526
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RECBVEaONING BOARD OF APPEALS
[.;-11~ARI2 1981 T9~VN OF \VAPPINGER
'ACTION ON APPEAL
. 8.01 ~~~.JIt S!O~~N R'ichard Rosenberg
......d/bLj;l.....Chels.e.a...Ridg.e.".As.s.o.c.i.at.e.s.......... Address.....Ro.ute....9.D....&.~l?QP!J.l.a......_......
Appeal No. .......52-6........__._
Dated .Ma.t:cb_1.2.:t;h,......l981
Appellant
........BD.ul.e:\l.ar.d......wapp.ing.er s....F.a~l.s.~....Ne.\\Z...Y.ark.......125.9.Q.........................H...................._...-.....~..........."_..-
At a meeting of the Zoning Board of Appeals on .................M~.:r.gh....1Q.th.c..... .............................................) J 9..-~1...)
Appeal NO.......??.9-........... was considered and the following action on the reque3t for: fKl A VARIANCE,
o A SPECIAL USE PERMIT, 0 AN INTERPRETATION OF THE ZONING ORDINANCE,
o AN APPEAL AS AN AGGRIEVED PERSON(S), was taken:
t. VARIANCE: By resolution of th~ Board, it was determined that strict applic:uion of the Ordinance
D would 0 would not produce undue hardship for these reasons:
:l. The property in question D would 0 would not yield a reasonable return if limited to the
use permitted under the Ordinance, because: .........................~...................._.........~~._....~-_....._...-:--.
PLEASE SEE ATTACHMENT
.......,...-.....-..-...........-.................................................-........-....-..........................................-.........._.........__.._.-....._..._-.......---~ .
b. The hardship created 0 is 0 is not unique and 0 'Would 0 would not be shared brill
properties alike in the vicinity of the property and in the same use district, because: '''~''''''_'
..................................................................-.............................-.-.................................................-....................................-..-...................-.....-...........-......-
.......l?I...EASE...SEE...AT.:L'ACIillldENT...............................................................................-.................................-....,........_......:.. .
c. 'The variance 0 would 0 would not change the character of the district, because: ................_
_....J?~ASE...S.EE...AT.TAC.EJY.l.ENT................. :.........................................................................................................................:....
...................n....................................,..................................._......................................................................................................................_...._..........~....._.
Therefore, it was further determined that the requested variance 0 be granted 0 be denied and
that the previous decision of the Enforcement Officer 0 be confirmed 0 be reversed.
PLEASE SEE ATTACHMENT.
2. SPECIAL USE PERMIT: By resolution of Lie Board it was determined that the request for a.
Special Use Permit 0 be granted 0 be denied, pursuant to article ........................) section or subsection
....................., paragraph .................................... of the Zoning Ordinance and, therefore, the decision of the En-
iorcement Officer 0 be reversed 0 be confirmed, because: ................................~......._........._.....__....._..__....._._
_...................._..............u......._.........................._u......~................_............._._..........................................................'.......-._._...._......_....-...._____._.._
......._.........._..................................H..............................................................._...................................................-..........._.__......................._____.._....._.
3. INTERPRETATION: The Board adopted the following resolution which stated its interpretation
of the Zoning Ordinance as requested in your appeal: ............................................................................................................
..... ...................................................................... ....... ...... ... ......................................... .............................. .....................................................................-.................-.-
......................................................................................................................................................................................................................................................
....................................................................................................................................................................................................................................................
4. AGGRIEVED PERSON (5): By resolution of the Board, the foll~wing decision was made on your
~.;peal: ................................................................................................ .............................................................................................................................
.... .............................................................................................................-. ...................................................................................................................................
....... ..... .... u........ ..0......... ....n ..,................ ............. ........ .........":.. ............... .. _............ ....... _............ no... . ...0 ...... ...... o. ................ ". ... .....~.. ...................... ...................
'.P~f'~L1f)~....................~
eh.illi.uU!I, Zoning Board of Appeals
Chairperson, . ~
,-'
2. TYPE OF APPEAL
a. A VARIANCE IS REQUESTED for the following reasons:
1) Strict application of the Zoning Ordinance would produce undue
hardship because: Our neighborhood business shopping center
known as the Chelsea Ridge Mall is located on the westerly side of Route
9D in a predominantly undeveloped area and the buildings have been designed
around an interior landscapedcourt yard and the overall appearance of the
shopping center is such so that it is not readily discernible as a shopping
center. While we feel that this architectural style creates an extremely
attractive and pleasant esthetic appearing structure, tne businesses located
within the Mall require the existence of adequate signgge of sufficient
size and a location as to inform the general public traveling on Route 9 D
and not familar with the interior orientation of the stores and shops
that there is a neighborhood shopping center here.
In essence, our attractive and unusual appearance creates an additional
hardship for the businesses located in order to make the general public
aware of their existence.
2) The hardship created is unique and is not shared by all properties
alike in the immediate vicinity of this propertv and in this district because:
The Chelsea Ridge Mall is a unique entity because unlike other neighborhood
business zones it houses 9 separate stores, businesses and offices in one
structure and as such has a unique and special need to be able to advise
the traveling public of the various services and facilities nresent within
the interior court yard of the Mall which is not readily apparent to the
public passing on the highway without the existence of adequate dignified
signage.
3) The variance would observe the spirit of the Ordinance and would
not change the character of the district because: The adjacent properties
are undeveloped and the existence of our Mall would eliminate the proliferation
of other similar entities and preserve the rural underdeveloped nature of the
surrounding area. We have undertaken an extensive and costly landscaping
program involving the creation of an attractive sea wall and decorative
steps and plantings which will be fully and attractively landscaped in the
Spring and the establishment of unified appearing signs as requested will
not be a detriment nor adversely affect the Mall or the surrounding properties.
Recently, because of the stringent requirements of the recently adopted Zoning
Ordinance the Town Board has seen fit to modify and substantially relax the
requirements in the shopping center district zone based substantially on the
same reasoning and rational that we seek a variance that the existence of
the strict adherence of the new Zoning Ordinance would create such a severe
and adverse hardship as to jeopardize the economic well being and viability
of the businesses which have located within the Chelsea Ridge M~ll. We have
gone to considerable expense and effort to create a superior looking
shopping center than the frequently utilized lowest common denominator strip
shopping center. We have attempted to create an attractive mini 11all type
concept catering to the needs of our residents as well as that of the
surrounding area and have provided a fH.'oestrian type Mall which we feel
represents a significant asset to the Town.
3. OTHER REMARKS: We are seeking favorable consideration of our reasonable
request from this Board at this time rathe~ than at the time construction
was initiated because the specific needs of the various tenants comprising
the Mall were not fully known to us at that time as well as the actual
;II'
'f
..""
...
rage two
(~Xistence of the various structures provides a better opportunity to more
0xactly determine the compatibility of our request with the actual
structures involved. Our firm which owns and operates the Mall in common
ownership with both the Chelsea Cay and Chelsea Ridge Apartments maintain
our main office within the Chelsea Ridge Mall and are deeply concerned that
the ongoing image and appearance of the shopping center presents an
attractive dignified appearance to the general public at large. We feal
that the granting of our request would be a furtherence of the best
interests of the general pUblic, would assist the economic viability of
the businesses located within the Mall and would not be a detriment to
the Town but would rather represent an asset to the community at large.
We respectfully request that the Board grant us our request.
/
,
Ex~ibits will be sent under separate cover.
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APP:8AIJ # 526
...."'.......- ""... ............. ............-...
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Date Jan. 21, 1981
NOTICE OF APP~~L
/'
sol Silver & L. Richard Rosenberg
11 d/b/a Chelsea Ridge Associates
Appe ant .
.'
Address Rt. 9 D & Popula Blvd.
Wdppingers yalls, N.Y.l~jY
TO THE BOARD OF APPEALS:
Z~
~ve
, appeal from a decision of the
Zoning Inspector, dat.ed :rC\t--I~""r\1 S- , 19h, and do hereby apply to the
,
Zoning Board of Appeals for:[ilA VARIhNCE,E:!A SPECIAL USE PEID1IT,t:]AN INTER-
PRE TAT ION . OF THE ZONlNG ORDINANCE, DAN APPEAL AS AN AGGRIEVED PERSON (5). (check
Chelsea Ridge Mall
proper one), in connection with premises located at Rt. 9 D & Popula Blvd.
(street & no.)
, Town of Wappinger, N.Y.
f/~
, b (; S-" - () ~ - b ~ S'!J- 3 ?
(grid no.)
(zoning dist.)
1. PROVISION (5) OF THE ZONING ORDINANCE APPEALED A,-h~\e> -l1L ')& -n,'V\.~.; 4lL 52-
j thG:13 to OtU.n,u LAS\Gj\J ..(J C\., 1'l..~~ 'tD5ri'.AQ..-c~,V~C\tt;.,J \J";~-e. l1'd/)S
.(art~cle, section or sub~ection and parag~aph)
\k'<~\ ~ C\~ -i-o "'I \h~ .~ I)~',\,f\ ~ \ (>.. \ c; { vvt S<-- +~~ """ ~ 2.') fe? \ ,\ ~'i v\l ref
2. TYPE OF APPEAL (Co~plete relevant section). *
a. A VAR~CE IS REQUESTED for the following reasons:
1) Strict application of the Zoning Ordinance would produce undue
hardship because: See attached sheet
2) The hardship created is unique and is not shared by all properties
alike in the immediate vicinity of this property and in this district
because: See attached sheet
3) The variance would observe the spirit of the Ordinance,and would not
change the character of the district because: See attached sheet
b. A SPECIAL USE PEffi.llT IS REQUESTED p1.1rSuant to article.
or subsection , paragraph of the
to permit the following use on the above p~emises:
, section
Zoning Ordinance
c. INTERPRETATION of the Zoning Ordinance 15 requested b('~cuuse:
d. AGGRIEVED PERSON(S) an appeal 1S requested because:
3. OT;~;~R Rn~l\.RKS:
See attached sheet
Df H(~
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. ...... ~ . )
(U~e cxt~~ sheets if neces3ary)
Sig:r.at ure
* '.L~'1~ requil:ed plan Inust aeCOf"'i)dny t11e Notice of l~ppeal.
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Appeal # 526
41
March 12th, 1981
At the March lath, 1981 meeting, Mr. Cortellino moved that
a free-standing logo sign theme at the end of the curved brick
wall to serve as a directory sign to be 15 feet inside face of
curb along shoulder of Route 9D be granted. In addition, Mr.
Cortellino moved that the appellant not exceed the 100 square
foot sign area on the building. signs 2,3,4, and 5 described in the
petition dated 2/10/81 must be of some smaller portion of 100
square feet. For example, if signs 2,3,4, and 5 were 25 square feet
each, the sum of the areas of the individual signs would not exceed
100 square feet. The Chelsea Ridge sign, shown in photo marked
"photo 1" shall be removed. The motion was seconded by Mr. L.mdolfi.
Vote:
Mrs. Waddle - Aye
Mr. Landolfi - Aye
Mr. prager - Absent
Mr. Cortellino - Aye
Mr. Mc Millen - Aye
MOTION WAS UNANIMOUSLY CARRIED
BY THOSE MEMBERS PRESENT
~~.~~
~arol A. Waddle, Chalrperson ~
----
CHELSEA
RIDGE
Location:
Type of Sign:
Location:
Type of Sign:
Copy to Read:
Panel Size:
Location:
Type of Sign:
Copy to Read:
Panel Size:
Location:
Type of Sign:
Copy to Read:
Panel Size:
Location:
ASSOCIATES CHELSEA RIDGE DR., WAPPINGERS FALLS, N. Y. 12590
(914) 831-4745
PROPOSED SIGNS
CHELSEA RIDGE MALL
SIGN NO. 1
Facing Route 9 D at corner of Route 9 D and Popula Blvd.
Free standing logo theme at end of curved brick
wall to serve as a directory sign. Structure to
be apQroximately 12-0feet inside face of curb along
shoulaer of Route 9 D.
SIGN NO. 2
Facing Route 9 D
Attached to easterly wall of Liquor Store
"Wines Liquors"
161 wide x III high
SIGN NO. 3
Facing Popula Blvd. (private roadway)
Letters attached to facade over main pedestrian
entrance to Chelsea Ridge Mall.
"Chelsea Ridge Mallll
34110" wide x 31211 high
SIGN NO. 4
Northerly side of Deli facing Popula Blvd.
(private roadway).
Attached to decorative panel to the right of the
main pedestrian entry.
IIChelsea Ridge Delill
161311 wide x 101 high.
SIGN NO. 5
Easterly side of two story Chelsea Ridge Associates
building facing Route 9 D.
t..- ..
Page two
Type of Sign:
Copy to Read:
Panel Size:
2/10/81
Letters attached to decorative panel.
"Chelsea Ridge Mall"
20'5" wide x 15'6" high.