 (Zoning) Town of Orangetown,   Section  3.11, LIO District  refers to LO District  Column  5, #11

Allows  60 sq. ft. sign 20′  from lot line:  136 sq. ft. proposed  for three existing  signs and

two new proposed  signs and one sign is proposed  in Town Right  -of-Way  at minus  2″ (Hold harmless  must be applied  for with Town Highway);  One sign is 4′ from the property  line and the last sign is 15′ from the property  line. The business  is located  at 20

Olympic  Drive,  Orangeburg,  New  York  and are identified  on the Orangetown  Tax Map

as Section  73.15, Block  1, Lot  15; LIO zoning  district.

 

 

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

 

 

 

Richard  Meister,  Warehouse  Manager  and Marilyn  Van Orden,  Communications

Manager,  appeared  and testified.

 

 

The following  documents  were presented:

 

 

1. Copy of site plan with sign locations  drawn on it.
2. Three pages of computer  generated  pictures  of the signs.
3. Eight pages of pictures  generated  by Bin Maps.
4. A memorandum   from the County  of Rockland  Department  of Planning  dated

February  5, 2013.

5. A letter  dated February  28, 2013 from the County  of Rockland  Department  of

Highways  signed by Sonny Lin, P .E..

 

 

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

 

On advice of Dennis  Michaels,  Deputy  Town Attorney,   counsel to the Zoning  Board  of Appeals,  Mr. Sullivan   moved  for a Board  determination  that the foregoing  application  is a Type II action  exempt  from the State Environmental   Quality  Review  Act (SEQ RA), pursuant  to SEQRA  Regulations   §617.5 (c) (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; Ms. Castelli,  aye; and Mr. Feroldi,  aye. Mr. Bosco  was absent.

 

 

 

Richard  Meister testified  that they are proposing  to add two logo signs to the building; that  when they applied  for the permit  for these  signs they were denied  and told that the other  signs were too close to the road; that the Daikin  signs are in the same  location  as the signs  for Clarins;  that two of the existing  signs are directional  signs with the company name; that  the building  is set back 200 feet from the road and the proposed  building  signs are not  illuminated;  and that they will execute and  file  a hold  harmless  agreement  with

the Orangetown  Highway  Department.

 

 

 

 

 

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 sign size and location  variances  will not produce  an undesirable  change in the character  of the neighborhood   or a detriment  to nearby properties.  The

proposed  building  signs will be installed  on the building  which  is set back from the road approximately   200 feet and the existing  street signs are similar in size and location  to other signs that exist for adjacent  businesses  in the area. The applicant  has agreed to execute  and file a hold harmless  agreement  to the Orangetown  Highway Department.

 

2. The requested  sign size and location  variances  will not have an adverse effect or impact on the physical  or environmental   conditions  in the neighborhood   or district. The benefits  sought by the applicant  cannot be achieved  by other means  feasible  for the applicant  to pursue  other than by obtaining  variances.  The proposed  building signs will be installed  on the building  which  is set back from the road approximately

200 feet and the existing  street signs are similar in size and location  to other  signs that exist for adjacent  businesses  in the area. The applicant  has agreed to execute and file

a hold harmless  agreement  to the Orangetown  Highway  Department.

 

 

 

3. The requested  sign size and location  variances  although  somewhat  substantial,  afford benefits  to the applicant  that is not outweighed  by the detriment,  if any, to the health, safety and welfare  of the surrounding  neighborhood   or nearby  community.   Similar size signs exist for adjacent  businesses  in the immediate  area.

 

4. 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   sign size and location

variances  are APPROVED  with the Specific  Condition  that the applicant  execute and file a hold harmless  agreement  to the Town of Orangetown  Highway  Department;  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 ofthis  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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Daikin  Signs

ZBA#13-19

Page  4 of  4

 

 

 

The foregoing  resolution  to approve  the application  for the requested  sign size and location  variances  with the Specific  Condition  that the applicant  execute  and file a hold harmless  agreement  to the Town of Orangetown  highway  Department;   was presented  and moved by Ms. Salomon,  seconded  by Ms.  Salomon  and carried as follows:   Mr. Sullivan, aye; Mr. Feroldi,  aye; Ms. Albanese,  aye; Ms.  Salomon,  aye; and Ms. Castelli,  aye. Mr. Bosco 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  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-MM.

 

TOWN  CLERK

HIGHWAY DEPARTMENT

ASSESSOR

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

CHAIRMAN, ZBA, PB, ACABOR

 

 

 

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