Source: https://www.orangetown.com/meeting/zoning-board-may-18-2011/
Timestamp: 2017-09-22 09:56:52
Document Index: 789498428

Matched Legal Cases: ['§6', '§3', '§617', '§10', '§ 4', '§ 4', '§ 10', '§ 10', '§617', '§ 4', '§ 4', '§ 4']

Zoning Board May 18, 2011 | Town of Orangetown
Meeting - Zoning Board May 18, 2011 (View All)
05/18/2011 Zoning Board May 18, 2011 Zoning Board of Appeals Minutes
Scheduled: 05/18/2011 7:00 PM
Zoning Board May 18, 2011 Minutes
Deborah Arbolino , Administrative Aide
73.15 / 1 / 18 & 73.19 / 1 / 1; LIO zone
DELPONTE SIDE YARD AND ZBA#11-32
77.11 / 2 / 42; R-15 zone REAR YARD VARIANCES
BEREZIN GOLDBERG §6.332 DRIVEWAY ZBA#11-33
/ 1 / 36; R-22 zone GRADE VARIANCE
COMITO CONSTRUCTION FLOOR AREA RATIO, ZBA#11-34
78.13 / 1 / 3.4; R-40 zone SIDE YARD AND
REVOLUTION TATTOO COMPANY §3.11 COLUMN 3 #8 ZBA#11-35
68.20 / 1/ 41; CS zone SPECIAL PERMIT APPROVED
RENOTECH INTERIORS PERFORMANCE ZBA#11-36
77.15 / 3 / 18; LIO zone WITH CONDITIONS
To: Richard and Linda Delponte ZBA # 11-32
1 Paul Court Date: May 18, 2011
Tappan, New York 109
ZBA# 11-32: Application of Richard and Linda Delponte for variances from Chapter 43 (Zoning), Section 3.12, R-15 District, Group M, Columns 9 (Side Yard: 20 required, 11.9’ existing, 10’ proposed), and from Section 5.227 (Required Rear Yard for pool: 20’ required, 6’ proposed) for the installation of an in-ground pool at an existing single family residence. The premises are located at 1 Paul Court, Tappan, New York and are identified on the Orangetown tax Map as Section 77.11, Block 2, Lot 42; R-15 zoning district.
Heard by the Zoning Board of Appeals of the Town of Orangetown at a meeting held on Wednesday, May 18, 2011 at which time the Board made the determination hereinafter set forth.
Richard Delponte appeared and testified.
Survey of property with hand drawing of pool placement.
Pool sections for Anthony Sylvan Pools signed and sealed by Stephen Pany P.E.
A letter dated April 11, 2011 from the County of Rockland Department of Health signed by Scott McKane, P.E., Senior Public Health Engineer.
A letter with one page attachment dated May 4, 2011 from the County of Rockland Department of Highways signed by Joseph Arena, Principal Engineering Technician.
A letter dated April 29, 2011 from the County of Rockland Department of Planning signed by Thomas Vanderbeek, P.E., Commissioer of Planning.
Richard Delponte testified that he would like to install an in-ground pool in his backyard; that he has a pie-shaped piece of property; that he is proposing to place the pool closer to the fence in the rear because he does not want it too close to the house because he has kids; that he has a corner lot with two front yards; that the pool is being built by Anthony Sylvan and shaped to fit into the yard; that if the pool were moved to the right it would be in the sight easement for Washington Avenue and also in the front yard; that there is also a road widening easement on the property; that he has owned the house for 11 years and has tow children aged 11 and 10; and that he would draw the existing shed on the plot plan and date it.
The requested 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 property is a corner lot with two front yards and a road widening easement and sight distance easement; since no structures can be built in easements, the placement of the pool in this area of the yard is acceptable.
The requested 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. The property is a corner lot with two front yards and a road widening easement and sight distance easement; since no structures can be built in easements, the placement of the pool in this area of the yard is acceptable.
The requested side yard and rear yard variances, although substantial, will not have an adverse effect or impact on the physical or environmental conditions of the area The property is a corner lot with two front yards and a road widening easement and sight distance easement; since no structures can be built in easements, the placement of the pool in this area of the yard is acceptable.
The foregoing resolution to approve the application for the requested side yard and rear yard variances was presented and moved by Ms. Salomon, seconded by Ms. Castelli and carried as follows: Mr. Sullivan, aye; Ms. Castelli, aye; .Ms. Albanese, aye; Ms. Salomon, aye; and Mr. Mowerson, aye.
SECTION 6.332 DRIVEWAY GRADE VARIANCE APPROVED
To: Marc Berezin ZBA # 11-33
67 Tweed Boulevard Date: May 18, 2011
Upper Grandview, New York 10960
ZBA#11-33: Application of Berezin Goldberg Site Plan for a variance from Chapter 43 (Zoning), Section 6.332, (Driveway Grade: not to exceed 10%; 18% slope proposed) for a new driveway at a new single-family residence. The premises are located at 67 Tweed Boulevard, Upper Grandview, New York and are identified on the Orangetown Tax Map as Section 71.13, Block 1, Lot 36; in the R-22 zoning district.
Marc Berezin, Tom Skrable, P.E., and Bill Bosley, contractor, appeared and testified.
Site plan dated 11/23/10 signed and sealed Thomas W. Skrable, P.E.
Architectural plans dated 2/23/11 signed and sealed by Kier B. Levesque, Registered Architect.
A memorandum dated March 23, 2011 from John Giardiello, P.E., Director, Office of Building, Zoning and Planning Administration and Enforcement, Town of Orangetown.
Planning Board Decision #11-10 dated March 23, 2011.
A letter dated May 4, 2011 from the County of Rockland Department of Highways signed by Sonny Lin, P.E.
A letter dated May 9, 2011 from the County of Rockland Department of Planning signed by Thomas B. Vanderbeek, P.E., Commissioner of Planning.
Mark Berezin testified that he thought he was going to be renovating his kitchen and in the process found out that the house was rotted out on the river side and was full of black mold; that the house had to be torn down and rebuilt; that they are re-designing the house with a new septic system; that the attached garage to the house is important because they have three children ages 10, 8 and 3; and carrying in the kids stuff would be much more convenient with an attached garage.
Tom Skrable, Engineer, testified that the present profile for the driveway reflects the requests made from the County of Rockland Highway Department; that they want a 3% grade at the entrance o f the driveway which is causing the grade midway down the driveway to increase to 18%; that the requirements for the septic system fields have changed since the old house was built and they are using the flat area that previously held the detached garage; that the fields have to be bigger to meet the health department
requirements and this is the only place to put the new septic system; that they did do test holes on the south end of the property and shallow holes hit rock; that hey can’t change the elevation of the house; and this is the best placement for the driveway entrance as far as sight distance goes; that if it were moved south the driveway would be shorter and steeper; that if it were moved north to gain 3% grade the sight distance would be awful.
Bill Bosley testified that he met with the Fire Department and they have no problem with the placement or the grade of the driveway because they would park on Tweed to fight a fire.
The requested driveway grade variance will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. Similar driveways have been constructed in the area.
The requested driveway grade variance will not have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district. Similar driveways have been constructed in the area.
The requested driveway grade variance, although substantial, will not have an adverse effect or impact on the physical or environmental conditions of the area. Similar driveways have been constructed in the area.
The foregoing resolution to approve the application for the requested driveway grade variance was presented and moved by Ms. Albanese, seconded by Ms. Castelli and carried as follows: Mr. Sullivan, aye; Ms. Castelli, aye; .Ms. Albanese, aye; Ms. Salomon, aye; and Mr. Mowerson, aye.
FLOOR AREA RATIO, SIDE YARD, AND BUILDING HEIGHT VARIANCES APPROVED
To: Marc Comito ZBA # 11-34
P.O. Box 300 Date: May 18, 2011
ZBA#11-34: Application of Marc Comito for variances from Chapter 43 (Zoning), Section 3.12, R-40 District, Group E, Columns 4 ( Floor Area Ratio: .15 permitted, .16 proposed), 9 (Side Yard: 30’ required, 20’ proposed) and 12 (Building Height: 13.4’ permitted, 18.5’ proposed) for a detached three-car garage at an existing single-family residence. The premises are located at 8 Kopac Lane, Palisades, New York and are identified on the Orangetown Tax Map as Section 78.13, Block 1, Lot 3.4; in the R-40 zoning district.
Marc Comito, Jay Greenwell, L.S., and Michael Shanahan, contract purchaser, appeared and testified.
Site plan dated 02/29/2011 signed and sealed by Jay Greenwell, PLS.
Architectural plans dated 01/26/2011 with the latest revision date of 03/02/2011 signed and sealed by Robert Hoene, Architect.
A letter dated May 10, 2011 from the County of Rockland Department of Planning signed by Thomas Vanderbeek, P.E., Commissioner of Planning.
A letter dated April 18, 2011 from the County of Rockland Department of Health signed by Scott McKane, P.E., Senior Public Health Engineer.
A letter dated May 16, 2011 from the County of Rockland Department of Highways signed by Joseph Arena, Principal Engineering Technician.
A letter dated May 17, 2011 from the County of Rockland Sewer District No. 1 signed by Joseph LaFiandra, Engineer II.
Four pictures of similar structures on Closter Road, .44 miles from proposal.
A letter in support of the application by an abutting property owner.
Jay Greenwell, Land Surveyor testified that the house was built as a spec house and Mr. Shanahan is interested in purchasing the house but would like to add the additional detached garage to meet his needs; that this location was chosen for the garage to make it line up with the lines of the house and to make entrance/exit direct; that they could push the garage over two feet to make the side yard 24’ which would increase the allowable building height to 16’ but not change the request for 18.5’.
Michael Shanahan testified that there are five members of his family; that presently
only two drivers but they have four vehicles; that he would like to have indoor parking for all of the vehicles year round; that the detached three car garage fits in more the existing house and neighborhood than a detached two car garage; that the garage was designed to compliment the existing house; that he has pictures of other detached garages from Closter Road; that there are no other detached garage structures on Kopac Lane; and that he would like the extra space for storage.
Marc Comito testified that the roof pitch on the proposed garage matches the roof pitch on the existing house; and that the house is 5,000 sq. ft..
The requested floor area ratio (.16), side yard (24’) and building height ( 18.5’) variances will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties.
The requested floor area ratio (.16), side yard (24’) and building height (18.5’) variances will not have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district.
The requested floor area ratio (.16), side yard (24’) and building height (18.5’) variances, although substantial, will not have an adverse effect or impact on the physical or environmental conditions of the area.
DECISION: In view of the foregoing and the testimony and documents presented, the Board: RESOLVED, that the application for the requested floor area ratio, side yard and building height variances are APPROVED as modified; 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 floor area ratio (.16), side yard (24’) and building height (18.5’) variances was presented and moved by Mr. Sullivan, seconded by Ms. Castelli and carried as follows: Mr. Sullivan, aye; Ms. Castelli, aye; .Ms. Albanese, aye; Ms. Salomon, aye; and Mr. Mowerson, aye.
3.11 COLUMN 3 #8 SPECIAL PERMIT APPROVED
To: Michael Oherien Jr. (Revolution Tattoo) ZBA # 11-35
5 Hillcrest Avenue Date: May 18, 2011
ZBA#11-35: Application of Revolution Tattoo Company for a Special Permit from Chapter 43 (Zoning), Section 3.11, Column 3 #8 ( Other retail/ services) for a new Tattoo/Art Studio.. The premises are located at 58 South Main Street, Pearl River, New York and are identified on the Orangetown Tax Map as Section 68.20, Block 1, Lot 41; in the CS zoning district.
Michael Oherien appeared and testified.
Floor plan of the space at 58 South Main Street, Pearl River.
Booklet with pictures of tattoos and Article XVI Rockland County Sanitary Code.
On advice of Dennis Michaels, Deputy Town Attorney, counsel to the Zoning Board of Appeals, Mr. Mowerson 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: Mr. Sullivan, aye; Ms. Castelli, aye; Ms. Salomon, aye; Ms. Albanese, aye; and Mr. Mowerson, aye.
Michael O’Herien testified that he would like to open a tattoo shop at 58 S. Main Street, Pearl River, that the service is not offered in Pearl River; that he recently sold his business in Guttenberg, New Jersey and purchased a house in Montvale, New Jersey; that the closest tattoo shop in the area is in Nanuet and there are two other shops in Nyack;; that he has a client base and so does the other artist that will be working with him; that he has been doing tattoos since 2003 when he left the air force; that the hours of operation would be from noon to 8:00 P.M Monday through Thursday, noon to 10:00 P.M. on Friday and Saturday and if they open on Sunday the hours would be 2:00 P.M. to 5:00 P.M.; that they average between three and ten people per day depending on the type of tattoo; that he has been working out of a friends studio until the variance issue is resolved; that he has submitted the Rockland County sanitary code for the Board’s information; that no one under 18 years of age can be tattooed; and that the shop is located between a computer store and Flemings Place.
After personal observation of the property, hearing all the testimony and reviewing all the documents submitted, the Board found and concluded that the proposed special permit use will not adversely affect the character or property values in the area, and will not impair the public health, safety, morals, convenience, comfort, prosperity and other aspects of the general welfare of the Town, for the following reasons:
The requested Section 3.11 Column 3 #8 Special Permit use (tattoo business) meets all of the pertinent applicable requirements set forth in (Zoning) Section 4.31 for the granting of a special permit under Zoning Code §10.333, as more specifically described below:
The proposed Special Permit Use will be appropriately located with respect to transportation, water sup0ply, waste disposal, fire and police protection and other public facilities.
The proposed Special Permit Use will not cause undue traffic congestion or create a traffic hazard.
The proposed Special Permit Use will not create at any point of determination set forth in §§ 4.16, 4.17 and 4.18 any more dangerous and objectionable elements referred to in § 4.11 than is characteristic of the uses expressly permitted as of right in the same district.
The proposed Special Permit Use will comply with all other regulations applicable to such use.
DECISION: In view of the foregoing and the testimony and documents presented, the Board: RESOLVED, that the Zoning Code § 10.333 application for the requested Section 3.11 column 3 #8 Special Permit Use is APPROVED with the following hours of operation: Monday thru Thursday noon to 8:00 P.M., Friday 7 Saturday noon to 10:00 P.M. and possibly Sunday 2:00 P.M. to 5:00 P.M..; 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 Zoning Code § 10.333 application for the requested Section 3.11 Column 3 #8 Special Permit Use was presented and moved by Ms. Castelli, seconded by Ms.Salomon and carried as follows: Mr. Sullivan, aye; Ms. Castelli, aye; .Ms. Albanese, abstained; Ms. Salomon, aye; and Mr. Mowerson, aye.
To: Lisa Mercurio (Renotech Interiors) ZBA # 11-36
11 Chester Avenue Date: May 18, 2011
ZBA#11-36: Application of Renotech Interiors for Performance Standards Review, Chapter 43 (Zoning), Section 4.1, for cutting and assembly of pre-manufactured partition walls. The business is located at 238 Oak Tree Road, Tappan, New York and is identified on the Orangetown Tax Map as Section 77.15, Block 3, Lot 18; in the LIO zoning district.
Lisa Mercurio and Jonathon Scott appeared and testified.
Renotech Interior Equipment Plan dated February 9, 2011 by Eric Knute Osborn, Architect,
Thirteen page owner’s manual for Oneida Air Systems 5 & 7.5 Direct Drive Cyclonic Dust Collector.
Five pages of Material Safety Data Sheets.
A letter dated April 13, 2011 from County of Rockland Department of Health signed by Gregory Price, P.E.
A letter dated April 20, 2011 from Scott Burton, Director, Department of Environmental Management and Engineering, Town of Orangetown.
A memorandum dated May 18, 2011 from Michael Bettmann, Chief Fire Inspector, Town of Orangetown.
A letter dated April 29, 2011 from the County of Rockland Department of Planning signed by Thomas B. Vanderbeek, P.E., Commissioner of Planning,
On advice of Dennis Michaels, Deputy Town Attorney, counsel to the Zoning Board of Appeals, Mr. Mowerson 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) (28); which does not require SEQRA environmental review. The motion was seconded by Ms. Castelli and carried as follows: Mr. Sullivan, aye; Ms. Castelli, aye; Ms. Salomon, aye; Ms. Albanese, aye; and Mr. Mowerson, aye.
Lisa Mecurio testified that the company designs and assembles metro wall aluminum and glass partitions for offices; that they cut and assemble aluminum extrusions and glue laminated panels; that the dist collector used is self-contained and collects everything that is bagged for private garbage removal; that there is no dust let out into the air; that the aluminum bits are recycled; and that they will meet all of the requirements of the fire inspector.
Based upon the information contained in the applicant’s Resume of Operations and Equipment, the Fire Prevention Supplement, the letter dated April 20, 2011 from Scott Burton, Director of the Orangetown Department of Environmental Management and Engineering concluding there is no reasonable doubt as to the likelihood of applicant’s conformance to the Zoning Code § 4.1 Performance Standards, the memorandum dated May 18, 2011 from Michael B. Bettmann, Chief Fire Inspector, Town of Orangetown, the letter dated April 13, 2011 from Gregory Price, P.E., Public Health Engineer, County of Rockland Department of Health, 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 Building Department 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, letter dated May 18, 2011 and the letter dated April 13, 2011 from Gregory Price, P.E., Public Health Engineer, Rockland County Department of Health ; 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 Zoning Code § 4.1 Performance Standards was presented and moved by Mr. Mowerson, seconded by Ms. Castelli and carried as follows: Mr. Sullivan, aye; Ms. Castelli, aye; .Ms. Albanese, aye; Ms. Salomon, aye; and Mr. Mowerson, aye.