Source: https://www.orangetown.com/meeting/zoning-board-december-4-2013/
Timestamp: 2017-11-25 10:58:31
Document Index: 13132459

Matched Legal Cases: ['§ 4', '§ 617', '§617', '§617', '§617', '§617', '§ 4', '§ 4', '§ 4', '§617']

Zoning Board December 4, 2013 | Town of Orangetown
Meeting - Zoning Board December 4, 2013 (View All)
12/04/2013 Zoning Board December 4, 2013 Zoning Board of Appeals Minutes
Scheduled: 12/04/2013 7:30 PM
Zoning Board December 4, 2013 Minutes
ZONING BOARD OF APPEALS December 4, 2013
MEMBERS PRESENT: DANIEL SULLIVAN JOAN SALOMON PATRICIA CASTELLI NANETTE ALBANESE
HA YES STREET RONTAGE VARIAN CE
70.09 I 3 I 41.l; R-15 zone APPROVED
ZBA#l3-87
DOMINIK-WHITE SUBDIVISION LOT AREA
68.14 I 2 I 21 & 23; R-15 zone FOR LOT #1 APPROVED
ZBA#13-88
A.V.D. CLEANERS § 4.12 APPROVED PERFORMANCE STANDARDS
68.20 I 5 I 72; CC zone
ZBA#l3-89
68.19/ 1 I 13; R-15 zone
ZBA#13-90
HAGAN-MOLLICA
65.12 I 1I3; R-80 zone
POSTPONED ZBA#l3-91
ZAPATA SIDEWALK DINING
77.20 I 2 I 24; R-15 zone
CONTINUED ZBA#13-92
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 SEQRA Regulations § 617 .6 (b )(3) the following applications: 31
Tweed Blvd. tree remediation plan, 31 Tweed Blvd, Nyack, , NY; 71.09 / l I 43; R-22
zone; Cerovene Inc. Plans: conditional use permit, 10 Corporate Drive, Orangeburg, NY
73.20 / 1 / 35; LIO zone; Dominik & White Site Plan, 21 Buchanan Street and 100 Old
Pascack Road, Pearl River, NY 68.14 t 2/ 21 & 23; R-15 zone and FURTHER
RESOLVED, to request to be notified by the Planning Board of SEQRA proceedings,
hearings, and determinations with respect to these matters.
There being no further business to come before the Board, on motion duly made, seconded and canied, the meeting was adjourned at 11:15 P.M.
BUILDING !NSPECTOR(lndividual Decisions) Rockland County Planning
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STREET FRONTAGE VARIANCE APPROVED
To: Donald Brenner (Hayes)
ZBA # 13-87
ZBA#l3-87: Application of William Hayes for a variance from Chapter 43 (Zoning), R-15 District, Section 3.12, Group M, Column 7 (Street Frontage: 75′ required, 20′ proposed) for a new house. The premises are located at 626 Western Highway, Blauvelt, New York and identified on the Orangetown Tax Map as Section 70.09, Block 3, Lot
41.1; R-15 zone.
Heard by the Zoning Boa.rd of Appeals of the town of Orangetown at a meeting held on Wednesday, December 4, 2013 at which time the Board made the determination hereinafter set forth.
Donald Brenner, Attorney, Sarah Torrens, Attorney and William Hayes Jr. appeared and testified.
Plot plan for William J. Hayes Jr. dated 07/10/2013 signed and sealed by Paul
Gdanski. P.E. and Robert Sorace, PLS.
2. A letter dated November 20, 2013 from the County of Rockland Department of
Highways signed by Sonny Lin. P .E.
3. A letter dated November 12, 2013 from the County of Rockland Sewer District
No. I signed by Joseph LaFiandra, Engineer II.
4. A letter dated November 18; 2013 from the County of Rockland Department of
Planning signed by Thomas B. Vanderbeek, P .E., Coinmissioner of Planning.
5. A letter dated December 3, 2013 (received by e-mail after 5:00 p.m, on December
4, 2013) from the County of Rockland Drainage Agency signed by Vincent
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 Boar~f ~
Appeals, Mr. Sullivan moved for a Board determination that the foregoing applicati ~O is.
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a Type II action exempt from the State Environmental Quality Review Act (SEQRA:&; N 0
pursuant to SEQRA Regulations §617.5 (c) (9), (10), (12) and /or (13); which does n~ -u
require SEQ RA environmental review. TI1e motion was seconded by Ms. Castelli anc6 ~
carried as follows: Ms. Salomon, aye; Ms. Albanese, aye; Mr. Feroldi, aye; Ms. Cast~li, ~ i ~ aye; and Mr. Sullivan, aye. Mr. Bosco was absent. o . m ~ m w z
Donald Brenner, Attorney testified that this application was before the Board before to merge a small strip of property on Burrows Lane to make one lot; that they have been before the Planning Board and the Planning Board sent them to the Zoning board for the street frontage variance; that they have a 20′ wide strip on Burrows Lane; that emergency vehicles require 18′ for access; that Mr. DeCicco has appeared each time the applicant was before the Planning Board; that Orangetown did not give his client any property; that the applicant cannot discharge water onto surrounding properties; that any new
construction must have zero net increase; that the proposed floor area ratio of the new house is .15 and .20 permitted; that no floor area ratio variance is needed; and that the County Highway Department did not want the applicant to enter from Western highway; and the client does not own that strip of land.
Frank DeCicco, 40 Burrows Lane, testified that he has not seen any surveyor stakes; that there is a serious water problem in the area; that he does not understand how the Town can give away that much property; that ever since the ball fields were built, there has
been a water problem; that there are underground springs; that any more building is a serious problem; that he has lost about $50,000.00 worth of concrete that has washed away; and that he has a petition that has signatures from the residents on Burrow Lane and would like to know who to give it to.
The requested street frontage variance will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. There are other lots in the immediate area with similar street frontage.
The street frontage variance will not have an adverse effect or impact on the physical, or environmental conditions in the neighborhood or district, There are other lots in~
:immediate area with similar street frontage. ~
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The benefits sought by the applicant cannot be achieved by other means feasible fo&;
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The requested street frontage variance is not substantial.
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Hayes Jr. ZBA#l3-87
DECISION: In view of the foregoing and the testimony and documents presented, the Board: RESOLVED, that the application for the requested street frontage variance is APPROVED with the Specific Condition that the applicant submit a survey certified to the Town of Orangetown, signed and sealed by a NYS licensed land surveyor; 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.
ZBA#13-87
The foregoing resolution to approve the application for the requested street frontage variance with the specific condition that the applicant submit a survey certified to the Town of Orangetown signed and sealed by NYS licensed land surveyor; was presented and moved by Ms. Albanese, seconded by Ms. Castelli and carried as follows: Mr. Feroldi, aye; Ms. Albanese, aye; Ms. Castelli, aye; Ms. Salomon, aye; and Mr. Sullivan, aye. Mr. Bosco was absent.
BUILDlNG INSPECTOR-NA
LOT AREA VARIAN CE APPROVED
To: Donald Brenner (Dominik & White)
ZBA# 13-88
ZBA#l3-88: Application of Dominik and White Subdivision for a variance from Chapter
43 (Zoning) Section 3.12, R-15 District, Group M, Column 5 (Lot Area: 15,000 sq. ft. required, 14,808 sq. ft. proposed for lot #1) for a subdivision. The property is located at
110 Old Pascack Road and 21 Buchanan Street, Pearl River, New York and are identified on the Orangetown Tax Map as Section 68 .14, Block 2, Lots 21 & 23; R-15 zoning district.
Heard by the Zoning Board of Appeals of the Town of Orangetown at a meeting held on Wednesday, December 4, 2013 at which time the Board made the determination hereinafter set forth.
Donald Brenner, Attorney, Sarah Torrens, attorney and Wojcieck Dominik appeared and testified. ·
Minor Subdivision for Dominik & White dated June 28, 2013 with the latest revision date of October 2, 2013 signed and sealed by Robert Sorace, L.S ..
A letter from the County of Rockland Sewer District No. 1 signed by Joseph
LaFiandra, Engineer IL
A letter dated November 14, 2013 from the County of Rockland Department of
Planning signed by Thomas B. Vanderbeek, P.E., Commissioner of Planning,
A letter dated November 18, 2013 from the County of Rockland Department of
A letter dated November 22, 2013 from the County of Rockland Department of
Highways signed by Sonny Lin, P .E.. ·~
A letter dated December 3, 2013 (e-mailed Dec. 4, 2013 after 5:00 p.m.) from tf!e ;:: ~
County of Rockland Drainage Agency signed by Vincent Altieri.
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On advice of Dennis Michaels, Deputy Town Attorney, counsel to the Zoning Boardif · O’t
Appeals, Mr. Sullivan moved for a Board determination that since the Planning board u:>
noticed its intent to declare itself Lead Agency and distributed that notice of intention to all Involved Agencies, including the ZBA who consented or did not object to the Planning Board acting as lead Agency for this application, pursuant to coordinated
review under State Environmental Quality Review Act Regulation §617.6 (b) (3); and since the Planning Board conducted a SEQRA review and, on September 18, 2013, rendered an enviromnental determination ofno significant adverse environmental impacts to result from the proposed land use action (i.e., a “Negative Declaration” or “Neg Dec”), the ZBA is bound by the Planning Board’s Neg Dec and the ZBA cannot require further SEQRA review pursuant to SEQRA Regulation §617.6 (b) (3). 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
ZBA#I3-88
Donald Brenner testified that two oversized lots were cut up into three lots and one of the lots is short of the lot requirement by 192 sq. ft.’ that it is the lot on Buchanan Street with the existing house that requires this variance; that it is not a large variance; that the lot must come back before the Planning Board at the time that a house is proposed for the lot to have drainage approved; and that the applicant has no problem granting an easement
for Rockland County Highway Department.
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 varianceis) 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:
TI1e requested lot area variance will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. TI1e request is minor and variances for side yards were previously granted on the lot.
The requested lot area variance will not have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district. The request is minor and variances for side yards were previously granted on the lot.
The requested lot area variance is not substantial.
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ZBA#l3-88
DECISION: In view of the foregoing and the testimony and documents presented, the Board: RESOLVED, that the application for the requested lot area 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.
The foregoing resolution to approve the application for the requested lot area variance was presented and moved by Ms. Castelli, seconded by Ms. Salomon and carried as follows: Ms. Albanese, aye; Mr. Feroldi, aye; Ms. Castelli, aye; Ms. Salomon, aye; and Mr. Sullivan, aye. Mr. Bosco was absent.
TOWN BOARD MEMBERS ASSESSOR
DEPUTY TOWN ATTORNEY F[LE,ZBA, PB
OBZPAE CHA1Rl\1AN, ZBA, PB, ACABOR
BU1LDING INSPECTOR –
NM0135NV’UO .:10 NMOl
PERFORNIANCESTANDARDSAPPROVED
To: Antoinette DePierro (A.V.D. Cleaners)
9 Rheinlander Lane
ZBA # 13-89
ZBA#l3-89: Application of A.V.D. Cleaners for Performance Standards Review
pursuant to Chapter 43 (Zoning), Section 4.12, for a dry cleaning facility. The property is located at 136 North Route 304, Pearl River, New York and is identified on the Orangetown Tax Map as Section 68.20, Block 5, Lot 72; CC zoning district.
Antoinette DiPierro, Donald Nemcik, Attorney, Allen Spielvogel, Director Technical Services National Drycleaners Association, and Stephen Cummings, Architect, appeared and testified.
1. Architectural plans labeled “Proposed Alteration for Touch of Elegance Dry Cleaners” with site plan dated 10/24/2013 signed and sealed by Jon Fellgraff, Architec
2. Specification sheets for Dry-clean Press GMX-42, Fulton packaged automatic
fuel fired steam boilers, HCS N2 Hydrocarbon Dry-cleaning system.
Material Data Safety sheets for components used in the machines for dry cleaning.
4. Performance standards resume of operation and equipment form dated October
Fire prevention supplement form.
A letter dated November 13, 2013 from the Town of Orangetown, Department of Environmental Management and Engineering signed by Joseph J. Moran, P.E., Commissioner.
7. A letter dated December 2, 2013 from the Town of Orangetown, Bureau of Fire
Prevention signed by Michael B. Bettmann, Chief Fire Inspector.
8. A letter dated November 19, 2013 from the County of Rockland Department of
Planning signed by Thomas B. Vanderbeek, P.E., Commissioner of Planning.
A letter dated November 4, 2013 from the County of Rockland Department of
Health signed by Scott Mcf.ane, P .E., Senior Public Health Engineer.
10. A letter dated January 3, 2013 (typo meant Dec 3) from the State of New York Department of Transportation signed by Mary Jo Russo, E.. Rockland County Permit Engineer.
11. A letter dated Dec. 4, 2013 from the County of Rockland Drainage Agency (e
mailed after 5:00 p.m.) signed by Vincent Altieri.
Mr. Sullivan, Chair, made a motion to open the Public Hearing which motion was seconded by Ms. Sullivan and carried unanimously.
A.V.D. Cleaners Performance Standards
Page 2of4
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 r, Feroldi, aye. Mr. Bosco was absent.
Donald Nemcik, Attorney, testified that Antoinette has been in the dry-cleaning business in Montvale for 30 years; that she does not use perk or solvents; that she uses a green machine that has no admission at all; that she would like to relocate to the building on Route 304 in Pearl River; that the establishment would have all new equipment, racks tables pressers; that she is the third generation in the business and has never had a violation.
Allen Spielvogel, Director Technical Services National Dry Cleaning Association, testified that the proposed dry cleaning establishment meets all of the federal environmental requirements; that the solvent used is hydrocarbon solvent that does not cause air pollution and is not hazardous; that the green machine is self-contained
with its own fire suppression system; that goes to a pan and it has a refrigeration unit;
that the solvent is contained within the machine; that there is valve injection suppresses any ignition; that the MDS sheets are always 011 the premises; that the boiler would be a gas boiler; that the solid waste is disposed by a private carter; and that the dry cleaning machine is not vented that the venting in the building is for air circulation only.
Stephen Cummings, Architect, testified that he has been preparing plans for drycleaners for 30 years; that the building will hold all of the equipment; that the racks will be supported from the ceiling, which will be improved; that the building did have some defects which are all be addressed and corrected; that they are installing a bathroom; that the public entrance will be in the front of the building and there will be a rear entrance also; and that there is plenty of parking.
Antoinette testified that the building is not in the flood zone and that she had wanted
to own her own building for a long time. ….-i ~
The Performance Standards Resume of Operations and Equipment, and the Fire 0
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Prevention Supplement completed by the applicant were thereupon reviewed in <let~. z
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The Board members made personal inspections of the premises the week before th~ · ea> z
meeting and found them to be properly posted and as generally described on the application.
ZBA#13-89
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 November 13,
2013 from Joseph J. Moran, P .E., Commissioner of the Orangetown Department
of Environmental Management and Engineering (D.E.M.E.) concluding that there is no reasonable doubt as to the likelihood of applicant’s conformance to Zoning Code§ 4.1 Performance Standards, and the memorandum dated December 2, 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 4.1 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 ate a part.
(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
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(ii) Any approval of a variance, performance Standards, or Special Permit by the B~d i~•
limited to the specific variance or Special Permit requested but only to the extent su@ 2
approval is granted herein and subject to those conditions, if any, upon which such ~ N
approval was conditioned which are hereinbefore set forth. ~
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(iii) The Board gives no approval of any building plans, including, without limitati6ll, !;:’\) 1 o
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.
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. Feroldi; aye. Mr. Bosco was absent.
BUILDING INSPECTOR-MM ..
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To: Michael Edwards
22 Washington Place
ZBA# 13-90
ZBA#l3-90: Application of Michael Edwards for a variance from Chapter 43 (Zoning) Section 3.12, R-15 District, Group M, Column 8 (Front Yard: 30′ required, 26.3′ proposed) for an addition to an existing single-family residence. The property is located at 22 Washington Place, Pearl River, New York and are identified on the Orangetown Tax Map as Section 68.19, Block 1, Lot 13; R-15 zoning district.
Jonathan Hodash, Architect,appeared and testified. The following documents were presented:
Architectural plans dated 10/23/2012 with the latest revision date of 07/24/ 2013 signed and sealed by Jonathan Hodash, Architect. (8 pages)
A letter dated November 19, 2013 from the County of Rockland Department of
A letter dated November 20, 2013 from the County of Rockland Department of highways signed by Sonny Lin, P .E ..
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), (IO), (12) and /or (13); which does not require SEQ RA environmental review. The motion was seconded by Ms. Castelli and carried as follows: Ms. Salomon, aye; Ms. Albanese, aye; Mr. Feroldi, aye; Ms. Castelli, aye; and Mr. Sullivan, aye. Mr. Bosco was absent.
Jonathan Hodash testified that they were hired to do some work on the existing house; that they have a permit for the work that is being done and the applicant has added a small portico over the front entrance; that they are before the Board because this small
covering prompts the need for a minor front yard variance; that he did not know that there was a shed on the property but he will add it to the site plan.
1. The requested front yard variance 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 ar
The requested front yard variance 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. The benefits sought by the applicant cannot be achieved by other means feasible for the applicant to pursue other than by obtaining a varianc
The requested front yard variance is not substantiaL
The applicant pm-chased the property subject to Orangetown’s Zoning.Code (Chapter
The foregoing resolution to approve the application for the requested front yard variance was presented and moved by Mr. Feroldi, seconded by Ms. Salomon and carried as follows: Ms. Albanese, aye; Mr. Feroldi, aye; Ms. Castelli, aye; Ms. Salomon, aye; and Mr. Sullivan, aye. Mr. Bosco was absent.
BUILDING lNSPECTOR-B.vW.
HlGHWA Y DEPARTMENT
MGMT, and ENGINEERING F!LE,ZBA, PB
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