Zoning Board of Appeals

Minutes Village of Pelham Manor Board of Appeals January 24, 2024 Present: Chairman: Greg Varone Member: Jamie Grecco Member: Joseph Liberatore Member: Mike Tesoro Building Inspector: Max Dao Village Manager: Lindsey M. Luft Absent: Member: Kathy Soderberg Chairman Greg Varone opened the meeting and introduced the members of the Board. ------------ MINUTES The minutes of November 29, 2023 were approved. ------------- Building Inspector Max Dao presented the application of Matthew E. Hobelmann & Angela Adams, 35 Edgemere Street, 166.44-1-34, for a variance to Demo old garage & construct new garage on same footprint. Variance is needed, the existing & new garage is 2-7” too close to the property line. The lot is non-conforming. Matthew Hobelmann and Angela Adams, homeowners, were present. Greg Varone asked the homeowners if they considered coming into compliance with setbacks requirements given they are fully demolishing and re-constructing. The homeowners explained it’s really not possible because they would then need to reconfigure the driveway and it is already close to the house. The Board reserved decision. ------------- Building Inspector Max Dao presented the project of L. Perkins & A. Manansingh, 525 Wynnewood Road, 164.69-1-51, 149 square feet addition on a pre-existing non- conforming lot and to connect gutters into existing drywells. Aldo DeVitto, Architect, explained that even though the lot is large, it is irregular. Even with the proposed project, the structure is within compliance for lot coverage. The existing drywell is in the front yard and the new gutters will connect into it. The Board reserved decision. ------------- Building Inspector Max Dao presented the application of Valeria Ndou, 1008 Peace Street, 166.44-1-50, for a variance to construct a new pool with hot tub on a non- conforming lot. House front & yard setback is 30 feet and 35 feet is needed & left side 4.9 feet where 10 feet is required. Shahin Badaly, Engineer, all proposed work is zoning compliant. Existing lot coverage is decreasing, additional stormwater control measures will be added at the rear of the pool. All pool equipment is properly spaced from property line. Lighting will only be within the pool, and there will be no sound system. No grading confirmed. The Board reserved decision. ------------- Building Inspector Max Dao presented the application of Sandy Vannelli, 504 Carol Place, 163.75-1-38, for a variance on a non-conforming front yard, side yard & street frontage. A special permit for an addition in excess of 500 square feet. James Vassalotti, Architect, presented project. Proposed work is within setbacks. Pre- existing non-conformity is not changing, lot coverage will remain in compliance. The only light will be by the door and will be down facing. Tai Montanarella of 464 Esplanade was present and discussed the application with the Architect and Zoning Board Members. Chairman Varone explained the proposal is not expanding upon the pre- existing non-conformity. James Vassalotti, Architect confirmed no proposed removal of trees. The Board reserved decision. ------------- The Board granted a sixty-day extension to obtain a Building Permit to Mr. & Mrs. Markovic, 1081 Washington Avenue, 167.37-1-26. ------------- The Board considered the application of Mr. Matthew E. Hobelmann & Angela Adams, 35 Edgemere Street, 166.44-1-34, for a variance to Demo old garage & construct new garage on same footprint. Variance is needed, the existing & new garage is 2-7” too close to the property line. The lot is non-conforming. After discussion and upon motion duly made and seconded, it was unanimously resolved that WHHEREAS, there are special circumstances and conditions applying to this building and land which do not apply generally to the land and buildings in the neighborhood and have not resulted from any act of the applicant subsequent to the adoption of the regulations appealed; and WHEREAS, the circumstances and conditions are such that the particular applications of the conditions of the zoning ordinance would deprive the applicant of the reasonable use of the land and building; and WHEREAS, the granting of the variance sought will be in harmony with the general purpose and intent of the zoning ordinance and will not be injurious to the neighborhood or otherwise detrimental to the public welfare, and NOW THEREFORE BE IT RESOLVED, That the application of Mr. Matthew E. Hobelmann & Angela Adams, 35 Edgemere Street, 166.44-1-34, for a variance to Demo old garage & construct new garage on same footprint. Variance is needed, the existing & new garage is 2-7” too close to the property line. The lot is non-conforming, be and hereby is granted. ------------- The Board considered the application of L. Perkins & A. Manansingh, 525 Wynnewood Road, 164.69-1-51, for a variance – 149 square feet addition on a non-conforming lot, connecting gutters into existing drywells. After discussion and upon motion duly made and seconded, it was unanimously resolved that WHEREAS, there are special circumstances and conditions applying to this building and land which do not apply generally to the land and buildings in the neighborhood and have not resulted from any act of the applicant subsequent to the adoption of the regulations appealed; and WHEREAS, the circumstances and conditions are such that the particular applications of the conditions of the zoning ordinance would deprive the applicant of the reasonable use of the land and building; and WHEREAS, the granting of the variance sought will be in harmony with the general purpose and intent of the zoning ordinance and will not be injurious to the neighborhood or otherwise detrimental to the public welfare, and NOW THEREFORE BE IT RESOLVED, That the application of L. Perkins & A. Manansingh, 525 Wynnewood Road, 164.69-1-51, for a variance – 149 square feet addition on a pre-existing non-conforming lot, connecting gutters into existing drywells, be and hereby is granted. ------------- The Board considered the application of Valeria Ndou, 1008 Peace Street, 166.44-1-50, for a variance new pool with hot tub on a non-conforming lot. House front & yard setback is 30 feet and 35 feet is needed & left side 4.9 feet where 10 feet is required. After discussion and upon motion duly made and seconded, it was unanimously resolved that WHEREAS, there are special circumstances and conditions applying to this building and land which do not apply generally to the land and buildings in the neighborhood and have not resulted from any act of the applicant subsequent to the adoption of the regulations appealed; and WHEREAS, the circumstances and conditions are such that the particular applications of the conditions of the zoning ordinance would deprive the applicant of the reasonable use of the land and building; and WHEREAS, the granting of the variance sought will be in harmony with the general purpose and intent of the zoning ordinance and will not be injurious to the neighborhood or otherwise detrimental to the public welfare, and NOW THEREFORE BE IT RESOLVED, That the application of Valeria Ndou, 1008 Peace Street, 166.44-1-50, for a variance new pool with hot tub on a non-conforming lot. House front & yard setback is 30 feet and 35 feet is needed & left side 4.9 feet where 10 feet is required, be and hereby is granted. ------------- The Board considered the application of Sandy Vannelli, 504 Carol Place, 163.75-1-38, for a variance on a non-conforming front yard, side yard & street frontage. A special permit for an addition in excess of 500 square feet. After discussion and upon motion duly made and seconded, it was unanimously resolved that WHEREAS, there are special circumstances and conditions applying to this building and land which do not apply generally to the land and buildings in the neighborhood and have not resulted from any act of the applicant subsequent to the adoption of the regulations appealed; and WHEREAS, the circumstances and conditions are such that the particular applications of the conditions of the zoning ordinance would deprive the applicant of the reasonable use of the land and building; and WHEREAS, the granting of the variance sought will be in harmony with the general purpose and intent of the zoning ordinance and will not be injurious to the neighborhood or otherwise detrimental to the public welfare, and WHEREAS, the requirements for a special permit set forth in the zoning ordinance, as pertains to this application, have been met, NOW THEREFORE BE IT RESOLVED, That the application of Sandy Vannelli, 504 Carol Place, 163.75-1-38, for a variance on a non-conforming front yard, side yard & street frontage. A special permit for an addition in excess of 500 square feet, be and hereby is granted. ------------- ADJOURNMENT There being no further business, the meeting was adjourned. --------------- Village Clerk