Source: https://www.orangetown.com/meeting/zoning-board-march-4-2015/
Timestamp: 2018-01-20 13:21:22
Document Index: 191732309

Matched Legal Cases: ['§ 617', '§617', 'art.\n3', '§617', 'art.\n30', '§617', '§617', '§ 4', 'art.\n301']

Zoning Board March 4, 2015 | Town of Orangetown
Meeting - Zoning Board March 4, 2015 (View All)
03/04/2015 Zoning Board March 4, 2015 Zoning Board of Appeals Minutes
Scheduled: 03/04/2015 7:00 PM
Zoning Board March 4, 2015 Minutes
ZONING BOARD OF APPEALS MARCH 4. 2015
MEMBERS PRESENT: DAN SULLIVAN JOAN SALOMON MICHAEL BOSCO THOMAS QUINN
ROHLAND SITE PLAN
401-407 W estem Highway, Tappan,NY
74.18 I 3 I 31; LO zone
N.Y.S. TOWN LAW ZBA#IS-17
SECTION 280-a and
SIDE YARD VARIANCE APROVED
136 Erie Street, Blauvelt, NY FRONT YARD VARIANCES APPROVED ZBA#lS-18
70.14 I 4 I 6; CS zone
234 Cardean Place, Pearl River, NY
ZBA#15-19
68.12 I 6 I 17; RG zone
17 Greenbush Road, Orangeburg, NY
74.11 I 1 I 27; LI zone
PARKING SPACE VARIANCE APPROVED
ZBA#l 5-20
VERIZON WIRELESS GENERATORPERFORMANCE STANDARDS
ZBA#l5-21
50 Ramland Road, Orangeburg, NY
73.20 I 1 I 30; LIO zone
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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 Enviromnental Quality Review Act (SEQRA) coordinated environmental review of actions pursuant to SEQRA Regulations§ 617.6 (b)(3) the following applications: The Shops at Orangeburg Commons, 2 South Greenbush Road, Orangeburg, NY; 74.15 I 1 I
21; LI & Route 303 Overlay zoning districts; Holt Construction Corp. Site Plan, 23 & 50
East Washington Avenue, Pearl River, NY 68.16 I 6 I 6 & 68.16 I 4 I 34; CS zone and FURTHER RESOLVED, to request to be notified by the Planning Board of SEQRA proceedings, hearings, and determinations with respect to these matters.
BUILDING INSPECTOR(Individual Decisions)
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NYS TOWN LAW SECTION 280-a EXCEPTIONN ARIANCE AND SIDE YARD FOR LOT E VARIANCES APPROVED
To: John Atzl (Rohland)
ZBA#lS-17
ZBA#l5-l 7: Application of Rohland Site Plan for an exception /variance pursuant to New York State Town Law, Section 280-a (Relation of structure to streets or highways) and for a variance from Zoning Code (Chapter 43) of the Town of Orangetown Code, Section 3.12, LI District, Group QQ, Column 9 (Side Yard: 50′ required, 36.6’provided for lot #E) for a site plan located at 401-407 Western Highway, Tappan, New York and are identified on the Orangetown Tax Map as Section 74.18, Block 3, Lot 31; in the LO/LI zoning district.
Heard by the Zoning Board of Appeals of the Town of Orangetown at a meeting held on Wednesday, March 4, 2015 at which time the Board made the determination hereinafter set forth.
John Atzl, Land Surveyor, and Scott Dowd, Attorney, appeared and testified. The following documents were presented:
Copy of site plan dated October 11, 2013 with the latest revision date of
12/12/2014 signed and sealed by John R. Atzl, Land Surveyor and Ryan A.
Nasher, P.E. (3 pages).
A memorandum dated December 10, 2014 from John Giardiello, P.E.,Director, Office of Building Zoning and Planning Administration and Enforcement, Town of Orangetown.
Planning Board decision PB#l3-47 dated December 10, 2014.
A letter dated February 23, 2015 from the County of Rockland Department of
A letter dated March 3, 2015 from the County of Rockland Department of
On advice of Dennis Michaels, Deputy Town Attorney, counsel to the Zoning Board of Appeals, Mr. Sullivan moved for a Board determination that since the Planning Board 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 (SEQRA), pursuant to SEQRA Regulations §617.6 (b) (3 ); and since the Planning Board conducted a SEQRA review and, on December 10, 2014, rendered an environmental determination or no 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.
Castelli, aye; Ms. Salomon, aye; Mr. Sullivwi”aye~Mr. Quinn, aye; and Mr. Bosco, aye.
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ZBA#l5-17
John Atzl testified that the applicant went before the Planning Board for a
commercial subdivision; that they received a preliminary approval and a neg dee; that there is a metal building on lot E that was constructed by a tenant without a building permit that is too close to the rear of the property; that there is a mutual right-of-way that is shared with the Miele property; that they are requesting a variance for the location of the metal building an exception from New York State Town Law for a
280-a variance; that the box trailer is movable; that he uses are permitted by right; that the residence is a pre-existing non-conforming use; that the property was in violation and that is how they started the commercial subdivision; that it is cleaned up by comparison previously; and that there has not been a change in tenancy.
The requested side yard variance for lot E and the New York State Town Lawn 280-a exception /variance will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. The entrance is existing to the property and the requested side yard variance is an interior variance for the
commercial subdivision.
The requested side yard variance for lot E and the New York State Town Lawn
280-a exception/ variance will not have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district. The entrance is existing to the property and the requested side yard variance is an interior variance for the commercial subdivision.
The requested side yard variance for lot E and the New York State Town Lawn 280-a exception /variance is not substantial.
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DECISION: In view of the foregoing and the testimony and documents presented, the Board: RESOLVED, that the application for the requested side yard variance for Lot E and the New York State Town Lawn 280-a exception /variance 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.
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ZBA#l 5-17
The foregoing resolution to approve the application for the requested side yard variance for Lot E and the New York State Town Lawn 280-a exception/ variance was presented and moved by Ms. Castelli, seconded by Mr. Quinn and carried as follows: Mr. Bosco, aye; Mr. Quinn, aye ;Ms. Castelli, aye; Ms. Salomon, aye; and Mr. Sullivan, aye.
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DECISION FRONT YARD VARIANCES APPROVED
To: Paul Bailey (Bailey’s Smokehouse)
ZBA#l5-18
ZBA#15-18:Application of Bailey’s Smokehouse for variances from Zoning Code (Chapter 43) of the Town of Orangetown Code, Section 3.12, CS District, Group FF, Column 8 (Front Yard: O’ or 45′ required, 28′ and 17′ proposed) for awnings to be installed on entrances and windows to existing restaurant. The restaurant is located at 136
East Erie Street, Blauvelt, New York and is identified on the Orangetown Tax Map as
Section 70.14, Block 4, Lot 6; in the CS zoning district.
James Collishaw, Project Manager, appeared and testified. The following documents were presented:
Copy of site plan (I page).
Architectural plans labeled “Dean Custom Awning” signed by Ronald R.
Sydoruk, P.E. (4 pages).
Engineering Report and certification dated January 15, 2015 signed and sealed by
Ronald R. Sydoruk, P.E. (4 pages).
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 seek area or bulk variances for construction or expansion of a primary or accessory or appurtenant, non-residential structure or facility involving less than 4,000 sq. ft. of gross floor area and not involving a change in zoning or a use variance and consistent with local land use controls; the applicant is 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. Castelli, aye; Ms. Salomon, aye; Mr. Bosco, aye; Mr. Quinn, aye;
James Collishaw, Project Manager, testified that Bailey’s would like to install eight awnings, four on the second floor and four on the first floor; that there are two areas that will project into the front yard; that two of the awnings are enclosures for entrances to the restaurant; that presently when the doors open a draft hits several tables in the restaurant and customers do not want to sit in these areas; that the new awning with enclosures will stop the drafts; that the awnings are constructed out of galvanized steel with a snow grading of 35 lbs. per sq. ft.; and the awnings are attractive.
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ZBA#lS-18
The requested front yard variances will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. The proposed awnings and enclosures will enhance the property.
The requested front yard variances will not have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district. The proposed awnings and enclosures will enhance the property.
The requested front yard variances, although somewhat substantial, afford 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. The proposed awnings and enclosures will enhance the property.
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DECISION: In view of the foregoing and the testimony and documents presented, the Board: RESOLVED, that the application for the requested front 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.
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ZBA#l5-l8
The foregoing resolution to approve the application for the requested front yard variances was presented and moved by Ms. Salomon, seconded by Ms. Castelli and carried as follows: Mr. Bosco, aye; Mr. Quinn, aye ;Ms. Castelli, aye; Ms. Salomon, aye; and Mr. Sullivan, aye.
DIS TRI BUT ION:
TOWN AITORNEY
DEPUTY TOWN AITORNEY OBZPAE
By (il6ea1vfli~
DEPT.of ENVIRONMENTAL MGMT. and ENGINEERING FILE,ZBA, PB
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DECISION BUILDING HEIGHT VARIANCE APPROVED
To: Donald Brenner (Alatsas) One Independence Avenue Tappan, New York 10983
ZBA #15-19
ZBA#l5- 19: Application of George Alatsas for a variance from Zoning Code (Chapter
43) of the Town of Orangetown Code, Section 3.12, Group Q, RG District, Column 12 (Building Height: 17’4″ permitted, 27′ proposed) for a new single-family residence. The premises shall be located at 234 Cardean Place, Pearl River, New York and are identified on the Orangetown Tax Map as Section 68.12, Block 6, Lot 17; in the RG zoning district.
Donald Brenner, Attorney, George Alatsas appeared and testified. The following documents were presented:
Survey/Plot Plan of 234 Cardean Place dated January 30, 2015 signed and sealed by Steven Michael Sparaco, P.E., and William D. Youngblood, L.S ..
Architectural plans dated 1/22/2015 with a revision date of 03/26/2015 signed and
sealed by Robert Hoene, Architect.
Donald Brenner, attorney, testified that the applicant is removing the existing rotted structure from the property and proposing a new structure that fits within the building envelope but will require a height variance.
George Alatsas, contractor, testified that the neighborhood has welcomed them because they will be happy to see the old structure gone.
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ZBA#l5-19
The requested building height variance will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. Similar size structures exist in the neighborhood.
The requested building height variance will not have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district. Similar size structures exist in the neighborhood.
The benefits sought by the applicant cannot be achieved by other means feasible for the applicant to pursue other than by obtaining a variance. Similar size structures exist in the neighborhood.
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ZBA#lS-19
Board: RESOLVED, that the application for the requested building height variance
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The foregoing resolution to approve the application for the requested building height variance was presented and moved by Mr. Quinn, seconded by Ms. Salomon and carried as follows: Mr. Bosco, aye; Mr. Sullivan, aye; Mr. Quinn, aye ;Ms. Castelli, aye; and
Ms. Salomon, aye.
111e 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.
By…L…j,-‘-‘””-“-.=; ~…..:.-<~”””‘ Deborah Arbolino
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REQUIRED PARKING SPACE VARIANCE APPROVED
To: USA Construction
17 Greenbush Road
ZBA #15-20
ZBA#15-20: Application of USA Construction for a variance from Zoning Code (Chapter 43) of the Town of Orangetown Code, Section 3.11, LI District, Column 6, #1 refers to R-80 District Column 6 # 3(Recreation Buildings: 1 space per 200 sq. ft. required: 107 spaces required, 76 spaces proposed) for a crossfit center to be located at
17 Greenbush Road, Orangeburg, New York and are identified on the Orangetown Tax
Map as Section 74.11, Block 1, Lot 27; LI zoning district.
Copy of site plan labeled “Existing conditions survey for U.S.A. Construction Corp.” dated 4/10/2012 revised 1/12/2015 signed and sealed by John J. Bezuyen, L.S.
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 seek area or bulk variances for construction or expansion of a primary or accessory or appurtenant, non-residential structure or facility involving less than 4,000 sq. ft. of gross floor area and not involving a change in zoning or a use variance and consistent with
local land use controls; the applicant is 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. Castelli, aye; Ms. Salomon, aye; Mr. Bosco, aye; Mr. Quinn, aye; and Mr. Sullivan, aye.
Donald Brenner, Attorney, testified that his client is presently located in the Orangetown ~ Shopping Center, which is not an ideal location; that Crossfit trains Army Reservist, C: t;:; d
Orangetown and Clarkstown Police Departments and others; that the new proposed ~ ~ ~
location at 17 Greenbush would work better for all involved, the interior space is larger> =a and there is easy access to rails to trails for runs; that the use requires 107 parking sp~s ~ and 76 spaces are provided; that they are short by 31 spaces; that this should not be a~ problem because Crossfit is not an open gym, classes are given at specific times and ~e ~ limited to 20 people at the most; that they have classes at 5:30 A.M. until about 11 :3~ ,_.: A.M. and again after six in the evening; that they should work well side by side with~ ._. · Galaxy Gymnastics because many of the patrons have children involved with gymna9ffics~ ‘ and would most likely sign up for classes at the same time.
Uri Sasson, owner of the building, testified that he spoke to Galaxy Gymnastics before he offered the lease to Crossfit; that he did not want a conflict because Galaxy rents the majority of the building; that they are pleased with Crossfit leasing the other portion of
the building because the uses complement each other and their busy times are different.
ZBA#15-20
The requested off-street parking space variance will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. Crossfit offers classes that members need to sign up to attend. Classes are limited to no more than twenty members at a time. Crossfits’ hours of operation do not conflict with the existing gymnasium classes. After careful review and listening to the testimony of the owner of the property and Crossfit owner, the Board is comfortable that the existing 76 parking spaces will be sufficient for the uses.
The requested off-street parking space variance will not have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district. Crossfit offers classes that members need to sign up to attend. Classes are limited to
no more than twenty members at a time. Crossfits’ hours of operation do not conflict ……., . with the existing gymnasium classes. After careful review and listening to the (ti ~ o testimony of the owner of the property and Crossfit owner, the Board is comfortasle ::9 ~ that the existing 76 parking spaces will be sufficient for the uses. ~ ES ~
The benefits sought by the applicant cannot be achieved by other means feasible & CSl ~
the applicant to pursue other than by obtaining a variance. ~ ::o z
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The requested off-street parking space variance, although somewhat substantial, g · ~ : ~
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. Crossfit offers classes that members need to sign up to attend. Classes are limited to no more than twenty members at a time. Crossfits’ hours of operation do not conflict with the existing gymnasium classes. After careful review and listening to the testimony of the owner of the property and Crossfit owner, the Board is comfortable that the existing 76 parking spaces will be sufficient for the uses.
ZBA#IS-20
DECISION: In view of the foregoing and the testimony and documents presented, the Board: RESOLVED, that the application for the requested off-street parking space 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
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ZBA#l5-20
The foregoing resolution to approve the application for the requested off-street parking space variances was presented and moved by Ms. Bosco, seconded by Ms. Castelli and canied as follows: Mr. Bosco, aye; Mr. Sullivan, aye; Mr. Quinn, aye ;Ms. Castelli, aye; and Ms. Salomon, aye.
By-¥–‘<–>’—‘::………=..:….1£._f-,…=-~ Deborah Arbolino
DEPT. ol”ENVIRONMENTAL MGMT. and ENGINEERING FILE,ZBA, PB
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To: Snyder & Snyder, LLP (50 Ramland Road)
ZBA #15-21
ZBA#15-21: Application of 50 Ramland Road for a review from Zoning Code (Chapter
43) of the Town of Orangetown Code, Section 4.1 pursuant to Performance Standards, for review of an emergency generator. The premises are located at 50 Ramland Road, Orangeburg, New York and are identified on the Orangetown Tax Map as Section 73.20, Block 1, Lot 30; in the LIO zoning district.
Jordan Frye, Snyder 7 Snyder and Anthony Botta, P .E., Tectonic Engineers, appeared and testified.
Plans labeled “Wireless Edge Wireless Communication Facility dated
10/24/2012, print date:12/29/2014 signed and sealed by Peter J. Tardy, P.E. (11 pages).
A letter dated January 23, 2015 from Tectonic signed and sealed by Edward N.
Iamiceli, P.E. ( 4 pages) with a Noise Report for Proposed Emergency Generator dated January 16, 2015 ( 4 pages) signed and sealed by Edward N. Iamiceli, P.E ..
A letter dated January 23, 2015 from Leslie J. Snyder, Attorney.
Performance standards resume of operations and equipment dated January 21,
A memorandum dated November 12, 2014 from John Giardiello, P.E., Director, Office of Building, Zoning and Planning Administration and Enforcement, Town of Orangetown.
A letter dated March 3, 2015 from the Department of Environmental Management and Engineering signed by Joseph J. Moran, P.E., Town of Orangetown.
A memorandum dated February 7, 2015 from Michael B. Bettmann, Chief Fire
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, that since the application entails the ZBA engaging in a review to determine compliance with technical requirements the 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
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Jordan Frye, Snyder & Snyder, testified that Wireless Edge is on a monopole at 50
Ramland Road; that they would like to a backup generator that would allow Verizon to operate if there is a blackout; that they received a preliminary approval from the Planning Board and are appearing before ACABOR; that they have submitted documentation from Tectonic that they meet the Town’s standards and will be in compliance with the Fire Inspector; that the generator operates on propane; that they needed this tower to satisfy the applicants need; that the Planning board has all of the necessary documentation for the tower; that Sheet SP6 has the specifications for the generator; and that it will be 68.5′ to the nearest property line.
Anthony Botta, Tectonic Engineering, stated that the generator has an internal monitoring system for propane; that tests are usually done in the afternoon; that the answer to number 20 would be Verizon Wireless equipment shed has fire suppression; that no harmful fuel is stored on site; and that they will revise the performance standards from to correct #20, explain # 15 and name the building.
Based upon the information contained in the applicant’s Resume of Operations and Equipment and the Fire Prevention Supplement; the report dated March 3,
2015 from Joseph J. Moran, P.E., Commissioner of the Town of Orangetown Department of Environmental Management and Engineering (D.E.M.E.); the report dated February 17, 2015 from Michael Bettmann, Chief Fire Inspector, Town of Orangetown Bureau of Fire Prevention (B.F.P.);the letter dated March 3,
2015 from the County of Rockland Department of Highways signed by Sonny
Lin, P.E.; the other documents submitted to the Board and the testimony of
Applicant’s representatives, the Board finds and concludes that the application conforms with the Performance Standards set forth in Zoning Code Section 4.1, subject to compliance with the orders, rules and regulations of the Orangetown Office of Building, Zoning & Planning Administration & Enforcement, D.E.M.E.,
and B.F.P., and all other departments having jurisdiction of the premises.
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ZBA#15-21
DECISION: In view of the foregoing and the testimony and documents submitted, the Board RESOLVED that the Application for Performance Standards Conformance, pursuant to Zoning Code § 4.1, is APPROVED with the following SPECIFIC CONDITIONS: (1) that the Applicant adhere to all of the requirements set forth in the report by Chief Fire Inspector Bettmann, B.F.P., dated February 17, 2015; and (2) that the Applicant adhere to all of the requirements set forth by the report dated March 3,
2015 from Joseph J. Moran, P.E., Commissioner, DEME; (3) the letter dated March 3,
2015 from the County of Rockland Department of Highways by Sonny Lin, P.E,.; 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.
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50 Rarnland Road
4. l Performance Standards Review, was presented and moved by Mr. Sullivan, seconded by Mr. Bosco and carried as follows: Mr. Bosco, aye; Mr. Quinn, aye ;Ms. Castelli, aye; Ms. Salomon, aye; and Mr. Sullivan, aye.
By+….”-..><:~–=–‘=-b,.4..-‘~ Deborah Arbolino
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