Meeting Overview

MINUTES

ZONING BOARD OF APPEALS

NOVEMBER   19.  2014

 

 

 

MEMBERS PRESENT:        P ATR?:CIA  CASTELLI JOAN SALOMON DAN SULLIVAN

LEONARD FEROLDl, ALTERNATE

THOJ\1AS   QUINN

MICHAEL BOSCO

 

 

 

ABSENT:                                 NONE

 

 

 

 

 

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                                         DECISIONS NEW  ITEMS:

 

ANDREWS

23 Villa Drive,  Nanuet

64. 64.18 I l I 71  ; R-1 5 zone

FLOOR  AREA  RATIO,                       ZBA#14-80

FRON~~  YARD,  AND BUILDING   HEIGHT V AIUANCES  APPROVED

 

ANELLOTECH                          CONTINUED PERFORMANCE  STANDARDS    •

401  N.  Middletown  Road,  Pearl River

68.08   / 1   / 1 B; L1 Z011.C

ZBA#I4-81

 

23  ROCKLAND   PARK ROAD PERFORMANCE  STANDARDS

23 Rockland  Park Rd.,  Tappan

77.16 / 1I32;    LIO zone

APPROVED                               ZBA#14-82

 

TOBIN

69.06  I 2142;    R-22 zone

33 Azacla  Drive,  Nanuet

REARY  ARD  VARIANCE APPROVED

ZBA#14-S3

 

 

 

 

 

 

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Minutes

Page 2 of2

 

 

 

In response to requests from the Orangetown Planning Board,  the Zoning Board  of Appeals:  RESOLVED,  to approve the action of the Acting Chairman,  Patricia Castelli, 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 SEQ RA Regulations § 617.6 (b)(3)  the following applications:  Miller minor Subdivision,   238  West  Crooked  Hill Road, Pearl

River,  New York   68.11    I 3 I 16;   R-I 5  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 TOT-IE  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 10:  15 P .M.

 

Dated:  November  5,  2014

 

 

 

 

 

 

 

 

 

 

DISTRIBUTION: APPLICANT

TOWN ATI”ORNEY DEPUTYTO\NN K!TORNEY TOWN BOARD MEM8ERS

SUILD!NG   L’iSPECTOR  (Individual  Decisions) Rockland County Planning

ZONING BOARD  OF APPEALS

TOVlN OF ORANGETOWN

 

 

 

By

 

Deborah  Arbolino,  Administrative   Aide

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

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DECISION

FLOOR  AREA RATIO,  FRONT YARD AND BUlLDlNG  HEIGHT  VARIANCES

APPROVED

 

To:   John Perkins (Andrews) P.O .Box  271

Tomkins  Cove,  New York  10986

ZBA #14-80

Date:   November  19,  2014

 

 

FROM:  ZONING BOARD OF APPEALS:   Town of Orangetown

 

 

ZBA#l 4-80:  Application  of Eric Andrews  for variances from Zoning  Code (Chapter  43) of the Town of Orangetown  Code,  Section 3.12, R-15 District,  Group M, Columns  4 (Floor Area Ratio:  .20  permitted,  .268  proposed),   8 (Front Yard:  30′ required,   20.8  &

28.2′   proposed  for addition),  and 12 (Building  Height   21′  4″ permitted,   12.644 proposed)   for an addition  to a single-family  residence.   The premises   are located  at 23

Villa Drive,  Nanuet,  New York and are identified on the Orangetown  Tax Map as Section

64.18,   Block 1,    Lot 71.1;   in the R-15   zoning  district.

 

 

 

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

‘Wednesday, November   19,  2014 at which time the Board made the determination

hereinafter  set forth.

 

 

John Perkins,  Architect and Elie Andrews   appeared and testified. The following documents were presented:

1. Architectural plans and site  plan  dated August 5,  2014   with  the latest  revision   date

of September  23, 2014    signed  and sealed by John Perkins, Architect. (3 pages)

 

Mr. Sullivan,  Chair, 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 H action exempt from the State Environmental  Quality  Review Act (SEQRA), pursuant  to SEQRA  Regulations   §GI 7.5  (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.  Quinn,  aye;  Ms.  Castelli,   aye; Ms. Salomon,  aye; Mr. Bosco,  aye; and Mr. Sullivan,   aye.

 

 

 

 

 

 

John Perkins,  Architect,  testified  that they are proposing  an addition   to the left side of the house of a two car garage  and bedroom  above it; that the existing  house has a Cape Cod style roof and they are proposing  to change  that; that they have one bedroom  downstairs and will have three bedrooms  upstairs,   when they are finished;   that the lot is a corner  lot on Villa  Drive and Lowney  Lane;  that the property  has two front yards and the largest portion  of the property  is the part that the garage is proposed  to be built on;  that the front porch addition  is also to the left of the house  and will add some  interest  and dimension   to the house;  that they are adding  dormers  for depth and similar  additions  have been constructed in the area.

 

Eric Tobin testified  that be and his  wife are expecting thci~:fi~·st.chiid.

 

 

 

 

 

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Andrews

ZBA#14-80

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.

I

 

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

Ms.  Castelli   and carried  unanimously.

 

FINDINGS  OF FACT AND CONCLUSIONS:

After personal  observation  of the property,  hearing  all the testimony  and reviewing  a11  the documents submitted,  the Board found  and concluded  that the benefits  to the applicant   if the variancets)   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:

I

 

 

1. 1. The requested  floor area ratio,  front yard and building  height  variances  will not produce an undesirable   change in the character of the neighborhood  or a detriment  to nearby  propertie  Similar  additions  have been constructed  in  the area.

 

 

 

 

2. The requested floor area ratio, front 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 area.

 

 

 

 

3. 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. 4. The requested  Door  area ratio,  front yard and building   height  variances   although somewhat  substantial,  afford benefits  to the applicant  that are not outweighed  by the detriment,  if any,  to the health,   safety  and welfare  of the surrounding  neighborhood  or nearby community.     Similar  additions  have been  constructed  i11 the ar

 

 

 

 

5. 5. T11e applicant  purchased  the property  subject  to Ornngetown’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 gran,t,u1.g.0f.the..m1;~..Ynri111w~.0.,,     ,       .

 

 

ZBA#l4-80

 

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DECIS10N:  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 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,  jf 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 on1y to the extent  such approval  is granted herein  and subject  to those  conditions,  if any, upon which such approval  was conditioned which arc 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  tnc 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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ZBA#14-80

Page  4 of 4

 

 

 

 

 

 

TI1e foregoing   resolution   to approve  the application for the requested   floor area ratio, front yard and building  height variances   was presented  and moved  by Ms.  Salomon, seconded by Ms .. Castelli   and carried  as follows:  Mr. Bosco,  aye;  Mr. Quinn,  aye ;Ms. Castelli,  aye; Mr.  Sullivan,  aye; and Ms.  Salomon,  aye.

 

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:   November   19,  2014

 

 

ZONING  BOARD  OF APPEALS

TOVVN OF ORANGETOWN

 

 

 

 

 

 

 

 

 

DISTRIBUTION:

 

APPLICANT

ZBA  MEMBERS

SUPERVISOR.

TOWN BOARD MEMBERS TOWN ATTORNEY

DEPUTY TOWN ATfORNEY

OBZPAE

BUILDING  INSPECTOR -R.A.0.

Deborah Arbo lino

Administrative  Aide

 

 

TOWN CLERK.

HIGHWAY  DEPARTMENT ASSESSOR

DEPT. of ENVIRONMENTAL

MGMT.   and ENGINEERING F!LE,ZBA, PB

CHAIRMAN,  ZBA, PI3, ACABOR

 

DECISION PERFORMANCE  ST ANDA.RDS  APPROVED

 

To: Thomas Schiavone

9 South 3 rd Street

Park Ridge, New Jersey,  07656

 

 

 

 

ZBA # 14-82

Date:   November  19, 2014

 

 

 

FROM: ZONING  BOARD  OF APP3ALS: Town of Orangetown

 

 

 

ZBAI 4-82: Application   of23  Rockland  Park Road  (Precision  Wheel  Services)   for Performance  Standards  Review pursuant  to  Zoning  Code  (Chapter  43) of the Town of Orangetown  Code,  Section 4.12, for the reconditioning   of alloy automobile  rims. The premises  are located  at 23 Rockland  Park Road,  Tappan,  New York  and are identified  on the Orangetown  Tax Map as Section  77.16, Block  1, Lot 32; LIO zoning  district.

 

Heard by the Zoning  Board  of App eds of the Town of Orangetown  at a meeting  held on Wednesday,  November   19, 2014 at which  time the Board made  the determination hereinafter  set forth.

 

 

Thomas  Schiavone  appeared  and testified.

 

The following  documents  were presented:

 

 

1. Copy of site plan.
2. A copy of the proposed  space to be used by Precision  Wheel  Services.

3_    Use Subject to Performance   Standards  Resume  of Operations  and Equipment form and Fire Prevention  Supplement  form.

4. A letter dated  October  7, 2014 from the Town  of Orangetown,  Department  of Environmental   Management  and Engineering  signed  by Joseph J. Moran, P.E., Commissioner,
5. A letter dated October  20, 20A  from the Town of Orangetown,  Bureau  of Fire

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

6. A letter dated  November  6, 2014 from the County  of Rockland  Department  of

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

7. A letter dated October  15, 2014 from the County  of Rockland  Department  of

Health signed  by Scott Mckane, P .E., Senior Public  Health Engineer.

8. A letter dated November  6, 2014 from the County  of Rockland  Department  of

Highways  signed by Sonny  Lin, P.E..

9. A letter dated October  23, 2014 from the County  of Rockland  Drainage  Agency signed by Vincent  Altieri,  Executive  Director.

 

 

 

Mr. Sullivan  Chairman,  made a motion  to open the Public  Bearing 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,  I\1s. Castelli  moved  for a Board  determination  based upon the testimony  heard by this Board,  and the facts as presented  in the application  submissions  and in the record, since the application  entails  the ZBA engaging  in a review to determine  compliance  with technical  requirements,   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) (28); which does not require SBQRA  environmental   review.  The motion  was

seconded  by Ms. Castelli  and carried  as follows:  Ms. Salomon,  aye; M.5._Gastdli,~ayc~ Mr. Bosco.  aye; Mr. Quinn,  aye; and Mr. Sullivan,  aye.           ~-.,,.~-·~-                 ‘

l

Thomas  Schiavone  testified  that his company  works  with car ~~i~iat                 they pick  up da:magc~lwheels and take then: to their shoPa~~&n~itoi; ther  ·  1l-1cy    do not do any welding;  that they are working on alloy nrns  and        e~  tl         cy have a reconditioning machine  and they electroplate chrom                  .      _ rat th”e¥~1-f.ll. compound _and fill and re-sand  pitted wheels;  that they use ~~,    .. ~iCM:bat can be

 

purchased  m any hardware  store;  and that when  they ~~~hed       with the wheels,   _

• ~···-

 

 

they return them to the dealership.

 

 

 

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.

 

 

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

Ms. Castelli   and carried  unanimous  I y.

 

 

 

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 October  7, 2014 from Joseph  J.  Moran,  P.E.,   Commissioner of the Orangetown  Department  of Environmental   Management  and Engineering  (D.E.M.E.)    concluding   that  the application  conforms  to Orangetown  Zoning  Code  § 4.1   Performance   Standards, and the memorandum   dated   October  20,  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 other departments  having jurisdiction  of the premises.

 

DECISION:    In view  of the foregoing  and the testimony  and documents  presented,  the Board:   RESOLVED,  that the application  for  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  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:

–  ~    – •: ……

 

 

(1) The approval  of any variance,  Performance   Standards, ~?™~,$J~1)i-ed   by

the B.~ard i1:  accordance  with  and sutj.ect to th_ose fa~ts ss’:.·v. tt~i-1J.1e plans submitted

and, tr applicable,   as amended  at orpnor to this heanng,as    h.~~1~0Jl _reSJlllll.lci

 

forth.                                                                                        ..il.?3NY11t   ~8 H.&8..t

 

 

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,  Performance Standards,  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,  Performance   Standards,  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 <my  other hoard  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.

 

23 Rockland Park Road Precision  Wheel Services Performance Standards

ZBA#l4-82

Page 4 of 4

 

 

 

 

The foregoing resolution  to approve, with aforesaid conditions,    the application  for Zoning  Code § 4.1  Performance Standards Conformance,  was presented and moved by Mr.  Sullivan,  seconded  by Mr. Quinn and carried as follows:   Ms.  Castelli,  aye;  Ms. Salomon,  aye; Mr. Quinn, aye; Mr. Bosco;  aye;  and Mr.  Sullivan,  aye.

 

 

 

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:   November 19, 2014

 

 

DISTRIBUTION:

 

APPLICANT

ZBA   MEMBERS SUPERVISOR

TOWN  BOARD  MEMBERS

TOWN  ATTORNEY

DEPUTY  TOWN  ATTORNEY

OBZPAE

BUILDING     !NSPECTOR-B.vW.

ZONING  BOARD OF APPEALS TOWN OF ORANGETOWN

 

By,~a       ……,_….

Deborah Arbolino

Administrative Aide

 

 

fOWN  CLERK

H!GHWAY   DEPARTMENT

ASSESSOR

DEPT. orENV!RONl\i!ENTAL MGMT. and ENGINEERiNG FILE.ZBA,    PB

CllA!RMAN,    ZBA, PB, ACABOR

 

DECISION

REAR YARD VAR]ANCE  APPROVED

 

To:   Allen F. Tobin

33  Azalea  Drive

Nanuet,  New York  10954

ZBA #14-83

Date:   November  19,  2014

 

 

FROM:  ZONING  BOARD  OF APPEALS:  Town  of Orangetown

 

 

ZBA#l4-83:    Application  of  Allen  and Margot Tobin   for a variance  from Zoning  Code (Chapter  43)  of the Town of Orangetown  Code,  Section  3.12,  R-22 District,   Group  I, Column  11   (Rear Yard:  45′  required,  42′  proposed)   for a deck at a single-family residence.   The premises  are located  at 33  Azalea  Drive, Nanuet,  New York and arc identified  on the Orangetown  Tax Map as  Section  69.06,  Block 2,  Lot 42;  in the R-22 zoning  district.

 

 

 

Heard by the Zoning  Board of Appeals  of the Town of Orangetown  at a meeting  held on Wednesday,  November 19,  2014 at which time the Board made the determination hereinafter  set forth.

 

 

Margot  Tobin and Matt Kelleher,  contractor,  appeared  and testified. The foUowing documents  were presented:

1. 1. Deck plans  labeled  “Allen  & ]\If argot Tobin  Existing  Deck Alteration  & Deck

Addition”  (1 page).

2. 2. Site plan not signed or sealed.
3. Four letters from abutting property  owners  in support  of the application.

I

 

Mr. Sullivan,  Chair,  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  fl action exempt  from the State Environmental   Quality  Review  Act (SEQRA), pursuant  to SEQRA  Regulations   §617.5  (c) (9), (10),  (12) and/or (13);  which docs not require  SEQRA  environmental   review.  The motion  was seconded  by Ms.  Castelli   and carried  as follows:   Ms.  Castelli,   aye;  Ms.  Salomon,  aye;  Mr. Sullivan,   aye; Mr. Quinn,

aye;  and Mr. Bosco,   aye.

 

 

 

Margot Tobin  testified  that testified  that they had a deck that was in need of repair  and they are planning  to rebuild  it with Trek decking  and to enlarge  it so that they will have enough room  for her husband  and five children  to sit and enjoy meals together;   that the neighbors  are aware of the proposal   and she bas submitted  letters  from them.

 

 

 

Matt Kelleher,  contractor,  explained  that the only  section  of the deck that intrudes  forth er than the required 45′  is the section  where the new part  of the deck meets with the  original existing  deck; and that area intrudes  three feet into  the 45  foot required  setback  and that is why they need a variance.

 

 

 

 

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ZBA#l4-83

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Public   Comment:

 

 

No public  comment.

 

 

The Board members  made personal  inspections  of the premises  the week before  the meeting  and found them to be properly  posted  and as generally  described  on the application.

 

A satisfactory  statement  in accordance  with the provisions  of Section  809 of the General

Municipal  Law of New York was received.

 

 

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

Ms.  Castelli   and carried  unanimously.

 

 

FINDINGS  OF FACT  AND CONCLUSIONS:

After personal  observation  of the property,  hearing  all the testimony  and reviewing  all the documents  submitted,   the Board  found and concluded  that the benefits  to the applicant   if the variancc(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. 1. The requested  rear yard variance  will not produce   an undesirable  change  in the character  ofthe neighborhood   or a detriment  to nearby  properti TI1e property  is a corner lot with two front yards and the house was constructed  at an odd angle  to the street lines, which necessitates  the need for the rear yard  variance.

 

 

 

 

2. The requested rear yard variance   will not have an adverse  effect or impact  on the physical  or environmental   condit.ons   in the neighborhood   or district.   The property  is a corner lot with two front yards and the house  was constructed  at an odd angle to the street  lines,  which necessitates  the need for the rear yard variance.

 

 

 

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. 4. The requested  rear yard variance  is  not substantia

 

 

 

5. 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  ofthe   area variances.

 

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ZBA#14-83

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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  rear yard 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) Tho 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 hcreinbefore   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  beingrequested.

 

 

 

(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 ar.y 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.

 

ZBA#l4-83

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The foregoing resolution  to approve the application for the requested rear yard variance was presented  and moved by Ms.  Castelli,  seconded by Ms.  Salomon and carried as follows:  Mr. Bosco,  aye; Mr. Quinn,  aye ;Ms.  Castelli,  aye; Mr. Sullivan,  aye; and Ms. Salomon, aye.

 

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:   November 19,  2014

 

 

ZONING BOARD  OF APPEALS

TOWN OF ORANGETOVIN

 

DISTRlBUTiON:

 

AP PUC ANT

ZBA   !V!EMDERS

SUPERVlSOR

TOWN  BOARD MEMBERS

TOW1’i  ATTORNEY

DEPUTY TOWN ATIORNEY

OBZPAE

BUILDING  INSPECTOR-M.M.

 

By~·‘:t.4.4L-~~-==-~~-v~•

Deborah Arbolino

Administrative  Aide

 

 

TOWN CLERK

HIGHWAY   DEPARTMENT

ASSESSOR

Df:PT. or ENVlRONMENTAL

MGMT.  and  ENGINEERING

rILE.ZBA.   PI3

CHAIRMAN,   ZBA, PB, ACABOR