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7 Brew Coffee 26-7868PLANNM BOARD SECRETARY Bea Ogunkl - Ext, 122 ZOWNG ADMMSTRATOR Barbara Roberfi - Ext, Q8 ZOWNG BOARD of APPEALS John Lorenzn¢, Chak,rnan Dud Barr, Co-ChaVr C: kir Hernandez I orn DeHaCofte Donaki C")enardo PLANNING BOARD ZONING BOARD OF APPEALS 20 MUDLEBUSH ROAD WAPPINGERS FALLS, NY 12590 PK 845-297-6256 Fax: 845-297,0579 To: Joseph Paoloni Town Clerk TOWN SUPERMOR Joseph D Cavacbrii TOWN BOARD Wilkarn H BeMe Heather O" a' Al CaseHa Christopher Phi�iMps PLANNING BOARD ffiuce Fbwer, Chairrrorn Mchwd Barth PaLfl Freno Jameg Gorioso Rob�,.�rt MeO,on kr arkos Peiatkols Thoms"Truss—Ir From- Bea Og�unti, Secretary Town of Wappinger Zoning Board of Appeals Re, 7 Brew Coffee Decision Appeal No. 26-7868 Attached you will find the original Application/Decision & Order for 7 Brew Coffee, 1506 Route 9, Wappingers Falls, NY 12590, Tax Grid No.: 6157-02-653974. 1 would appreciate it if you would file these documents. Attachments CC: Brew Team NY, LLC Town File Building File Received MAR 11 2026 'Town cat Wappinger Town Clerk Brew Team NY, LLC 17 Brew Franchisee 1 3108 Vestal Pkwy E, Vestal, NY 13850 1506 U.S. Route 9 Iva. 4 1 I k-, 141y 12590 ,,_'oMnq d (if Appea�s j,WNrj ojWap1pioiger T—rew I—eam proposes to reclevelop an existIF164. -acres 1506 US Route 9, in the Town of Wappinger, as part of a lease agreement with Wappinger Shopping Center, LLC, owners of Block 2, Lot 263. The proposed redevelopment includes the demolition of an NM 7 Brew is requesting the following Area Variance frorn the Zoning Board of Appeals to re -develop the site as follows: Area Variance Recluest: 0 Front Yard Setback ReqUirement (Town Code Section 240, Attachment 4) frorn US Route 9 is '75 feet. o We request a front yard setback of 31.8' 3. Reason for Appeal (Please substantiate the request Iby answering the following questions in detail): A,. if your, varlance(s) is (are) granted, how will the character of the neighborhood or nearby properties change? Will any of those changes be negative? Please explain your answer in detail. The granting of our, variance would not result in any changes to the character of the neighboring properties as this is a site redevelopment of a closed quick service restaurant (Sonic) into as comparable use (7 Brew Drive Through Coffee), in fact, it will create a benefit in that nearby residents will have additional options for beverage options while reinvigorating a currently vacant business' -focused parcel, as well as providing ernployrnent opportunities and additional tax revenue, B, Please explain why you need the variance(s). Is there a way to reach the same results without a variance(s)? Please be specific in your answer, a The proposed 7 Brew Coffee is designed to provide the most efficient layout for day-to-day operations and vehicular traffic within the commercial plaza, The proposed layout preserves the current circulation patterns which are best suited for Wappinger Plaza; in the sante manner as the previously constructed Sonic was laid out. 0 Without as setback variance, the site circulation Would not accommodate the requirements 7 Brew needs for a double drive through lane wrapping around the Brew Team NY, LLC 17 Brew Franchisee 13108 Vestal Pkwy E, Vestal, NY 138SO coffee stand, This is based on the Volumes we see at other recently opened locations throughout NYS and in the Northeast. This layout also keeps the current ingress and egress patterns of the previous Use in place thereby mitigating re-. educating users on existing traffic patterns, C, How big is the change from the standards set Out lin the zoning law? is the requested area variance(s) substantial? If riot, please explain in detail why it is not substantial. A 43.2' reduction in setback is moderately substantial taken on its own. This dimension is to the canopy of the Coffee Stand which is 9 feet in height and allows the driver's side windows of vehicles in both drive through lanes to be under cover for the delivery of their beverages by eaipioyees who walk to each vehicle. The actual building is 51' frond the ROW which would be a reduction of 24' from the 75' required setback. This results in the visual irnpact being much more closely aligned with where the current Sonic is on the parcel (58.5') from the ROW. Our building (5 10 SF) is also significantly smaller than Sonic (1,700 SF) so the visual impact will be significantly reduced. Dlf your variance(s) is (are) granted, will the physical environrnent conditions of the neighborhood or district be inipacted? Please explain why or why not. The proposed 7 Brew Coffee Stand will be slightly less physically irnpactful than the prior Sonic Restaurant as our building is significantly smaller and we will be removing the canopy that Sonic has used for ordering and delivery along the no rth eastern side of the property. E How did your need for, an area variance(s) come about? Is your difficulty self-created? Please explain your answer in detail. The need for a setback Variance carne about as a result of the logistics required in order to safely navigate custorner traffic around the site and proposed building without detrimentally impacting traffic flow to other, established users in the plaza. F. Is your property unique in the neighborhood that it needs this type of variance? Please explain your answer in detail. The proposed 7 Brew Coffee Stand is located on a portion of the plaza that doesn't have the same depth as the other user's adjacent to US Route,9, This dimensional constraint requires Lis to seek a variance in order to have our use fit 'the parcel as well as maintain continuity with Current traffic flow and ingress/egress points within the plaza as well as to US Route 9. 10 Brew Team NY, LLC 17 Brew Franchisee [ 31.08 Vestal Pkwy E, Vestal, NY 138SO We look forward to presenting our project to the Town of Wapp inger, do not hesitate to contact me via email atdoug,�e4c[iL�hEg✓t �nlco�n; or via phone at 315-409-8692 Regards, Z-� '111 &ae��v Doug Beachel Director of Entitlements TOWN OF WAPPMER 'a r I1, r �� ZA :.,I p 0 1; �tiFFail1�amG OfAPeas,, � 0 MI trt r rr to°mpg r PLANNING �BOARD & ZONING BOARD OF APPEA�L,S 20 MhAIDDB ERMW ROAD WAPPONIGERS FALLS, NY 12M PH 845 29,,.rs,'r 66, F'ax 845 2,9?,07 Application for an Area Variance .pl No. ..._ _......._...... ....... Date µ.ww.... ..... .�........._.......w_...._,........ _. TO HE ZONING BOARD F APPEALS, TOWN OF WAPPINGER, NEW YORK - (We), r( , r ver 1 earn, LLQ residing at 3108 Vestal PkA / st l NY 1, S5Ci9. U ..: 9 , -8 9 ... hereby, _.�,,.�.........,.�...w ...wm µ.......�...._.o......._... �..m _..�. .._. ..........._.�� �..w�.emw� appeal to the Zoning Board of Appeals fr rn thie decision/action of 1.he Zoning Admk,iistrator, date,d._VZjjZ?. .__.. and dm hereby eap for ars area � riance( a Premr poc triad at: 1.5016 U& 9, Block 2, Lot 255 'rax Gdd No,, ........:_._ Zoning Distr cf° 5.-C _ ...rµ.. ..... _............ ............... ......... ..... . . Record Owner of Property: WAPPINtSFP SHOPPING CENTER LLC . rdresm 500 5th Avenue, 39th Floor, New York, NY 10110 Phone Number Owner Consent dated � ��. Sign tur . ._..u.u_. _..._.. Print Name: Doug Beachel Variance p ( hereby apply to the Zoning Board of Appeais for a variance(s) o,fthe fokming r(Nmirements of the grin Code. 240-37 Front Yard Setback ,... (Indicate Afficle, Sechori, Subsection and P rragjaph) Require& .7S' Apppicant(s) can provide" 31,8' . Thus r trr tp 43.2 Front Yard Setback Variance To ow- For the construction of a new building and canopy with necessary drive thru circulation "IM91TV FTM -equlrements of the Zoning Code, Required: ...... Applicant(s) can provide: Thus requesting: To allow: 3. Reason for Appeal (Please substantiate the request by answering the following questions in detail. Use extra sheet, ifnecossary); A. If your variance(s) is (are) granted, how will the character of the neighborhood or nearby properties change? Will any of those changes negative? Please explain your answer in detail. I SEE ATTACHED PROJECT NARRATIVE PON11 IM SEE ATTACHED PROJECT NARRATIVE C. How big is the change from the standards set out in the zoning law? Is the requested area variance(s) substantial? If not, please explain in detail why it is not substantial. SEE ATTACHED PROJECT NARRATIVE . ..... ... . ... . ...... . ... . D. If your variance(s) is (are) granted, will the physical environmental conditions in the neighborhood or district be impacted? Please explain in detail why or why not. SEE ATTACHED PROJECT NARRAME E. How did your need for an area variance(s) come about? Is your difficufty self-created? Please explain your answer in cletail. SEE ATTACHED PROJECT NARRATIVE F. Is your property unique in the neighborhood that it needs this, type of variance? Please explain your answer in detail. (x ) Survey dated'. 11/03/2025 _, Last revised and Prepared by: "MJ Engineering, Arch., Landscape birch. and Land Surveying, P.C. (x P'lot Plan dated: 1.1/20/2025 ( Photos (x Drawings dated: 11/20/2025 Letter of Communication which resulted in application to the ;SBA. (e.g., recommendation from the Planning Boa rWZoning Denial) Letter from: Dated: (x) Other (Please first): Owner Consent, SEAF, Project Narrative .. . ......... . Please be advised that no application can be deemed complete unless signed below, The applicant hereby states that all information given is accurate as of the date of application. 1/21/2026 SIGNATURE. - (Appellant) SIGNATURE: DATED.: (If more than one Appellant) TOW14 OF WAPPINGER PLANNING BOARD & ZOMING BOARD OF APPEAL.S 20 MAUX)LESUSH ROAD YVAPPINGERS FALLS, NY 12590 PlIt 8,45,297,42M Fw 845297.0579 Owner Consent Form Project No-, Date: 12/19/202S Grid No.: 6157-02-653974 Location of Project. Zoning District: .9C __ Print name and phone number Description of t on of existing Commercial Restaurant / Fast Food establishment �41011 I Wappinger Shopping Center LLC owner of the above land/site/bOlding hereby give pert- nission for, the Town of Wappinger to approve or deny the above application un accordance with local and qiatp cadt*g arvi orrfinninces 12/19/2025 Owner's Signature rMOR"IM�6 Print Name and'Titlo **,* FOR OFFICE USE ONLY 1. THE REQUESTED VARIANCE(S) ( ) WILL / (�J'WILL NOT PRODUCE AN UNDESIRABLE CHANGE IN THE CHARACTER OF THE NEIGHBORHOOD. 2 ( ) YES / (V�NO, SUBSTANTIAL DETRIMENT WILL BE CREATETO NEARBY PROPERTIES, 3. THERE ( ) IS (ARE) / (V�IS (ARE) NO OTHER FEASIBLE METHODS AVAILABLE FOR YOU TO PURSUE TO ACHIEVE THE BENEFIT YOU SEEK OTHER THAN THE REQUESTED VARIANCE(S), 4. THE REQUESTED AREA VARIANCE(S) ( ) IS E) NOT SUBSTANTIAL, 5THEPROPCSE D VARIANCE(S) ( ) WILL / ( ILL NOT HAVE AN ADVERSE EFFECT OR IMPACT ON THE PHYSICAL OR ENVIRONMENTAL CONDITIONS IN THE NEIGHBORHOOD OR DISTRICT, 6. THE ALLEGED DIFFICULTY ( ) IS / (V) IS NOT SELF-CREATED. CONCLUSION, THEREFORE, ff WAS DETERMINED THE REQUESTED VARIANCE IS (V')GRANTED ( )DENIED CONOITIONS i s,rIPULATIONS: Thefollowing conditions arid/or stipulations were adopted by the resokition of the Board as part of the action stated above: The ZBA voted to grant the fOing variance: Where 75 feet to the front yard property line is required to a State or County Road, the applicant could provide 31.8 feet for the construction of a 510 sf., prefabricated building and canopy with necessary drive-thm circulation, thus a variance of 43.2 feet was GRAN,rED, '14 FINDINGS & FAC"`IT S A"'I TACHED. DATED: ZONING BOARD OF APPEALS TOWN OF WAPPINGER, NEW YORK ha' a PRINT: Short Environmental Assessment form Part I - Project li!fiormadon Instmetions for Co�mlefit�ig Part I , Project Information, The applicant or pr(.kiect sponsor is responsible for the completion of Part 1. Responses become part or [fie application k)r approval or Funding, are subJect to public review, and may be subJect to futther verification. Compete Part I based on infbrrnafion Currently avadable, Vadditional research or investigation would be needed to fully respond to adny item, please answer as thoroughly as possible based on current information. Coinplete ali items in Pail 1. You imay ako provide any addiflortal irifonmation wh9 ch you beheve MH be needed by or useftd to the lead agency; z.tttach additional pages as necessary to sup iflement any 4ein. . . ........... . ..... . .. ... .................... .. . - - . .......... - — Part I ®- ProJect and Sponsor Information - — - - - - - - - --------------- ........... ...... . ............m.... . .................. ... ............... ........ . ................ . .......... . . .... ...... ............................................... Name of Action or Prqjccta . ........ 7 Brew Coffee Stand - - ----------- . .. . ...... ... ............ . .............................. .. ........... . . . ........................... Project Location (describe, and attach a location map): 1506 US -9 WappOngers FaUs, NY 12590 ..... .. ................. ........ ... .. ... 1,""",1-l'Ill'"""""I - ----- . ............. ..... . . . ............... . ....... ..... . . . ......... .... . . ......... . . ,a--111-1-1...... . ................ ..w... ................ --- -- 111..........-1-1"---"" — -- rief Descripiion of'Proposed Action: -------- 510 sf preinanufactured b(Aiding with a 338 sf eooler/storage structuve and associated site improvernerts for as 7 Brew drive thiru only coffe,,e stand .. . .. ........ - - — --- - --------------------------- . - --- - ---------------- . . ............. ........... re,pepli(Me: 315-409-869 ! . ......... . ... Brew'TeaM NY, LA -C E-Nlaif' dougbeache1@7bmwteamcory) ................ . . (j, r" I e - s . s I ....... . .... . . ... . .... . ..... ..... ...... 31108 VestaV Pkwy E ........... . ............ --- - -------------- ------- ------ ........ . . .. . ....... . . ...... . .. . ..................... ......... ......... . ..... ity/110- slale� Zip Coda� VestW NY 13850 . .... . ........ ....... ...... .. .. . . .. ............... .......... . ... ...... ... . ............... . ... . ............. . ........................................ . . . v_... .............. Does the proposed actlon only involve the legiskitive adoption ofa pan, pocal law, ordinance, NO YES adminisinative mk% Or TegilhffiOff? if attach a narrative description ofthe intent ofthe proposed action and the enviromnental resot.irces that may be affecled in the rnrmi6patity and proceed to Pail I If no, corifinue to quesflon 2. . . . ... .......................... . . ......... . . . . ......... . -- . . . ...... . . .................................. . ........ ... . ....... . . . ............ .................... ... . .. . .............. 2. Does the proposed action, require a permit, appnwa� or I'miding ffimn any otho- government Agency? NO .......... . .... YES Iffes, list agency(s) namie and permit or approvak z El, --.. .... .. -- ................. . .................... . .................. . ....... ..........................,....mm..._. . . ............. 3, a, Total acreage ol'the site ofthe proposed action? 0,74 ............. b. otall acreage tis be physicaHy disturbed'? 0,73 acres c. ToU acreage (project site and any contigirMUS properties) owned or controlled by the applicant o�r prcject sponsor? -0,74, acres . .... ......... -- . .... ...... . --- ...... . ........ .. . .. . .......... . . . . . ............. 4. Check all land uses that occur on, are adjoining or near the, proposed action: . . ....... Urban 0 Rural (non -agriculture) [:1 Wustrial g) Corninercial El Residential (SUbun) rba Forest El AgfiCUltUI-C` E] Aquatic E:1 Otheqspecify)° Parkland . . ....... .................. - - - - ------- . ..... . ........ . � oi I SEAF 2019 _....._ _............................ ................... .._...... . w...... _____ .................. _____........ _ 5. Is, the prropMassed action, NO ra. A permitted use ander the, zoning regldatGaans? -__..... .......... ll. Consislent with the adopted comprehensive plan? 0 ....... _._. _ _ _...,,., _......_.. _...... _. b. Is the proposed ose.d action consistent, with the pr"er°dcarnin ant character of the e".XrStirlg thlilt or na4$r,lral landscape? _..._... -.-, W... . rv...... _ _. _ __w . _._w. ............. 7. Is the Site of the proposed ose4d aac6on located in, or does it "cadjuinr is state listed Crificalp Environmental AreaA! d.t Ves, i derttrty° ........ .... __.. . .,_..._ _._... _ _ ......_ .... ........ __...._.....w......n YFS NO ....................................................... El NC.) N/A ...... ..... .._ YFS YFS YES O 8. dna. Will the proposed d &action result in a substantial increase in traffic above present peVG.".ls? 121" El b. Are public transportation n s€..rvuk,cs available at kir" near the site of the proposed action?I El _... e. Are any ' pecdestr"'ran accotnnlrradat.rM)S CMI- biC;yele°r rCtt4UN t'avttilaable on or near the site ofthe proposed action? ..... .__.__._. . ,,.._.w.._,___.... ..... p. I)1ti tlkproposed ctCrrnc:t fk exceed the state energy code requirements? NO YE df°the proposed action wdp exceed requirements, describe design features and tec:Bamaalogles: _.... _. _. ... .... ..... ,........ _. ......... , ........ E _ ... l_.... . .-__..... .................... ........ .... 0, Will the proposed action connect kt C€al axr,trzg abfc/ rivatewater snppy? NO ....... YES Ula o, dcscribe inet,hc„rt',d for l:°rrovi(fing p otablc w;.at r• ...,.._............ , 71 W..__ _.. _ _..... .... w.,_ _ _...................... .. r q d t h._ .� __ .0 .1.... Will e proposed acsta€ n connect to exrstmg wastem/ a.teC aatilifia s.a NO YES H'No, € esc;ribe method rerr providing wastewater tr•ealme nt: ..,..__._ a. Does the project site contain, kr is itsubstznfiaHy contiguous to, a budding, aDClee7Ca�1G%l site, of- district w._ ) _Y_..._,_...y �pY Places, or that has d"ace�r"a (determinedbbyGIe which is listed on the National of State Register o t 'Parks, 11 � cirprS, d�eer`cadr"StUrVG1 Commissioner of the y �ro Office ofRecreation and Historic Prewrvautrcrn to be eligible tbr listing on the I ! ®..J `state, ttet.paster orf ldrstoric Plaee,'s;" b. Is the project site, or any portion tion of it, located in or adjacent to an area designated as sensitive for au°ehae€r8oppwa°wrl sites ort the NY "tame Historic Preservation office (SI IPO) archaeological site. inventory? 1. .... ......_. ._ m........_........................_......._._. ;, a, fres any %5rtdiaettl. aflt, Lltde�"MrC"kscCaction, or 1a1CaakqCrarrthe proposed action, e€ntain ''' ....... N YES wetlands or ctewaterbodies r€gated by aCederal, mate orlocai agency? b. auW/OUld the proposed aae°don physic°aliy alter", of encroach into, any existing wedaand or walerbo dy? ................... 21 . ............ 0 Iffes, idenia{y the wetland or waaterbo dy and exte,m o atlt€9ratrons in square feet of acresS ll P4^e 2 of .I . . . .............. . ----------- .... . . — - - --------------- --- . ..... -- - .... . ......... ---- _.w__............ 14. Identify the typical habitat type� that occur on, or are likely to be found on the proJect. qite, Check all that apply. . . . . ........ -- . ........... ElShoreline 0 Forest E] Agricu hu ral/grassl an cis El Early mid-succe,;sional El Wetland El Urban 91 Suburban .. . ..... ... 111...1 ... . . ....... — 15 Does the site crfdw proposed action contain any species, of animal, or associated 1-rabita(s, listed by the State or ----- --1- . . .... . NO Y F, S Federal government as threatened or endangered'? 1-111111111-- . . Z ...... -- I F-1 .... ....... .............................................................................. 16, Is the s proJect ite !ocmed in the l00-year flood plan'? ...... N 0) �a'_ES R (1 0 . .......... .................... ..1111 1i. Will ihe proposed action create stoun water discharge, either from point c)r non-pomt sources? NO .. . ........... . ....... ......YE..—S .....— Uyes, Z 1:1 a, Will storm water dischingesflow to actlacent properties'? . . .. . .... ......... ... . ....... b. WHI slorm water discharges be directed to established conveyance systems (runoffand storm drain,)'? IPY"es, briefly describe: Proiect wilt utilizo existing conveyance systems .......... ........ ... ... . - ----------- . ......... . . . . ........... . .. .................................. 18, Does the proposed action include construction or, other activilJes would rest undent ofwater that oulilt in the impom NO nS or other hquids (e.g.., relention parted, waste hagoon, (harn)? IfYes, explain the purpose and size offfie irnpoundment:, ............. - ----- . .... ...... ... ............ . ..... 11 --------------- .. .............. ................ . ......... . ..... . . . ......................... . ... . . ... . ..... . .. . .................. . ............................................ 19. Maas 111C site of the proposed action or an adjoinhig property been the kxation ofan active or closed sohd waste NO YES Irmnagement tcility'? ... . ..... ItYes, describe: ............ .......... ..... . . . . ....... . . . . . . . ..... . ..... . .... . ...... ..... . .__1 ..........__1.. . ............. I h c s i te ofthe proposed action or at) adjoining property been the SUbJect ofrernedraluon (ongoing or ....................... ............ NO YES completed) Cor hazardOUS waste'? Il'Yes, describe-, . -- _ .... El .......... . . . ......................... ... .. ..... ... .. ............ . . ........................ . . . . ......... . ..... . . ...... ................... ... . ... I CE RTI ITY ' MAT 'I'll E INFORMATION PROVIDED ABOVE IS TRUE AND ACCLWATE TOTHE BESTOF MY KNOWLEMG , E Bum'renen NY, 1-1-C 1112512025 . ... .. ...................... ....... - -------- - - -- . ............. ... .... .. ... ..... .... .. .. ... Signature; 1P , & �Felll .. . ... ...... ... . . . . ................... ...... ........ ... ....... t'ifle: - Director, of E , n - t , i , t , I , e m - e ri t s af ................... . ....... ........ . . . . ................ . . ..... . .......... .. . . .................. ............... Pa�go ",I of ;