Meeting Overview

MINUTES

ZONING  BOARD  OF APPEALS OCTOBER  23.  2013

 

MEMBERS   PRESENT:                 DANIEL  SULLIVAN JOAN  SALOMON NANETTE  ALBANESE PATRICIA   CASTELLI

LEONARD  FEROLDI,   ALTERNATE

 

 

ABSENT:                                          MICHAEL   BOSCO

 

 

 

ALSO PRESENT:                    Dennis  Michaels,   Esq.

Ann Marie Ambrose,

Deborah  Arbolino

Deputy Town  Attorney Official   Stenographer Administrative   Aide

 

 

 

 

This meeting  was called to order at 7:  00 P.M.   by Mr.  Sullivan,    Chairman.

 

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

 

 

 

APPLICANTS

PUBLISHED  ITEMS DECISIONS

 

 

 

 

 

NEW  ITEMS:
SQUITIERI 74.09   I 1   I 37;	RG zone	FRONT  YARD  FENCE HEIGHT  VARIANCE  APPROVED	ZBA#l  3-77
RESIDENCE	INN SIGN	§ 3.11,    COLUMN  5 #7 & #8	ZBA#13-78
74.15I1I21;	LI zone	APPROVED

 

 

 

 

 

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  8:30   P.M.

 

Dated:    October  23,  2013

ZONING  BOARD  OF APPEALS TOWN  OF ORANGETOWN

 

 

 

 

 

 

DISTRIBUTION: APPLICANT

TOWN  AlTORNEY

DEPUTY   TOWN  AlTORNEY TOWN  BOARD    MEMBERS

BUILDING      INSPECTOR    (Individual      Decisions)

Rockland County   Planning

Administrative     Aide

 

 

 

301.::l.:lO    S)!~318  NMOl ti: 2   tJd    £ 1  noN  noz NMOL:i a H\itiO   .:W  NMOl

 

DECISION

 

 

SECTION 3.11, COLUMNS   5 #7 AND #8 APPROVED

 

To:  Geraldine  Tortorella  (Residence Inn) One North  Broadway  Suite 701

White Plains, new York  10601

ZBA # 13-78

Date:  October  23, 2013

 

 

FROM:  ZONING  BOARD  OF APPEALS:  Town  of Orangetown

 

ZBA#13-78:  Application  of Residence  Inn for variances  from Chapter  43 (Zoning)  of the Code of the Town of Orangetown,  Section   3.11, Columns  5 #7 (Sign Area: 60 sq. ft. permitted,  30 sq. ft. illumination  permitted,  121.2 sq. ft. illuminated  proposed)  and #8 (b): (Maximum  height:  30′ permitted,  40’6″  proposed)  for signs at the new Residence  Inn.

The property  is located  at 170 Route 303, Orangeburg,  New York and are identified  on the Orangetown  tax Map as Section  74.15, Block  1, Lot 21; LI zoning  district.

 

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

Wednesday,  October  23, 2013 at which time the Board made the determination hereinafter  set forth.

 

Geraldine  Tortorella,  Attorney,  appeared  and testified. The following  documents  were presented:

1. Site plan by Leonard  Jackson  Associates,  last revised  August  30, 2013.
2. Site plan prepared  by Philadelphia  Sign Co., dated July 25, 2012.
3. ACABOR  Decision  312-20 dated May 3, 2012.
4. Pictures  from Hilton  Garde4n  Inn, Hampton  Inn and Comfort  Inn, Nanuet.
5. A letter dated October  9, 2013 from the County  of Rockland  Department  of

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

6. A letter dated October  8, 2013 from the State of New York Department  of

Transportation   signed by Mary Jo Russo,  P .E., Rockland  County  Permit Engineer.

 

 

 

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) (7); 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; and  Mr. Sullivan,  aye. Mr. Bosco was absent.

 

Geraldine  Tortorella,  Attorney  for the applicant  testified  that the signs were reviewed  by ACABOR  and accepted  for the design;  that they are before  this Board for the size, height and illumination;  that the building  that the signs are for is places  far back on the lot in the comer;  that the building  sign, which is 43.4 sq. ft. will be 646 lineal feet from Route 303; that the other two signs are directional  signs with the hotel name on them; that these signs will be approximately   616 lineal feet from Route 303; that they serve the purposed  of directing  customers  to the hotel and to the proper  parking  area to check-in;  that all three signs are illuminated;  that the wall mount  sign also needs  a height  variance  because  it

will be places 40’6″  from ground  level on the central portion  of the building;  that there will not be any signs on the other sides of the building;  and that the hotel is proposing less than half of the signage that was approved  for the new Stop & Shop.

 

301:!d0 S)!t!310 NN\01

zt z lJd     ct noN uoz

NM013~NV’cl0  so NMOl

 

 

ZBA#13-78

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  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  Section  3.11, Column  5 #7 (Sign Area: 60 sq. ft. permitted,  30 sq. ft. illumination  permitted,  121.2 sq. ft. illuminated  proposed)  and #8 (b): (Maximum height:  30′  permitted,  40’6″  proposed)  variances  will not produce  an undesirable change in the character  of the neighborhood   or a detriment  to nearby properties.  The building  and directional  signs proposed  for the new Residence  Inn shall be placed between  616 and 646 lineal feet from Route 303. The proposed  signs are  not facing the Palisades  Interstate  Parkway  or the residential  neighborhood  beyond  the railroad.

 

 

 

 

2. The requested Section  3.11, Column  5 #7 (Sign Area: 60 sq. ft. permitted,  30 sq. ft. illumination  permitted,  121.2 sq. ft. illuminated  proposed)  and #8 (b): (Maximum height:  30′ permitted,  40’6″  proposed)  variances  will not have an adverse  effect or impact on the physical  or environmental   conditions  in the neighborhood  or district. The building  and directional  signs proposed  for the new Residence  Inn shall be

placed  between  616 and 646 lineal feet from Route 303. The proposed  signs are  not facing the Palisades  Interstate  Parkway  or the residential  neighborhood  beyond  the railroad

 

 

 

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  Section  3.11, Column  5 #7 (Sign Area: 60 sq. ft. permitted,  30 sq. ft. illumination  permitted,  121.2 sq. ft. illuminated  proposed)  and #8 (b ): (Maximum height:  30′  permitted,  40’6″  proposed)  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,   sg~~!\ije~fllCtN~Ol 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 i4a ~ribh1;es£t   noN   ElOZ

 

NM0130NVtj0 :JO  Nl/\01

 

 

ZBA#l3-78

Page  3   of  4

 

 

 

 

 

 

DECISION:  In view of the foregoing  and the testimony  and documents  presented,  the Board: RESOLVED,  that the application  for the requested  Section   3.11, Column  5 #7 (Sign Area: 60 sq. ft. permitted,  30 sq. ft. illumination  permitted,  121.2 sq. ft. illuminated proposed)  and #8 (b): (Maximum  height:  30′  permitted,  40’6″  proposed)   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.

 

 

 

301.:l.:JO  S){H31~    NMOl

 

Z'[   Z  Wd   £1  flON  £102

 

NM013 e ffv’tJ 0  .:! 0  N/AOl

 

 

 

 

Residence  Inn Signs

ZBA#l3-78

Page  4 of  4

 

 

 

 

 

 

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

 

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

 

DATED:   October  23,  2013

 

ZONING  BOARD  OF APPEALS TOWN  OF ORANGETOWN

 

 

 

 

 

 

 

 

DISTRIBUTION:

 

APPLICANT

ZBA  MEMBERS SUPERVISOR

TOWN BOARD MEMBERS

TOWN ATTORNEY

DEPUTY  TOWN ATTORNEY

OBZPAE

BUILDING  INSPECTOR-RAO

By—A~~~dLL.~t,.:.e.J~ Deborah  Arbolino

Administrative Aide

 

 

TOWN CLERK

HIGHWAY  DEPARTMENT ASSESSOR

DEPT. of ENVIRONMENTAL

MGMT. and ENGINEERING FILE,ZBA,   PB

CHAIRMAN,   ZBA, PB, ACABOR

 

 

 

3Ql.:L:!O   S)l”831Q    NMOl

zr  2  Wd   £1  noN   noz

 

NM013DN\1tl0    .:!O  NfAOl

 

DECISION

 

 

FRONT   YARD  FENCE   HEIGHT  VARIANCE   APPROVED

 

To:  Ralph and Camille  Squitieri

2 Edgewood  Lane

Orangeburg,  New York  10962

ZBA # 13-77

Date:  October  23, 2013

 

 

FROM:  ZONING  BOARD  OF APPEALS:  Town  of Orangetown

 

 

ZBA#l 3- 77: Application  of  Camille  and Ralph  Squitieri  for a variance  from Chapter  43 (Zoning),  of the code of the Town  of Orangetown,    RG District,   Section  5.226  (Front Yard Fence Height:  4 Yi’ permitted, 6′ proposed) at an existing single-family residence, The premises are located at 2 Edgewood Lane, Orangeburg, New York and identified on the Orangetown Tax Map as Section 74.09, Block 1, Lot 37; RG zone.

 

Heard by the Zoning Board of Appeals of the Town of Orangetown at a meeting held on Wednesday, October 23, 2013 at which time the Board made the determination hereinafter set forth.

 

Ralph Squitieri appeared and testified. The following documents were presented:

1. Copy of survey with the fence drawn on it.
2. Eight pictures of similar fences in the area.

 

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 (SEQRA), pursuant to SEQRA Regulations §617.5 (c) (9), (10), (11) and/or (12); 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; and Mr. Sullivan, aye. Mr. Bosco was absent.

 

 

 

Ralph Squitieri testified that he purchased the house 31 years ago; that at the time of purchase there was a six-foot stockade fence in the same location as his proposed fence; that several years after purchasing the house he replaced the stockade fence with a chain link fence that headed the vinyl strips to for privacy; that the chain link fence needs to be replaced because it was damaged in the last hurricane; that he hired a fence company to install a new white PVC fence and they told him that he would need a permit because the fence is in  front yard; that he doesn’t really understand the change because he is replacing an existing fence but that is how he ended up before the Board; that the fence would be six foot high and run 54 feet along the back side of the property; that he would like to keep the six foot high to deter kids from jumping the fence to enter his in-ground pool; and that the fence is set back off the road approximately 9 feet because there is grass, a side walk and more grass.

 

 

 

 

301:1.:JO  S)!H310 NMOl

zr  Z  LJd   £1  flON  EI02

 

NM013t1NVHO :.W   N/AOl

 

Squitieri

ZBA#13-77

Page 2 of  4

 

Public  Comment:

 

Mariana  Codispotio,  8 Edgewood  Drive, testified  that she had no problem  with the fence along the street and asked if the fence along her property  was being replaced.

 

Danielle  Fairclough,   130 Edgewood  Drive, testified  that she has been in her house  since

1985 and the fence has existed  all that time, without  incident  or problems;  that she has never had a problem  turning  the corner  and she is here to support her neighbor  in the replacement  of the fence.

 

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 six-foot  fence in a front yard variance  will not produce  an undesirable change in the character  of the neighborhood   or a detriment  to nearby properties.  The applicant  is replacing  a six-foot  fence that has been  installed  on the property  for the last 31 years.  The fence does not block  any sight distances  for traffic and is set back from the street at least 9 feet.

 

 

 

 

2. The requested six-foot  fence in a front yard variance  will not have an adverse  effect or impact  on the physical  or environmental   conditions  in the neighborhood  or district. The applicant  is replacing  a six-foot  fence that has been installed  on the property  for the last 31 years.  The fence does not block  any sight distances  for traffic and is set back from the street at least 9 feet.                                                ·

 

 

 

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   six-foot  fence in a front yard variance,  although  somewhat  substantial, affords benefits  to the applicant  that is not outweighed  by the detriment,  if any, to the health,  safety and welfare  of the surrounding  neighborhood   or nearby community.

 

 

 

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 Ojoi~Bs§l~~~u~~tbi        granting  of the area variances.

 

ZI 2   Wd     Et    flON £102

NM013  D N’\tt.l  0  so  Nfi\01

 

 

ZBA#13-77

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   six-foot   fence in   front 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)  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.

 

 

 

381.:UO   S)P:l318 NMOl

 

21   2   \.Jd    £1 noN  HOZ

 

N!t\Ol381Jvt10    .:W  NMOl

 

 

ZBA#l3-77

Page  4 of  4

 

 

 

 

The foregoing  resolution  to approve  the application   for the requested   six-foot   front yard fence variance  was presented  and moved by Ms.  Castelli,  seconded  by Ms.  Salomon  and carried as follows:    Mr. Feroldi,    aye;  Ms.  Albanese,   aye ;Ms.   Castelli,   aye; Ms.  Salomon, aye;  and Mr. Sullivan,   aye. Mr. Bosco  was absent.

 

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

 

DATED:   October  23,  2013

 

ZONING  BOARD  OF APPEALS TOWN  OF ORANGETOWN

 

 

 

DISTRJBUTION:

 

APPLICANT

ZBA  MEMBERS

SUPERVISOR

TOWN BOARD MEMBERS TOWN ATTORNEY

DEPUTY TOWN ATTORNEY

OBZPAE

BUILDING  INSPECTOR-M.M.

 

TOWN CLERK

HIGHWAY   DEPARTMENT ASSESSOR

DEPT. of ENVIRONMENTAL

MGMT. and ENGINEERING FILE,ZBA,  PB

CHAIRMAN,    ZBA,  PB,  ACABOR

 

 

 

301.:.l.:lO   S)H.131~   Nh\01

er  2   tJd     er noN   noz

NA\01:3 o N’i/tl 0 .:I 0  NftAOl