Meeting Overview

MINUTES

ZONING  BOARD  OF APPEALS November  6, 2013

 

MEMBERS  PRESENT:                DANIEL  SULLIVAN JOAN  SALOMON NANETTE  ALBANESE PATRICIA   CASTELLI MICHAEL  BOSCO

LEONARD  FEROLDI,  ALTERNATE

 

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:

 

 

APPLICANTS

PUBLISHED ITEMS DECISIONS

 

 

 

NEW ITEMS:

 

FOODY

74.13 I 4 I 51; RG zone

TOTAL SIDE YARD AND                          ZBA#13-79

REAR YARD VARIANCES APPROVED

 

 

 

 

LSI SERVICES INC.

76.08 I 1  I 1; LIO zone

CONTINUED                                       ZBA#l3-80

 

 

 

VINCI

69.18 I 2 I 66; R-15 zone

FRONT YARD, SIDE YARD,                        ZBA#l3-81

AND BUILDING HEIGHT VARIANCES APPROVED

 

GALLO

70.14 I 3 I 29; R-15 zone

SIDE YARD AND TOTAL SIDE YARD VARIANCES APPROVED

ZBA#13-82

 

 

BERTUSSI                             SIDE YARD, TOTAL SIDE YARD,                ZBA#13-83

68.19 I 3 I 1.1; R-22 zone       BUILDING HEIGHT, §§5.227 & 5.153

ACCESSORY SETBACK AND DISTANCE, AND SIDE YARD FOR A POOL VARIANCES APPROVED

 

4. DOMINIC’S HOME § 4.12 PERFORMANCE STANDARDS PERFORMANCE STANDARDS   REVIEW APPROVED

74.06 I 3 I 11; R-40 zone

ZBA#13-84

 

Minutes

Page2

 

 

 

 

ADDITIONAL    BUSINESS:

 

 

In response  to requests  from the Orangetown   Planning  Board,  the Zoning  Board  of Appeals:  RESOLVED,  to approve  the action  of the Acting  Chairperson  executing  on behalf  of the Board   its consent  to the Planning  Board  acting   as Lead Agency   for the State Environmental   Quality Review  Act (SEQRA)  coordinated  environmental  review of actions pursuant to SEQ RA Regulations   § 617 .6 (b)(3)  the following  applications:   The Saloon  Site Plan, 45~49 WesT  Central Avenue,  Pearl River,  NY 68.16  / l / 9;  CS zone; Roland  Commercial  Subdivision  Plan, 401-407  Western  Highway,  Tappan,  NY 74.18   / 3

I 3 l; LO 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  11: 10 P .M.

 

Dated:   November 6,  2013

 

 

 

DISTRIBUTION: APPLICANT

TOWN ATTORNEY

DEPUTY TOWN ATTORNEY

TOWN BOARD MEMBERS

BUILDING INSPECTOR(IndividualDecisions)

Rockland County Planning

 

ZONING  BOARD  OF APPEALS TOWN  OF ORANGETOWN

By(JJpdv~

Deborah  Arbolino

AdministrativeAide

 

DECISION

 

 

TOTAL   SII>E YARD  AND  REAR  YARD  VARIANCES  APPROV£D

 

To:  John Foody

53 Greywood  Drive

Orangeburg,  New York  10962

ZBA#   13-79

Date:   November  6, 2013

 

 

FROM:  ZONING  BOARD  OF APPEALS:  Town  of Orangetown

 

 

ZBA#13-79:  Application  of  John Foody for  variances  from Chapter  43 (Zoning)  of the

Orangetown  Code,  RG District,   Section  3.12,   Group Q,  Columns  10 (Total  Side Yard:

30′   required,  27.5′   proposed)  and 11 (Rear Yard: 25′  required,  20.9′   proposed)  for a deck at an existing  single-family  residence,  The premises  are located  at  53  Greywood  Drive, Orangeburg,  New York and identified  on the Orangetown  Tax Map as Section  74.13, Block 4,  Lot 51; RG zone.

 

Heard by the Zoning  Board  of Appeals  of the Town  of Orangetown  at a meeting  held on Wednesday,  November  6, 201′.5   at which time the Board made the determination hereinafter  set forth.

 

John Foody appeared  and testified.

 

 

The following  documents  were presented:

 

 

1. 1. Survey  with deck drawn  on
2. 2. Seven pages of deck plan
3. 3. Three letters  in support  from abutting  property  owners.

 

 

 

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  Board of Appeals,  Mr. Sullivan   moved  for a Board determination   that the foregoing  application  is a Type II action  exempt  from the State Environmental  Quality  Review  Act (SEQRA), pursuant  to SEQ RA 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;  Mr. Feroldi,  aye; Ms.  Castelli, aye;   Mr. Sullivan,  aye;  and Mr. Bosco,  aye.

 

John Foody testified  that he purchased  the house  a year and a half ago;  that there was a weird structure  on the rear of the house with cement  stairs and a wooden  structure built off of them that was not safe; that this odd structure  did not have footings;  that the structure  was built improperly  and was causing  water to pour into his basement  every time it rained;  that he removed the structure  and put everything  outside  on hold while he worked  to make the inside  of the house habitable;  that he applied for a permit  to build a deck in the same location  of the odd structure  and was denied because  he needs  a variance;  that the house  sits on an angle to the property  line,  which is part of the problem

and that he is requesting  to go out fourteen  feet so that he can comfortably  seat his family

around  a table on the deck;  and that his three closest neighbors  have  seen the plans  and have no objections.

 

Foody

ZBA#13-79

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 ofNew   York was received.

 

 

Mr. Sullivan  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 total  side yard and rear yard variances  will not produce  an undesirable change  in the character  of the neighborhood   or a detriment  to nearby properties.  The existing  house  was built  on an angle to the property  line and the proposed  deck is not extending  beyond  the existing  line of the house.

 

 

 

 

2. The requested total  side yard and rear yard variances   will not have an adverse  effect or impact  on the physical  or environmental   conditions  in the neighborhood  or district.

 

 

 

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  total  side yard  and rear 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.

 

 

 

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.

 

Foody

ZBA#l3-79

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  total side yard and rear 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.

 

Foody

ZBA#13-79

Page  4 of  4

 

 

 

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

 

 

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

 

DATED:   November   6, 2013

 

 

ZONING  BOARD  OF APPEALS TOWN  OF ORANGETOWN

 

 

 

 

DISTRIBUTION:

 

APPLICANT ZBA MEMBERS SUPERVISOR

TOWN BOARD MEMBERS TOWN ATTORNEY

DEPUTY TOWN ATTORNEY OBZPAE

BUILDING INSPECTOR-R.A.0.

Administrative   Aide

 

 

TOWN  CLERK

HIGHWAY DEPARTMENT ASSESSOR

DEPT. ofENVIRONMENTAL MGMT. and ENGINEERING FILE,ZBA, PB

CHAIRMAN,  ZBA, PB, ACABOR

 

DECISION

 

FRONT   YARD,  SIDE  YARD,  AND  BUILDING   HEIGHT   VARIANCES APPROVED

 

To: Pamela  Vinci

51 Oldert Drive

Pearl River, New York  10962

ZBA # 13-81

Date:  November   6, 2013

 

 

FROM:  ZONING  BOARD  OF APPEALS:  Town  of Orangetown

 

 

ZBA#13-81:   Application  of  Pamela  Vinci  for  variances  from Chapter  43 (Zoning)  of the Orangetown  Code,   R-15 District,   Section 3.12, Group M, Columns   8 (Front Yard: 30′ required,  13′  existing)  9 (Side  Yard:  20′  required,  4.5′  existing),  and 12 (Building

Height:  4.5′  permitted,  9.9’existing)   for an existing  addition  to an existing  single-family residence,  The premises  are located  at  61 Oldert  Drive, Pearl River, New York  and identified  on the Orangetown  Tax Map  as Section   69.18, Block 2, Lot 66; R-15 zone.

 

 

 

 

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

 

Pamela  Vinci  appeared  and testified.

 

 

The following  documents  were presented:

 

1. Site plan dated  October  16, 2013 signed  and sealed by Clifford  A. Herbst,  P.E ..
2. Architectural  plans  dated 09/09/2013  with the latest revision  date of 10/11/2013 signed and sealed by Clifford  A. Herbst,  P.E..

 

 

 

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

 

Pamela Vinci testified that this was her childhood home from the 1970’s; that her Mom passed away 2 1h years ago and she is trying to sell the house; that she found out recently that there is no certificate of occupancy for the enclosed porch; that she is before the Board to make the addition legal and to do so, she needs these variances; that she does remember going to meetings with her Dad when she was young but doesn’t know what happened; that there is a certificate of occupancy for the addition by the fireplace and she will have the site plan updated to show that addition.

 

 

ZBA#l3-81

Page 2 of  4

 

 

Public  Comment:

 

 

No public  comment.

 

 

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

 

 

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

Municipal  Law of New York  was received.

 

 

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

Ms.  Salomon  and carried unanimously.

 

 

FINDINGS   OF FACT AND  CONCLUSIONS:

After personal  observation  of the property,  hearing  all the testimony  and reviewing  d.11  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, side yard and building height variances will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. The addition and deck have existed for many years without complaint, and the applicant is trying to legalize work that was done by her parents so that the house can be sold.

 

 

 

 

2. The requested front yard, side yard and building height variances will not have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district. The addition and deck have existed for many years without complaint, and the applicant is trying to legalize work that was done by her parents so that the house can be sold.

 

 

 

 

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

 

 

 

4. The requested front yard, side yard and building height variances although somewhat substantial, afford benefits to the applicant that are not outweighed by the detriment,

if any, to the health, safety and welfare of the surrounding neighborhood or nearby community.

 

 

 

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

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

 

 

ZBA#13-81

Page  3   of  4

 

 

 

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

 

 

 

General  Conditions:

 

 

(i) The approval  of any variance  or Special  Permit is granted by the Board in accordance with  and subject to those  facts shown on the plans  submitted  and, if applicable,  as 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 ofthis  decision. Merely obtaining a Building Permit  with respect to construction or a Certificate of Occupancy with respect to use does not constitute “substantial implementation” for the purposes hereof.

 

 

ZBA#13~81

Page  4 of 4

 

 

 

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

 

ZONING BOARD OF APPEALS TOWN OF ORANGETOWN

 

 

 

DISTRIBITTION:

 

APPLICA.t’IT ZBA  MEMBERS SUPERVISOR

TOWN BOARD MEMBERS

TOWN ATTORNEY

DEPUTY TOWN ATTORNEY OBZPAE

BUILDING INSPECTOR~R.AO.

Deborah Arbolino

Administrative Aide

 

 

TOWN  CLERK

HIGHWAY DEPARTMENT

ASSESSOR

DEPT. of ENVIRONMENTAL

MGMT. and ENGINEERI;r;IG

FILE,ZBA,  PB

CHAIRMAN,  ZBA, PB, ACABOR

 

 

 

3’0bl.:W S”Jli::\310   N”MUl

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DECISION

 

 

SIDE  YARD  AND TOTAL   SIDE  YARD  VARIANCES    APPROVED

 

To:   Frank  Gallo

96 McKenna  Street

Blauvelt,  New York  10913

ZBA#   13-82

Date:   November  6,  2013

 

 

FROM:  ZONING  BOARD  OF APPEALS:   Town  of Orangetown

 

 

ZBA#13-82:   Application  of  Frank  Gallo  for  variances  from Chapter  43  (Zoning)  of the Orangetown  Code,  R-15 District,   Section  3.12, Group M, Columns   9 (Side  Yard: 20′ required,  14.7′  proposed),  and 10 (Total  Side Yard:  50′ required,  35.9′   proposed)  for an addition  to an existing  single-family   residence,  The premises  are located  at 96 McKenna Street,  Blauvelt,  New York and identified  on the Orangetown  Tax Map as Section   70.14, Block  3, Lot 29;  R-15   zone.                                                ·

 

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

 

Frank Gallo and Richard La Placa, contractor,  appeared and testified. The followingdocumentswere presented:

1. 1. Survey with garage additiondrawn on i
2. 2. Four pages of drawings for the proposed garage.

 

 

 

 

Mt. 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 Board of Appeals, Mr. Sullivan  moved for a Board determinationthat the foregoing applicationis 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 requireSEQRA environmental review. The motion was seconded by Ms. Castelli and carried as follows: Ms. Albanese, aye; Ms. Salomon, aye; Ms. Castelli, aye; and Mr. Sullivan, aye; and Mr. Bosco,  aye.

 

 

 

Richard La Placa testified that Mr. Gallo has a one car garage that he would like to expand to a two-car garage; that the access to the garage is through the basement of the house and if you turn to page three of the drawings you can see that the existing bump out for the closet infringes on the width; that they would like to requestthat the proposed garage be built two feet wider to allow a little more room to maneuver in and out of the cars; and he submitteda picture of the existing garage.

 

Frank Gallo testified that his wife works early in the morning and the second car fitting into a garage would be very useful; and that the neighbors across the street have a garage similar to his proposal.

 

 

Public  Comment:

 

 

No public  comment.

 

 

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

 

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

Municipal  Law of New York was received.

 

 

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

Ms.  Salomon  and carried unanimously.

 

 

FINDINGS   OFF ACT AND  CONCLUSIONS:

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

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

 

 

 

1. The requested  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 neighborhood.

 

 

 

 

2. The requested 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 neighborhood.

 

 

 

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

 

 

 

4. The requested   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 neighborhood.

 

 

 

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

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

 

 

 

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

 

 

 

 

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.

 

 

 

 

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

 

 

ZONING  BOARD  OF APPEALS TOWN  OF ORANGETOWN

 

 

 

 

DISTRIBUTION:

 

APPLICANT

ZBA  MEMBERS

SUPERVISOR

TOWN BOARD MEMBERS TOWN ATTORNEY

DEPUTY TOWN ATTORNEY OBZPAE

BUILDING INSPECTOR-R.A.O.

Administrative   Aide

 

 

TOWN  CLERK

HIGHWAY DEPARTMENT ASSESSOR

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

CHAIRMAN,  ZBA, PB, ACABOR

 

DECISION

 

 

SIDE  YARD,  TOTAL SIDE  YARD,  BillLDING  HEIGHT,  ACCESSORY STRUCTURE    SETBACK AND DISTANCE,    AND  SIDE  YARD  FORA  POOL VARIANCES    APPROVED

 

To: Thomas  Bertussi

200 West Central  Avenue

Pearl River, New York  10965

ZBA # 13-83

Date:  November  6, 2013

 

 

FROM: ZONING  BOARD  OF APPEALS:   Town of Orangetown

 

 

ZBA#13-83:  Application  of  Thomas  and Joan Bertussi   for  variances  from Chapter  43 (Zoning)  of the Orangetown   Code,  R-22 District,   Section 3.12, Group  I, Columns   9 ( Side Yard: 25′  required,  13.2′ existing),  10 (Total  Side Yard:  60′ required,  59.5′

existing),  12 (Building Height:  10.6 permitted,   15′  10  Yz” proposed);  from Section  5.227

(Accessory  Structure  Setback  from property  line:  5′ required,  .2′  and .3′  existing  for two sheds);  Section  5.153 (Accessory  Structure  Distance:  15′ required  between  shed: 2.2′ existing)  and from Chapter  33.4 Side Yard for pool: 25′  required,   7.6′  existing  from cabana;  8.7′  existing  to spa,  11.9′  existing  from pool)  at an existing  single-family residence,  The premises  are located  at 200 West  Central  Avenue,  Pearl River, New York and identified  on the Orangetown   Tax Map as Section   68.19, Block 3, Lot  1.1; R-22 zone.

 

 

 

 

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

 

Thomas   and Joan Bertussi  appeared  and testified. The following  documents  were presented:

1. Survey dated  01/21/2006  with the latest revision  date of 03/01/2013   by Jay

Greenwell  PLS.

2. Architectural  plans  dated 02/22/2013  with the latest revision  date of 05/20/2013

Albert  Dattoli,  Architect.

 

 

 

 

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 II action  exempt  from the State Environmental   Quality  Review Act (SEQ RA), pursuant  to SEQRA  Regulations   §617.5 (c) (9), (100, (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; and  Mr. Sullivan,  aye; and Mr. Bosco,  aye.

 

Tom Bertussi  testified  that  most of the requested  variances  have already  been installed; that the pool has existed  for eight years; that variances  were granted  in 1998 but the file is lost; that he got a permit  for the pool  and it took three years to complete;  that he is before the Board  for an addition  on the east side of the house   to split the existing master

bedroom  up and create two bedrooms  for his daughters;  that on the west side of the house       .                         ….,!)  ~~Dl

they would  1.ike to dormer  the existing  attic and make  a ~a~ter  bedroom  suite; th4J-b’1!~  S ‘j\’tG 1

• . .                                     ·…·.  _

have  five children  and a nanny; that the two sheds are existing  and they  could be\lioved          L      ~1\l ~ and  relocate~  but some trees would ne~d to be remove_d to accommodate  them;~       tft_ \ld  \,\                .. C\l. pool cabana ts 7,6′  from the property  lme and the spa is 8.7′  from the property  1     e.:-    –          ,'<-1″\\)  ;10 \irt\..,

\ _, “”~~  0

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Bertussi

ZBA#13-83

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 ofNew  York  was received.

 

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

Ms. Salomon and carried unanimously.

 

FINDINGS OFFACT 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 side yard, total side yard, building height, accessory structure setback and distance, and side yard for pool variances will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties.

 

 

 

 

2. The requested side yard, total side yard, building height, accessory structure setback and distance and side yard for pool variances  will not have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district.

 

 

 

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 side yard, total side yard, building height, accessory structure distance and setback and side yard for pool variances,  although somewhat substantial, afford benefits to the applicant that are not outweighed by the detriment, if any, to the

health, safety and welfare of the surrounding neighborhood or nearby community.

 

 

 

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

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

 

 

Bertussi

ZBA#13-83

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  side yard, total  side yard, building  height,  accessory  structure  distance  and setback  and side yard for pool 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 :filingof 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.

 

 

Bertussi

ZBA#13-83

Page  4 of  4

 

 

 

 

The foregoing  resolution  to approve  the application  for the requested  side yard, total  side yard, building  height,  accessory  structure  distance  and setback  and side yard for pool variances   was presented  and moved  by Mr. Sullivan,  seconded  by Ms. Castelli  and carried as follows:   Ms. Albanese,  aye ;Ms. Castelli,  aye; Ms.  Salomon,  aye; Mr.

Sullivan,  aye; and Mr. Bosco,  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  6, 2013

 

 

ZONING  BOARD  OF APPEALS TOWN  OF ORANGETOWN

 

 

 

 

DISTRIBUTION:

 

APPLICANT

ZBA  MEMBERS SUPERVISOR

TOWN BOARD MEMBERS TOWN ATTORNEY DEPlJIYTOWN   ATTORNEY OBZPAE

BUILDING INSPECTOR~B.vW.

TOWN  CLERK

HIGHWAY DEPARTMENT ASSESSOR

DEPT. of ENVIRONMENTAL

MGMT. and ENGINEERING FILE,ZBA, PB

CHAIRi\fAN, ZBA,PB,ACABOR

 

 

 

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DECISION

PERFORMANCE STANDARDS APPROVED

 

 

To:  Anthony DeRobertis (St. Dominic’s Home)

17 Yale Terrace

Blauvelt, New York 10913

ZBA # 13-84

Date: November 6, 2013

 

 

FROM: ZONING BOARD OF APPEALS: Town of Orangetown

 

ZBA#l3-84   :  Application of St. Dominic’s Home for a review from Chapter 43 (Zoning) of the Orangetown Code, Section 4.12 Performance Standards Review of a 36kw gas generator at the “Sammon” building located on the premises of Saint Dominic’s Home at

500 Western Highway, Blauvelt, New York and identified on the Orangetown Tax Map as Section 74.06, Block 3, Lot 1.1; R-40 zone.

 

 

 

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

 

Anthony DeRobertis, contractor and Dominic DiDomenico, Plant Operations Director, appeared and testified.

 

The following documents were presented:

 

1. Subdivision dated 07/10/2004 with the latest revision date 03/07/2005 signed and

Theodore F. Atzl, PLS.

2. Generator Specification sheets.
3. Performance standards resume of operation and equipment form dated October 3,

2013.

4. Fire prevention supplement form.
5. A letter dated October 8, 2013 from the Town of Orangetown, Department of Environmental Management and Engineering signed by Joseph J. Moran, P .E., Commissioner.
6. A letter dated November 5, 2013 from the Town of Orangetown, Bureau of Fire

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

7. A letter dated October 28, 2013 from the County of Rockland Department of

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

 

 

 

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 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 SEQRA environmental review. The motion was seconded by Ms. Castelli and carried as follows: Mr. Sullivan, aye; Ms. Salomon, aye;

Ms. Castelli, aye; Ms. Albanese, aye; and Mr. Bosco, aye.

 

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

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

 

St. Dominic’s   Home  Performance   Standards

ZBA#13-84

Page 2 of 4

 

 

 

Public  Comment:

 

 

No public  comment.

 

 

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

 

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

Municipal  Law of New York  was received.

 

 

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

Ms. Castelli  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   October  8, 2013 from Joseph  J. Moran, P.E.,  Commissioner   ofthe   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 November  5,

2013 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.l 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:   Inview 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:

 

 

(i) The approval  of any variance,  Performance   Standards,  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.

301:.BO  Sx?3J1D  NMH}i

Si .J_ Md    h-   ~BG tlUZ

 

 

 

St. Dominic’s   Home  Performance   Standards

ZBA#l3-84

Page 3 of 4

 

 

(ii) Any approval  of a variance,  performance   Standards,  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,  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 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.

 

St. Dominic’s   Home Performance   Standards

ZBA#13-84

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 Ms. Salomon  and carried as follows:   Mr. Sullivan,  aye; Ms. Castelli,  aye; Ms.  Salomon,  aye; Ms. Albanese,  aye; and  Mr. Bosco; 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.

I

I

DATED:   November   6, 2013

I

 

ZONING  BOARD  OF APPEALS TO\VN  OF ORANGETO\VN

 

 

 

DIS~UTION:

I

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. ofENVIRONMENTAL

MGMT. and ENGINEERING

FILE,ZBA, PB

CHAIRMAN, ZBA, PB, ACABOR