INCORPORATED VILLAGE OF GREAT NECK ZONING BOARD OF APPEALS
NOTICE OF PUBLIC HEARING 35 BEACH ROAD (S/B/L 1/60/46 and 47) PLEASE TAKE NOTICE, that the Zoning Board of Appeals of the Village of Great Neck shall hold a virtual public hearing via Zoom on Thursday, July 1, 2021 at 7:30PM, https://us02web.zoom.us/j/88356725404 or by calling 1 929 436 2866, Meeting ID 883 5672 5404. The Zoning Board of Appeals of the Village of Great Neck shall hear the application of Joseph Mounessa, owner, represented by Paul Bloom, attorney, for the premises at 35 BEACH ROAD in Great Neck. The applicant is seeking the following variance(s) from the Village Zoning Code in connection with a subdivision application:Interior Lot§575-81 Lot Width and Lot Coverage1. On an interior lot:2. (1) A minimum lot width of 50 feet shall be maintained from the street line for the first 100 feet of lot depth or 30 feet beyond that point of construction of the principal building that is farthest from the street line, whichever distance is greater. (2) There shall be a minimum depth of 100 feet. The proposed interior lot averages 93.5 feet, whereby 100 feet is required. A variance of 6.5 feet is required.§575-89 Accessory Buildings B. Unless otherwise provided in this article, accessory buildings or structures shall be located in the rear yard and shall be not less than 10 feet distant from the main building and not less than three feet distant from the rear and side lot lines. The proposed location of the garage is 9 feet from the main house, whereby 10 feet is required. A variance of 1 foot is required.1. The proposed location of the retaining wall lies at the property line, whereby a minimum of 3 feet is required. A variance is needed. §575-89 Accessory Buildings D. No accessory buildings or structures, except fences or retaining walls as hereinabove provided in this article, shall be erected within 20 feet of a residential building on an adjoining lot. The proposed distance between the accessory building and the nearest neighbor’s house is 12 feet, whereby 20 feet is required. A variance of 8 feet is required.1. §575-80 Building Area and Floor Area Ratios A. For single-family dwelling use, the building area shall not exceed 35% of the lot area and, subject to any modifications required by § 575-167 of this chapter, the floor area ratio shall not exceed the limits hereinafter set forth:1. (1) On interior lots: 0.50 of the first 5,000 square feet of lot area; 0.20 of the lot area in excess of the first 5,000 square feet which is less than 100 feet from the street on which the lot abuts; and 0.10 of the lot area in excess of the first 5,000 square feet which is farther than 100 feet from said street. To the extent required, all of the area of the lot within 100 feet of the street on which the lot abuts must be included in the calculation of the first 5,000 square feet of lot area. The proposed floor area is 2,764 SF, whereby 2,620 SF is allowed. A variance of 144 SF is required. Corner Lot§575-81 Lot Width and Lot Coverage1. B. On a corner lot:(2) There shall be a minimum depth of 100 feet from the lesser of the street lines of both public streets. The proposed depth of the corner lot is 86.83 feet, whereby 100 feet is required. A variance of 13.17 feet is required.§575-79 Population Density and Street Frontage B. No single-family dwelling shall be constructed on or occupy a corner lot having an area of less than 5,500 square feet or having street frontage of less than 55 feet on any one abutting municipal street or less than 155 feet on all abutting municipal streets. The proposed total of all street frontages of the corner lot is 152.16 feet, whereby 155 feet of street frontage is required for municipal streets. A variance of 2.84 feet is required. 1. §575-85 Side Yards B. On a corner lot, a single-family dwelling shall have only one side yard abutting an interior lot adjacent thereto. Said side yard shall have a minimum width of eight feet, plus 2/5 of the width of the lot in excess of 55 feet measured in the same direction. The side yard shall be on the side adjoining the interior lot opposite the front yard having the greater street frontage. The two yards fronting on public streets shall be considered front yards, as provided by § 575-84, and the remaining yard shall be considered a rear yard and shall conform to the provisions of § 575-86. The proposed side yard is 9.5 feet, whereby 12 feet is required. A variance of 2.5 feet is required.1. §575-168 Facades of Single-Family Dwellings B. No more than 75% of a two-story front or side facade shall be made in one vertical plane; the balance of said facade shall follow a vertical plane which is separated from the former plane by at least two feet. A projecting chimney shall not be considered a separation. The proposed east elevation is without breaks on a vertical plane. A variance is required.2. This requirement is standing because of §575-173 Non-conforming Structures and Uses on Parcels to be Subdivided : Whenever there is a subdivision of land, all nonconforming uses and structures, whether the nonconformity relates to the size or location of a structure, its use, or the number of multiple residences within one or more buildings on one lot, or otherwise, shall be eliminated as a condition of the subdivision. Any hardship or difficulty which may have existed and served as the basis for continuing the nonconformity shall be deemed to have substantially diminished, and to have been compensated for by the granting of the subdivision and the benefits which derive therefrom to the owner, and knowingly waived by the owner when it chose, at its exclusive option, to apply for the subdivision. The foregoing shall not preclude an applicant from seeking a variance from this section from the Village’s Board of Appeals. The premises are also known as Section 1, Block 60, Lot(s) 46 and 47 on the Nassau County Land and Tax Map, and are located in the Residence Zoning C District. A copy of the application materials is available for review in the Village of Great Neck Building Department, Village Hall, during regular business hours. If anyone needs special accommodations for a disability, such person should contact the Village Clerk at least 5 days before the hearing. At said hearing, all parties and interests will be given an opportunity to be heard.BY ORDER OF THE BOARD OF APPEALSOF THE VILLAGE OF GREAT NECKDENNIS GROSSMAN, CHAIRMAN June 15, 2021
