Meeting Overview

MINUTES

ZONING  BOARD  OF APPEALS MAY  7,  2014

 

MEMBERS  PRESENT:

 

 

ABSENT:

JOAN  SALOMON

PA TRICIA  CASTELLI THOMAS  QUINN

LEONARD  FEROLDI,   ALTERNATE

 

 

MICHAEL  BOSCO

DANIEL  SULLIVAN,   CHAIRMAN

 

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 Ms.  Castelli,   Acting Chair.

 

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

 

 

 

APPLICANTS CONTINUED   ITEM:

HOLIHAN

74.14   I 2 I 36;  R-15   zone

NEW  ITEMS: RUSSELL

74.17   I 1128;    R-22 zone

 

 

PRUSINOWSKI

78.18    I 1  I 56;  R-40 zone

 

 

GRACE  TABERNACLE

77.08  I 5 I 41;   CS zone

 

LEWIS SUBDIVISION

68.12I1I51;           RG zone

 

 

ALUF PERFORMANCE STANDARDS

70.18I2I15;LI           zone

PUBLISHED  ITEMS DECISIONS

 

POSTPONED                                              ZBA#14-10

 

 

FLOOR  AREA RATIO,                                    ZBA#14-28

FRONT YARD,   SIDE YARD

AND TOTAL  SIDE YARD  VARIANCES APPROVED

 

 

 

CONTINUED                                         ZBA#l4-29

 

 

 

 

FRONT  YARD,                                     ZBA#14-30

AND  SIDE YARD  VARIANCES APPROVED

 

 

 

BUILDING  HEIGHT                            ZBA#14-31

VARIANCE  APPROVED

 

 

 

APPROVED                                            ZBA#14-32

 

Minutes

Page 2 of  2

 

 

 

In response  to requests  from the Orangetown    Planning   Board,   the Zoning  Board of Appeals:   RESOLVED,   to  approve  the action of the Chairman  executing   on behalf   of the Board  its  consent  to the Planning  Board  acting    as Lead Agency   for the State Environmental    Quality Review  Act (SEQRA)  coordinated  environmental   review  of actions  pursuant  to SEQRA  Regulations§     617.6 (b)(3)  the following  applications: Orangetown  Shopping  Center Site Plan,   1-45   Orangetown  Shopping  Center,  located   ont eh south side  of Orangeburg  Road,   0 feet east of the intersection    of Dutch  Hill Road,

Orangeburg,  N.Y. 74.10  I 1I67;    CS zone; and FURTHER  RESOLVED,   to request   to be

notified  by the Planning   Board of SEQ RA proceedings,    hearings,   and determinations with respect  to these matters.

 

 

 

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

 

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

There being   no further  business   to come before  the Board,   on motion  duly  made, seconded  and carried,   the meeting   was adjourned  at  9:20 P.M.

 

Dated:    May 7,  2014

 

DISTRIBUTION: APPLICANT

TOWN  A”ffORNEY

DEPUTY  TOWN  ATTORNEY TOWN  BOARD  MEMBERS

BUILDING    INSPECTOR    (Individual      Decisions) Rockland County Planning

 

ZONING  BOARD  OF APPEALS TOWN  OF ORANGETOWN

 

 

By~~

Deborah  Arbolino

Administrative   Aide

 

 

DECISION

 

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

 

To: Richard  Russell

134 Constitution  Drive

Orangeburg,  New York  10962

ZBA # 14-28

Date:  May 7, 2014

 

 

FROM:  ZONING  BOARD  OF APPEALS:  Town  of Orangetown

 

ZBA#14-28:  Application  of Richard  Russell  for variances  from Chapter  43 of the Code of the Town of Orangetown,  R-22 District,  Group I, Columns  4 (Floor Area Ratio: .20 permitted,  .209 proposed),   8 (Front Yard: 40′  required,  34.07′  proposed),  9 (Side Yard:

25′  required,  20.4′  existing),  and 10 (Total Side Yard:  60′ required,  50.1′  existing)   for

an addition to an existing  single-family  residence.  The premises  are located  at 134

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

Map as Section  74,17, Block  1, Lot 28; in the  R-22 zoning  district.

 

Heard by the Zoning  Board of Appeals  of the Town of Orangetown  at a meeting  held on Wednesday,  May 7, 2014 at which time the Board made the determination hereinafter  set forth.

 

 

 

Richard  Russell  and Jane Slavin, Architect,  appeared  and testified. The following  documents  were presented:

1. Architectural plans dated  02/25/ 2014 signed and sealed by Jane Slavin, Architect.  (1 page)
2. Site plan dated 01/28/2013  based on survey prepared  by Stephen Hoppe, PLS

signed and sealed by Jane Slavin, Architect.

 

 

 

Ms. Castelli,  Acting  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  Board of Appeals,  Ms. Castelli   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. Salomon  and carried as follows:  Ms. Sa1omon, aye;  Ms. Castelli,  aye; Mr. Quinn, aye; and Mr.

Feroldi,  aye. Mr. Sullivan  and Mr. Bosco were absent.

 

 

Jane Slavin, Architect,  testified  that currently  the house has a front stoop and the famly would like to add a front porch;  that there are many  colonial  style homes  in the neighborhood  and most of them have front porches.

 

 

Richard  Russell testified  that they have owned the house for e]even years; that there are five in the family and that they would like to add a front porch.

301.:L:JO  S~l\1::118   Ni\\01

91  61  LJd   u ~HlJ  hl02

 

NA\013  D f.JVci  0  .:.l  0  Nf.\01

 

Russell

ZBA#14-28

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 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.

 

 

Ms. Castelli made a motion  to close the Public  Hearing  which motion  was seconded  by

Ms. Salomon  and carried unanimously.

 

FINDINGS  OF FACT AND CONCLUSIONS:

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

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

 

 

 

1. The requested  floor area ratio, front yard, side yard, and total side yard variances  will not produce  an undesirable  change in the character  of the neighborhood  or a

detriment  to nearby properties.  Similar  additions  have been constructed  in the area;

many of the houses  in the neighborhood  are colonial  style homes  with front porches.

 

 

 

 

2. The requested floor area ratio, front yard, side yard and total side yard variances  will not have an adverse  effect or impact  on the physical  or environmental  conditions  in the neighborhood  or district.  Similar  additions  have been constructed  in the area; many of the houses  in the neighborhood   are colonial  style homes  with front porches.

 

 

 

 

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 and total side yard 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; many of the houses  in the neighborhood  are colonial  style homes  with front porches.

 

 

 

 

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.

 

 

Russell

ZBA#14-28

Page  3   of  4

 

 

 

 

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

 

 

 

General  Conditions:

 

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

 

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

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

 

 

 

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

 

 

 

(iv) A building  permit  as well as any other necessary  permits  must be obtained  within a reasonable  period 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 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.

 

Russell

ZBA#14-28

Page  4 of  4

 

 

 

The foregoing  resolution  to approve the application   for the requested  floor area ratio, front yard,  side yard and total  side yard variances   was presented   and moved by Mr. Quinn,  seconded  by Ms.  Salomon   and carried  as follows:    Ms.  Castelli,   aye; Ms. Salomon,   aye; Mr. Quinn,  aye; and Mr. Feroldi,   aye.  Mr. Sullivan  and Mr. Bosco were 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:    May 7,  2014

 

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~

Deborah  Arbolino

Administrative   Aide

 

 

TOWN CLERK

HIGHWAY DEPARTMENT ASSESSOR

DEPT.  of ENVIRONMENTAL

MGMT. and ENGINEERING FILE,ZBA,  PB

CHAIRMAN,   ZBA, PB,  ACABOR

 

 

DECISION

 

 

FRONT   YARD  AND SIDE  YARD  VARIANCES     APPROVED

 

To: John Atzl (Grace Tabernacle)

234 No. Main Street

New City, New York  10956

ZBA # 14-30

Date:  May 7, 2014

 

 

FROM:  ZONING  BOARD  OF APPEALS:  Town  of Orangetown

 

 

ZBA#l4-30:   Application  of  Grace Tabernacle  for variances  from Chapter  43 (Zoning)

of the Code of theTown  of Orangetown,  CS District,  Group FF, Columns  8  (Front Yard:

0’/12′    required,  1.4′ existing)  and 9 (Side Yard:  0’/12′  required,  0.9′  existing)  for an extension  to an existing building.  The premises  are located  at 617 Main Street, Sparkill, New York and are identified  on the Orangetown  Tax Map as Section 77.08, Block 5, Lot

41; CS zoning district.

 

Heard by the Zoning  Board  of Appeals  of the Town  of Orangetown  at a meeting  held on Wednesday,  May 7, 2014 at which time the Board made the determination  hereinafter  set forth.

 

 

 

John Atzl, Land Surveyor  and Mr. Mathew  appeared  and testified. The following  documents  were presented:

1. Site plan dated 01/29/2014 signed and sealed by John R. Atzl, Licensed

Surveyor. (1 page)

2. A letter dated April 25, 2014 from the County of Rockland Department of

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

3. A letter dated April 15, 2014 from the County of Rockland Department of Health signed by Scott McKane, P.E., Senior Public Health Engineer.
4. A letter dated April 11, 2014 from the County of Rockland Sewer District No, 1

signed by Joseph LaFiandra, Engineer II.

5. A letter dated May 6, 2014 received in our office May 9, 2014 from the County of

Rockland Department of Highways signed by Sonny Lin. P.E..

 

 

 

Ms. Castelli, Acting 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 Board of Appeals, Ms. Castelli moved for a Board determination that since the Planning Board noticed its intent to declare itself Lead Agency for this application and distributed those notices 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 the State Environmental Quality Review Act Regulations

• 617.6 (b) (3); and since the Planning Board conducted SEQRA review on March 26,

2014, rendered environmental determinations of no significant adverse environmental impacts to result from the proposed land use actions (i.e., A “Negative Declaration” or “Neg. Dec.”), the ZBA is bound by the Planning Board’s Neg Dec and the ZBA cannot require further SEQRA review pursuant to SEQRA Regulations  §617.6 (b) (3). The motion was seconded by Ms. Salomon and carried as follows: Ms. Salomon, aye; Ms. Castelli, aye; Mr. Quinn, aye; and Mr. Feroldi, aye. Mr. Sullivan ad Mr. Bosco were absent.

 

Grace Tabernacle

ZBA#14-30

Page2  of  4

 

John Atzl, Land Surveyor  testified  that they will comply  with al of the requests  made in the letters from the referral  agencies;  that this is an existing  commercial  building  that is being  converted  into a church; that they are proposing  a two-story  addition  26 Vi’ x 16 Yi’ in the rear of the building; that this area will have a cathedral ceiling; that they are dedicating a portion of the front property to the county and are not changing anything at the front of the building.

 

John Mathew testified that that the congregation is small and meets up off of exit 14 presently; that they currently have approximately 20 to 25 members and will probably grow to about 40 members; and that this building has 40 seats.

 

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.

 

Ms. Castelli made a motion to close the Public Hearing which motion was seconded by

Ms. Salomon and carried unanimously.

 

FINDINGS OF FACT AND CONCLUSIONS:

After personal observation of the property, hearing all the testimony and reviewing all the documents submitted, the Board found and concluded that the benefits to the applicant if

the variance(s) are granted outweigh the detriment (if any) to the health, safety and welfare of the neighborhood or community by such grant, for the following reasons:

 

 

 

1. The requested front yard and side yard variances will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. The building has existed with the existing front and side yards and is currently being repurposed for a church. The set back is changing because of a road dedication to the County. The proposed addition will extend the pre-existing non-conforming side yard.

 

 

 

……….,

2. The requested front yard and side yard variances will not have an adverse effe~or  ~

impact on the physical or environmental conditions in the neighborhood or dist~t.   ::3

The building has existed with the existing front and side yards and is currently hein~ repurposed for a church. The set back is changing because of a road dedicationlio th~ County. The proposed addition will extend the pre-existing non-conforming si~

yard.

3. The benefits sought by the applicant cannot be achieved by other means feasi~  fob;

the applicant to pursue other than by obtaining variances.

 

 

 

4. The requested front yard and side yard 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.

 

 

Grace Tabemacle

ZBA#l4-30

Page  3  of  4

 

 

 

 

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

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

 

 

 

 

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

 

 

 

 

General  Conditions:

 

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

 

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

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

 

 

 

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

 

 

 

(iv) A building  permit  as well as any other necessary  permits  must be obtained  within a reasonable  period 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 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.                                  3D\.:!.:!O S\1~!31D  NN\01

 

Grace  Tabernacle

ZBA#14-30

Page   4 of   4

 

 

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

Feroldi,    aye.   Mr.  Sullivan    and Mr.  Bosco   were  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 Cleric

 

DATED:   May 7,  2014

 

ZONING  BOARD  OF APPEALS TOWN  OF ORANGETOWN

 

 

DlSTRIB UT ION:

 

APPLICANT

ZBA  MEMBERS SUPERVISOR

TOWN BOARD MEMBERS

TOWN ATTORNEY

DEPUTY TOWN ATTORNEY

OBZPAE

BUILDING INSPECTOR-NA

By_;_:_~”-IL.C!L.-‘:..~  ..i,,…4–,,L.{/ Deborah  Arbolino Administrative  Aide

 

 

TOWN CLERK

HIGHWAY  DEPARTMENT ASSESSOR

DEPT.or ENVIRONMENTAL

MGMT. and ENGINEERING

FILE,ZBA, PB

CHAIRMAN,   ZBA, PB, ACABOR

 

 

DECISION

 

 

BUILDING HEIGHT  VARIANCE  APPROVED

 

To: Donald  Brenner  (Lewis  Ave. Subdvision)

4 Independence  Avenue

Tappan,  New York  10983

ZBA # 14-31

Date:  May 7, 2014

 

 

FROM:  ZONING  BOARD  OF APPEALS:  Town  of Orangetown

 

 

 

 

ZBA: 14-31: Application  of Lewis A venue  Subdivision  for a variance  from Chapter 43 (Zoning)  of the Code of the  Town  of Orangetown,  RG District,  Group Q, Column  12 (Building  Height:  13.4′ permitted,  20′  exists) for an existing  house on property  that is being  subdivided.  The premises  are located  at 227 Main Street, Pearl River, New York and are identified  on the Orangetown  Tax Map as Section  68.12, Block  1, Lot 51; RG zoning district.

 

 

 

 

Heard by the Zoning  Board of Appeals  of the Town  of Orangetown  at a meeting  held on Wednesday,  May 7, 2014 at which time the Board made the determination  hereinafter  set forth.

 

 

 

Donald Brenner,  Attorney,  Sara Torrens,  Attorney,  and Jay Greenwell,  Land Surveyor, appeared  and testified.

 

The following  documents  were presented:

 

1. Subdivision plan dated 01/15/2014  with the latest revision  date of  04/14/ 2014 signed and sealed by Jay Greenwell,  Land Surveyor.  (2 pages)

 

 

 

Ms, Castelli,  Acting  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  Board of Appeals,  Ms. Castelli moved  for a Board determination    that since the Planning  Board noticed its intent to declare itself Lead Agency  for this application  and distributed  those notices 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 the State Environmental   Quality  Review Act Regulations

• 617.6 (b) (3); and since the Planning Board conducted  SEQRA review  on April 9, 2014,

rendered  environmental  determinations   of no significant  adverse  environmental  impacts to result from the proposed  land use actions  (i.e.,  A “Negative  Declaration”  or “Neg. Dec.”),  the ZBA is bound  by the Planning  Board’s  Neg Dec and the ZBA cannot require further SEQRA  review  pursuant  to SEQRA  Regulations    §617.6 (b) (3). The motion was seconded  by Ms. Salomon  and carried  as follows:  Ms. Salomon,  aye;  Ms. Castelli,  aye; Mr. Quinn, aye; and Mr. Feroldi,  aye. Mr. Sullivan  ad Mr. Bosco were absent.

 

 

 

 

Donald Brenner,  Attorney,  testified  that the subdivision  has appeared  before  the Planning Board received  a preliminary  approval  and neg dee on April 9, 2014; that the proposal  is to divide an existing  lot into two lots and keep the existing  house  at its Opresent location.

 

 

Jay Greenwell,  L_and  Sur.vey, testified  that the new lot,111tf ~~hg~s~h\\Ote  existing house needs a height vanance.                                  3 QI .:i'”‘

9t zi Wd    L2   ~mJ htoZ

NN\013 ~ iffC: 0  .:10  Nh\01

 

Lewis Ave. Subdivision

ZBA#14-31

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.

 

 

Ms. Castelli made a motion  to close the Public  Hearing  which motion  was seconded  by

Ms. Salomon  and carried unanimously.

 

 

FINDINGS  OF FACT AND CONCLUSIONS:

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

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

 

 

 

1. The requested  building  height variance  will not produce  an undesirable  change in the character  of the neighborhood  or a detriment  to nearby properties.  The house has existed in its present  location  for many years, the lot line is changing  which is the reason a variance  is needed.

 

 

 

 

2. The requested building  height variance  will not have an adverse  effect or impact on the physical  or environmental  conditions  in the neighborhood  or district. The house has existed  in its present  location  for many  years, the lot line is changing  which is the reason  a variance  is needed.

 

 

 

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

 

 

 

4. The requested building height variance is not substantial.

 

 

 

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

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

 

 

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

 

General  Conditions:

 

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

 

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

herein  and 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

 

The foregoing  resolution   to approve  the application   for the requested  building   height variance   was presented  and moved by Ms.  Castelli,    seconded  by Ms.  Salomon   and carried as follows:    Ms.  Castelli,  aye; Ms.  Salomon,   aye; Mr.  Quinn,   aye;  and Mr. Feroldi,  aye.  Mr. Sullivan  and Mr. Bosco were 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:    May 7,  2014

 

ZONING  BOARD  OF APPEALS TOWN  OF ORANGETOWN

 

DISTRJBUTION:

 

APPLICANT ZBA MEMBERS SUPERVISOR

TOWN BOARD MEMBERS

TOWN ATTORNEY

DEPUTY  TOWN ATTORNEY OBZPAE

BUILDING  INSPECTOR-N.A.

By  ,’–‘-“b4.LJ..L..-“‘-“=-‘..Ll-‘-~~

Deborah  Arbolino

Administrative    Aide

 

 

TOWN CLERK

HIGHWAY DEPARTMENT ASSESSOR

DEPT. of ENVIRONMENT AL

MGMT.  and ENGINEERING

f-ILE,ZBA,   PB

CHAIRMAN,   ZBA, PB, ACABOR

 

 

DECISION

 

 

PERFORlVIANCESTANDARDSAPPROVED

 

To:   Bart Rodi (Aluf Plastics)

234 So.  Grant A venue

Congers,  New York  10920

ZBA # 14-32

Date:    May 7,  2014

 

 

FROM:   ZONING  BOARD  OF APPEALS:   Town  of Orangetown

 

ZBA#14-32:     Application   of Aluf Plastics,   Inc.  pursuant  to Chapter  43 (Zoning)  of the Code of the Town  of Orangetown,    Section  4.1,   Use Subject  to Performance  Standards review  with respect  to additional   Chillers.    Premises  are located   at 3  Glenshaw    Street, Orangeburg,  New York  and are identified  on the Orangetown  Tax Map as Section  70.18, B1ock  2,  Lot  15;   LI  zone.

 

 

 

Heard by the Zoning Board  of Appeals  of the Town of Orangetown  at a meeting  held on Wednesday,  May 7,  2014   at which time the Board made the determination    hereinafter  set forth.

 

 

 

Bart Rodi, Engineer,  Donald  Brenner,   Attorney,  Sara Torrens,   Attorney,   and David

Anderson,   Vice President   of Operations,  Al uf, appeared  and testified. The following   documents  were presented:

1. 1. Architectural   plans  elated 01/28/2014   with the latest  revision  elate of 02/18/ 2014

signed  and sealed by Bart Rodi,  P.E.  (1  page)

2. Spec sheet for 200-Ton  Air  Cooled   Chiller.
3. Performance  Standards  Resume  of Operations
4. 4. Fire Prevention  Suppleme
5. 5. Material   Safety Data  Sheets  for 151 items.
6. A letter  dated April   15,   2014   from the County  of Rockland  Department  of I-lealth signed   by Scott McKane,  P.E.,   Senior  Public Health  Engineer.
7. 7. A letter  elated   April 7, 2014   from the Department  of Environmental    Management

and Engineering,   Town of Orangetown  signed by Joseph J.  Moran,  P.E., Commissioner.

8. 8. A letter dated April 28,  2014   from the Town of Orangetown  Bureau  of Fire

Prevention  signed  by Michael   B.  Bettmann,   Chief Fire Inspector.

 

 

 

Ms.  Castelli,   Acting  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 Board of Appeals,  Ms. Castelli   moved for a Board  determination  that  the foregoing  application entails  the ZBA engaging  in  a review  to determine   compliance  with  technical requirements,   this  application    is    exempt  from the State Environmental    Quality Review Act (SEQRA),   pursuant  to SEQRA  Regulations    §617.5   (c) (28);  which  does not require

SEQRA  environmental  review.   The motion  was seconded  by Ms. Salomon  and carried   as

follows:  Ms. Salomon,  aye;  Ms.  Castelli,  aye; Mr. Quinn,  aye; and Mr. Feroldi,  aye.  Mr. Sullivan  and Mr. Bosco  were absent.

 

 

Aluf

ZBA#14-32

Page 2 of  4

 

Bart Rodi testified  that that presently  there are three chillers  that are water cooled;  that these chillers are used to cool the equipment  that makes the plastic bags; that the new proposed  chiller would be cooled like an air conditioner  unit; that he can ensure that the noise it generates  will be below  the Town Noise  Ordinance  level; that a revised  sprinkler plan has been sent to Mike Bettmann  and that they will answer all of his concerns.

 

 

 

The Performance  Standards  Resume  of Operations  and Equipment,  and the Fire

Prevention  Supplement  completed  by the applicant  were thereupon  reviewed  in detail.

 

 

 

 

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.

 

Ms. Castelli made a motion  to close the Public  Hearing  which motion  was seconded by

Mr. Quinn and carried unanimously.

 

 

 

FINDINGS  OF FACT AND CONCLUSIONS:

After personal  observation  of the property,  hearing  all the testimony  and reviewing  the documents  presented,  the Board found and concluded  that:

 

Based upon the information  contained  in the applicant’s   Resume  of Operations and  Equipment,  the Fire Prevention  Supplement,  the letter dated April 7, 2014 from  Joseph J. Moran, P.E., Commissioner  of the Orangetown  Department  of Environmental   Management  and Engineering  (D.E.M.E.)  concluding  that  there is no reasonable  doubt as to the likelihood  of applicant’s   conformance  to  Zoning Code§  4.1 Performance  Standards,  and the memorandum   dated April 28, 2014 from Michael  Bettmann,  Chief Fire Inspector,  Town  of Orangetown  Bureau  of Fire Prevention  (B.F.P.);  the other documents  presented  to the Board and the testimony  of applicant’s   representatives,   the Board  finds and concludes  that conformance  with the Performance   Standards  set forth in Zoning   Code Section

4.1 will result sufficient  to warrant  the issuance  of a Building  Permit and/or Certificate  of Occupancy,  subject to compliance  with the orders, rules and regulations  of the Orangetown  Office of Building,  Zoning  & Planning Administration   & Enforcement,  DEME,  and Orangetown  B.F.P., and all otherc;

departments  having jurisdiction  of the premises.                                                     <

z

0

I

rn      N

-..]

 

 

0..,.,

0

:~1

 

DECISION:  In view of the foregoing  and the testimony  and documents  presented,  thtY.)       -o     ~ Board:  RESOLVED,  that the application  for  Performance   Standards   Conformance, o      3        ~ pursuant  to Zoning  Code§   4.1, is APPROVED  with the SPECIFIC  CONDITION   th~      ~;     6 the applicant  adhere to all of the requirements   set forth by the Chief Fire Inspector,  T’Alvn ~   ·                           <

of Orangetown  B.F.P. and answer  all the questions  in Chief Fire Inspector  Bettmann’s        -.:J        z report dated 04/28/2014  in a form acceptable  to Chief Fire inspector  Bettmann;    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.

 

 

 

Aluf

ZBA#14-32

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  Performance  Standards Conformance,  pursuant  to Zoning  Code § 4.1,is APPROVED  with the SPECIFIC CONDITION         that  the applicant  adhere to all of the requirements  set forth by the Chief Fire Inspector,  Town of Orangetown  B.F.P. and answer  all the questions  in Chief Fire Inspector  Bettmann’s   report  dated 04/28/2014  in a form acceptable  to Chief Fire inspector  Bettmann;    and FURTHER  RESOLVED,  that such decision  and the vote thereon  shall become  effective  and be deemed rendered  on the date of adoption by the Board of the minutes  of which they are a part.

 

 

 

 

General  Conditions:

 

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

 

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

herein  and subject to those conditions,  if any, upon which  such approval  was conditioned

which  are hereinbefore  set forth.

 

 

 

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

 

 

 

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

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

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

 

 

 

(v) Any foregoing  variance  or Special  Permit will lapse if any contemplated  construction of the project or any use for which the variance  or Special Permit is granted  is not substantially  implemented  within  one year of the date of filing of this decision  or that of any other board  of the Town  of Orangetown  granting  any required  final approval  to such project,  whichever  is later, but in any event within two years of the filing 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.                                      301:1.:!0   S’!/J31Q  NA\01

 

 

Aluf

ZBA#14-32

Page  4 of  4

 

 

The foregoing  resolution  to approve  the application    for the  requested    Performance Standards   Conformance  pursuant  to Orangetown  Zoning   Code Section 4.1,   with the SPECIFIC  CONDITION   that  the applicant  adhere to all of the requirements  set forth by the Chief Fire  Inspector,  Town of Orangetown  B.F .P. and answer all the questions   in Chief Fire  Inspector  Bettmann’s   report dated 04/28/2014  in  a form acceptable  to Chief Fire inspector   Bettrnann;  was presented  and moved  by Ms.  Castelli,   seconded  by Ms.

Salomon   and carried as follows:    Ms.  Castelli,   aye;  Ms.  Salomon,    aye;  Mr. Quinn,   aye;

and Mr. Feroldi,   aye.  Mr. Sullivan  and Mr. Bosco  were 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:    May 7,  2014

 

ZONING  BOARD  OF APPEALS TOWN  OF ORANGETOWN

 

DISTRIBUTION:

 

APPLICANT

ZBA   MEMBERS SUPERVISOR

TOWN  BOARD  MEMBERS

TOWN  ATTORNEY

DEPUTY  TOWN  ATTORNEY OBZPAE

BUILDING     INSPECTOR-13.vW.

 

By~-J.i:<f,.4,L..:.~~.JL./~~ Deborah  Arbolino

Administrative   Aide

 

 

TOWN   CLERK

HIGHWAY    DEPARTMENT ASSESSOR

DEPT.  of ENVIRONMENTAL

MGMT.  nnd ENGINEERING

f71LE,ZBA,     Pl3

CHAIRMAN,     Zl3A,  PB,   ACAl30R