Meeting Overview

 

 

MINUTES

ZONING  BOARD  OF APPEALS MAY  L 2013

 

 

MEMBERS  PRESENT:

 

 

DANIEL  SULLIVAN,  CHAIRMAN JOAN  SALOMON

NANETTE  ALBANESE PA TRICIA  CASTELLI MICHAEL  BOSCO

 

 

 

ABSENT:                                       LEONARD  FEROLDI,  ALTERNATE

 

 

 

ALSO  PRESENT:                   Dennis  Michaels,  Esq.

Ann Marie Ambrose, Deborah  Arbolino

Deputy  Town Attorn  y 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 h ld as noted below:

 

 

APPLICANTS

PUBLISHED  ITEMS DECISIONS

 

 

 

NEW  ITEMS:

 

 

 

FLEMING                                  SECTION  5.227                                    ZBA#13-26

68.19 I 1I40;  R-22 zone     REAR  YARD  (SWIMMING   POOL)

VARIANCE  GRANTED  AS MODIFIED

 

O’BRIEN

68.20 I 21 25; RG zone

FLOOR  AREA RATIO,                       ZBA#13-27

SIDE YARD,  BUILDINGHEIGHT, AND  ACCESSORY   STRUCTURE DISTANCE   VARIANCES   APPROVED

 

 

 

TONKOSCHKER

77 .08 I 2 I 30; RG zone

POSTPONED                                          ZBA#13-28

 

 

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 ab ve 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  9:30 P.M.

 

Dated:   May   1, 2013

 

ZONING  BOARD  OF APPEALS TOWN  OF ORANGETOWN

 

 

 

 

DJSTRIBl)TION: APPLICANT

TOWN  ATTORNEY

DEPUTY   TOWN  ATTORNEY TOWN  BOARD   MEMBERS

BUILDING    INSPECTOR   {Individual   Decisions) Rockland   County  Planning

By_.,’–“”‘~!.’-=-~~~b””~~~- Deborah  Arbolino

Administrative    Aide

 

DECISION

 

 

SECTION 5.227 REARYARD  SWIMMING POOL VARIANCE APPROV  DAS MODIFIED

 

To:  Denis and Karen  Fleming

264 West  Central Avenue

Pearl River, New York  10965

ZBA#   13-26

Date:  May  1, 2013

 

 

FROM: ZONING  BOARD  OF APPEALS:  Town  of Orangetown

 

ZBA#  13-26: Application  of  Denis and Karen  Fleming  for a variance  from Chap er 43 (Zoning)  Town of Orangetown,   Section  5.227, R-22 District,  (Rear Yard for a sw mming pool: 20′  required,   5′  & 7′ proposed)  for the installation  of an in-ground  swimmi   g pool at an existing  single-family  residence.  The premises  are located  at  264 West Cen   al Avenue,  Pearl River, New  York and are identified  on the Orangetown  Tax. Map a

Section 68.19, Block  1, Lot 40; R-22 zoning district.

 

 

Heard by the Zoning  Board  of Appeals  of the Town  of Orangetown  at a meeting Wednesday,   May  1, 2013 at which  time the Board  made the determination  herei    fter set forth.

 

 

Denis Fleming  and Steve Landau,  Landau  Pools,  appeared  and testified. The following  documents  were presented:

1. Site plan with proposed  pool drawn on it.
2. Three letters from abutting  property  owners  in favor of the application.
3. Two letters  from 13 Jan Court, abutting property  owner to the rear propert    line, in opposition  to the application.
4. A computer  generated  photograph  of the yard.

 

 

 

 

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

 

On advice of Dennis  Michaels,  Deputy  Town Attorney,   counsel to the Zoning  B  ard of Appeals,  Mr. Sullivan   moved for a Board  determination  that the foregoing  applic  tion is a Type II action  exempt  from the State Environmental   Quality  Review Act (SEQ      ), pursuant  to SEQRA  Regulations   §617.5 (c) (9), (10), (12) and/ or (13); which  do  snot require  SEQRA  environmental   review.  The motion  was seconded  by Ms. Castelli and carried as follows:  Ms. Albanese,  aye; Ms.  Salomon,  aye; Ms. Castelli,  aye; Mr.

aye; and  Mr. Sullivan,  aye.

 

Steve Landau,  Landau Pools,  testified  that the Flemings’   would  like to install an·   – ground  pool in their backyard;  that the property  drops off in the rear and there is

existing  rock wall running through  the property;  that the pool is positioned  parall  1  to the wall; that he would  not feel comfortable  moving  the pool closer to the house bee    se he needs to have enough room  for a two foot overdig  in order to install the pool; tha  there is a 20′  easement  in the rear of this property  which  cannot be built on; that it is

approximately   60′  to the neighbors’   house in the rear of this property;  and that if need to reduce the rear yard, they would  change  the pool  size from  18′ x 24′  to 1

 

Denis Fleming  testified  that he purchased  his house  in 2000; that he has lived in   re house  with his wife and three children  for thirteen  years; that ideally he would  li     to install the  18′ x 34′  pool; that he does not want to disturb the existing  wall becau  e it was expensive  t install;  and that the house to the rear of his property  is set far back.

30.U.:!0 S¥H310  U~fil

LI zi Yd   at w mi

 

RA013~NV’t!O lO  UOl

 

 

Fleming

ZBA#l3-26

Page 2 of  4

 

 

 

 

Public  Comment:

 

 

No public  comment.

 

 

The Board members  made personal  inspections  of the premises  the week before     e 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

Municipal  Law ofNew  York was received.

 

 

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

Ms. Salomon  and carried unanimously.

 

 

FINDINGS  OF FACT AND  CONCLUSIONS:

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

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

 

 

 

5. The requested§ 5.227 rear yard variances,  as modified  to 7′ and 9′ setbacks,     ill not produce  an undesirable  change  in the character  of the neighborhood  or a detri

nearby properties.  The property  to the rear of the applicant’s   house is a conse area that cannot be developed.  The granting  of the rear yard variance  to permi construction  of the in-ground  pool will not impose  on any of the neighbors.

 

2. The requested§  5.227 rear yard variances,  as modified  to 7′ and 9′ setbacks,  will not have an adverse  effect or impact on the physical  or environmental  conditions      the neighborhood  or district.  The property  to the rear of the applicant’s  house is a

conservation  area that cannot  be developed.  The granting  of the rear yard vari   tee to permit  construction  of the in-ground  pool will not impose  on any of the neigh  ors.

 

~ ~ 3

3. The Board  has requested,  as a condition  of the approval,  that the applicant  su  mit a drainage plan that shall be submitted  to the Department  of Environmental Management  and Engineering  (D.E.M.E.)  for their review  and approval.

0          ~           :me

:IE    ~  %

-q

4. The benefits  sought by the applicant  cannot be achieved  by other means  feasi  le~r     ~    ·                0

 

the applicant  to pursue  other than by obtaining  variances.

I1~1’1        CD

:;:xi

?”””-

(fl            “””O

~

0

:Al

):»

%

0

 

5. The requested  Section 5.227 rear yard variances,  as modified  to 7′ and 9’setb   ck~       t;::;.·. i

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           f’.l1     ‘~       ·

surrounding  neighborhood   or nearby  community.  The property  to the rear of    e applicant’s  house is a conservation  area that cannot be developed.  The granti  g of the rear yard variance  to permit  construction   of the in-ground  pool will not impos   on any of the neighbors.

rn

-t

0

::E’

z:

 

 

6. The applicant  purchased  the property  subject  to Orangetown’s   Zoning  Code (  hapter

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

 

Fleming

ZBA#l3-26

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  Section  5 .227 rear yar variances,  as modified  to 7′ and 9′  setbacks,  are APPROVED  with the Specific Condition  that the applicant  submit a drainage plan to be reviewed  and approved

Department  of Environmental  Management  and Engineering,   Town ofOrangeto        ; and FURTHER  RESOLVED,  that such decision  and the vote thereon  shall become  ef ective and be deemed  rendered  on the date of adoption  by the Board  of the minutes  of w  ich

they are a part.

 

 

 

 

General  Conditions:

 

 

(i) The approval  of any variance  or Special Permit  is granted  by the Board in acco  dance 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 s  ecific variance  or Special  Permit requested  but only to the extent  such approval  is grant  d herein  and subject to those  conditions,  if any, upon which  such approval was con  itioned which  are hereinbefore  set forth.

 

 

 

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

 

 

 

(iv) A building  permit  as well as any other necessary  permits  must be obtained  w thin a reasonable  period  of time following  the filing of this decision  and prior to undert   ting any construction  contemplated  in this decision.  To the extent  any variance  or Spe  ial Permit granted herein  is subject to any conditions,  the building  department  shall n  t be

obligated  to issue any necessary  permits  where  any such condition  imposed  shoul  , 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 Occup    cy is issued by the Office of Building,  Zoning  and Planning  Administration   and Enforc  ment which  legally permits  such occupancy.

 

 

 

(v) Any foregoing  variance  or Special Permit  will lapse if any contemplated  cons ruction of the project  or any use for which  the variance  or Special Permit is granted  is no substantially  implemented  within  one year of the date of filing of this decision  or  hat of any other board of the Town of Orangetown  granting  any required  final approval  .o such project,  whichever  is later, but in any event within  two years  of the filing of this d cision. Merely  obtaining  a Building  Permit  with respect  to construction  or a Certificate    f Occupancy  with respect  to use does not constitute  “substantial  implementation”   fl r the purposes  hereof.

 

 

 

30!.:i.:W S)Hl310 rl~JJl ttS- Zl Lid    91 amd ml U013~MVH0 30 tUi0-1

 

 

 

 

 

Fleming

ZBA#l3-26

Page  4 of  4

 

 

 

 

 

 

The foregoing  resolution  to approve  the application  for the requested§   5.227 rear yard variances,  as modified  to T  and 9′ setbacks,  with the Specific  Condition  that the applicant  submit a drainage  plan to be reviewed  and approved  by D.E.M.E.,  was presented  and moved by Mr. Bosco,  seconded  by Mr. Sullivan  and carried as foll  ws: Mr. Bosco,  aye; Ms. Albanese,  aye; Ms. Castelli, nay; Ms. Salomon,  nay; and Mr. Sullivan,  aye.

 

 

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

 

DATED:   May  1, 2013

 

 

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. ofENVJRONMENTAL MGMT. and ENGINEERING FILE,ZBA, PB

CHAIRMAN, ZBA, PB, ACABOR

 

 

~

LS Zl  Md   9! MIU· Em

 

1&013~Hfvi:W.:H’.)  11§~1

 

DECISION

 

 

FLOOR  AREA RATIO, SIDE YARD, BUILD][NG HEIGHT  AND ACCES  ORY STRUCTURE  DISTANCE VAIUANCES APPROVED

 

To:   Peter O’Brien

160 Franklin  Avenue

Pearl River, New  York  10965

ZBA#   13-27

Date:  May  1, 2013

 

 

FROM: ZONING  BOARD  OF APPEALS:  Town of Orangetown

 

 

ZBA#  13-27: Application  of  Peter O’Brien for  variances  from Chapter  43 (Zoni  g) Town of Orangetown,   Section 3.12, RG District,  Group  Q, Columns  4 (Floor Are   Ratio:

.30 permitted,  .42 proposed),  9 (Side Yard:  10′ required,  6.6′  proposed),  and  12 (  uilding Height:  8.6′ permitted,  25′  10″ proposed)  and from Section  5.153 (Accessory  s    cture distance:  15′ required,  6.7′  proposed)  {Section 5.21 (d) Undersized  lot applies]     ran addition  to an existing  single-family  residence.  The premises  are located  at 160 F anklin Avenue,  Pearl River, New York and are identified  on the Orangetown  Tax Map a

Section 68.20, Block 2, Lot 25; RG zoning district.

 

 

Heard  by the Zoning  Board  of Appeals  of the Town  of Orangetown  at a meeting  l eld on Wednesday,   May  1, 2013 at which  time the Board  made the determination  herei  after set forth.

 

 

Peter O’Brien and Jane  Slavin, Architect,  appeared  and testified. The following  documents  were presented:

1. Architectural  plans  dated 08/13/2012  signed and sealed by Jane Slavin,      chitect.

 

 

 

 

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

 

 

On advice of Dennis  Michaels,  Deputy  Town Attorney,   counsel  to the Zoning  B  ard of Appeals,  Mr. Sullivan  moved  for a Board  determination  that the foregoing  applic  tion is a Type II action  exempt  from the State Environmental   Quality Review  Act (SEQ      ), 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. Albanese,  aye; Ms. Salomon,  aye;  Ms. Castelli, aye; Mr.

aye; and  Mr. Sullivan,  aye.

 

 

 

 

Jane Slavin, Architect,  testified  that there was a two-story  addition  added to the r  ar of the house, which  is being removed;  that a new two story addition  is proposed;  tha  the proposed  first floor will provide  a new kitchen  and 1h bath, with new stairs to the basement;  that the second floor would  provide  a bathroom,  bedroom  and walk-in    loset; that the lot is undersized;  that the O’Brien’s purchased  some property  from their r  ar neighbor  but the lot is still undersized;  that the total addition  is adding an additio   al 78 square feet; that the existing  house has a wrap around porch which  adds 260 sq. ft  to the house and the existing  garage adds  162 sq. ft.; that these  structures  exist and are n  t being changed  or modified,  but they  effect the floor area ratio without providing  the ad  itional living space that the applicant  needs; that the existing  basement  is an old rubble

foundation  and the basement  gets wet; that they are not going any higher  than the existing house but they are extending  the roofline to accommodate   the addition  to the rear; they

 

~lso ha_ve portion  of the attic ~pace that c?untsjow~~~&~ai.ra          ra?o  even th  ug~ it is not livable space; that the distance  to t~mqe’:5c?’afi:  ‘Bi ~daressed  with fire sep   ation; and similar additions  have been construchi  ~We~,I  11U till

 

NM.013~HfV’1:iO so tUAQJ.

 

 

 

 

 

Denis Fleming  testified  that they have owned  the house for 3  Yi years; that there   ill be three in the family in a few weeks; that the existing garage is not large enough to   ouse a car but they use it for storage because the basement gets wet.

 

 

 

Public Comment:

 

No public comment.

 

 

The Board members made personal inspections of the premises the week before   e 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

Municipal Law of New Yark was received.

 

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

Ms. Salomon and carried unanimously.

 

FINDINGS OFFACT AND CONCLUSIONS:

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

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

 

 

 

1. The requested floor area ratio, side yard, building height and accessory struct re distance variances will not produce an undesirable change in the character of    e neighborhood or a detriment to nearby properties. The lot is undersized, the si e yard is not changing; the building height is being extended to tie in the proposed a  dition to the rear of the house but it is not getting higher. The accessory structure dis ance variance is being addressed with fire separation. The actual change to the stru ture is an additional 78 sq. ft. which will make the flow of the house work more successfully.

 

 

 

 

2. The requested floor area ratio, side yard, building height and accessory struc re distance variances will not have an adverse effect or impact on the physical o environmental conditions in the neighborhood or district. The lot is undersize , the side yard is not changing; the building height is being extended to tie in the pr posed addition to the rear of the house but it is not getting higher. The accessory s    cture distance variance is being addressed with fire separation. The actual change t  the structure is an additional 78 sq. ft. which will make the flow of the house war   more successfully.

 

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

 

 

 

 

 

3~l:BOS)l’d310 Nl’Ol t& Rl fdci   st BY  mz K&Ol3~NvUOso MAO!

 

 

4. The requested  floor area ratio, side yard, building  height and accessory  struct    e distance  variances,  although  somewhat  substantial,   afford benefits  to the app icant that are not outweighed by the detriment, if any, to the health,  safety and wel     e of the surrounding  neighborhood   or nearby conununity.  The lot is undersized,        side yard is not changing;  the building  height  is being extended  to tie in the propo  ed addition  to the rear of the house but it is not getting higher. The accessory  st   cture distance  variance  is being addressed with fire separation.  The actual change t   the structure  is an additional  78  sq. ft. which will make the flow of the house wore  more successfully.

 

5. TI1e applicant  purchased  the property  subject  to Orangetown’s   Zoning  Code (  hapter

43) and is proposing  a new addition  and/or improvements,  so the alleged diffi  ulty was self-created,  which  consideration  was relevant  to the decision  of the Boar    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  floor area ratio,  side y   d, building  height  and accessory  structure  variances  are APPROVED;   and FURTH  R RESOLVED,  that such decision  and the vote thereon  shall become  effective  and   e deemed rendered  on the date of adoption  by the Board of the minutes  of which th  y are a part.

 

 

 

 

General Conditions:

 

(i) The approval  of any variance  or Special Permit  is granted by the Board in acco  dance 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 s  ecific variance  or Special Permit  requested  but only to the extent  such approval  is grant  d herein  and subject to those conditions,  if any, upon which  such approval  was con  itioned which are hereinbefore   set forth.

 

 

 

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

 

 

(iv) A building  permit  as well as any other necessary  permits  must be obtained w thin a reasonable  period of time following  the filing  of this decision  and prior to undert    ing any construction contemplated  in this decision.  To the extent any variance  01: Spe  ial Permit  granted herein  is subject to any conditions,  the building  department  shall n  t be

obligated to issue any necessary  permits where any such condition imposed  shoul  , 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 Occup    cy is issued by the Office  of Building,  Zoning  and Planning  Administration mid Enforc  ment which legally  permits  such occupancy.

 

 

nz-tw st•·mz

 

NAGJ..3e>MVHO   .:!O  NliOJ.

 

 

(v) Any foregoing variance or Special Permit will lapse if any contemplated cons    ction of the project or any use for which the variance or Special Permit is granted is no 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  o such project, whichever is later, but in any event within two years of the filing of this

Merely obtaining a Building Permit with respect to construction or a Certificate

Occupancy with respect to use does not constitute “substantial implementation” purposes hereof.

 

 

 

The foregoing resolution to approve the application for the requested floor area r  io, side yard, building height and accessory structure distance variances was presented an

moved by Ms.  Castelli, seconded by Ms, Salomon and carried as follows: Mr. Bo co, aye;  Ms. Albanese, aye ;Ms. Castelli, aye; Ms.  Salomon, aye; and Mr. Sullivan,   ye.

 

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

 

DATED: May 1,  2013

 

ZONING BOARD OF APPEALS TOWN OF ORANGETOWN

 

 

DISTRIBUTION:

 

APPLICANT

ZBA  MEMBERS SUPERVISOR

TO\VN BOARD MEMBERS

TO\VN ATTORNEY

DEPUTY  TO\VN  ATTORNEY

OBZPAE

BUILDING   fNSPECTOR-R.O.

Deborah Arbolino

Administrative Aide

 

 

TOWN   CLERK

HIGHWAY DEPARTMENT

ASSESSOR

DEPT.  ofENVlRONMENT AL

MGMT.   and ENGINEERING FlLE,ZBA,   PB

CHAIRMAN,   ZBA, PB, ACABOR