City Council

INCORPORATED VILLAGE OF WESTHAMPTON BEACH ZONING BOARD OF APPEALS AGENDA Thursday, December 18, 2025, 5:00 P.M. MUNICIPAL BUILDING, 165 MILL ROAD, WESTHMPTON BEACH DECISIONS: Sweeney Family Holdings LLC, 223 Dune Road (905-020-02-001) Applicant seeks variance from §197-35 C for proposed deck extension with a setback to the crest of the dune of 61.5 feet where the minimum required is 75 feet. Gideon Schneck & Sara Mendelsohn, 118 Dune Road (905-021.01-01-008 & -009) Applicant seeks special permit pursuant to §197-29 C(1) to combine two one-bedroom dwelling units, designated 8 & 9, into one two-bedroom dwelling unit within a preexisting nonconforming multifamily coop building. Dawn Fischer & Stacey Friedman, 15 Sunset Lane (905-008-03-044) Applicant seeks variances §197-29.1 A for proposed one-story addition which increases floor area within a required side yard setback (14.1’ proposed, 15’ required) & combined side yard setback (29.1’ where 40’ is required), representing a prohibited increase in degree of nonconformity of a dwelling with preexisting substandard side & combined side yard setbacks, and from §197-35 A for proposed accessory patio to be located in the front yard (through lot) where prohibited. HOLDOVERS 1. Casey & Meghan Shanley, 86 Harbor Road (905-017-02-010) Applicant seeks variances from §197-10 C(1) for proposed building area lot coverage of 37.5% where maximum permitted is 20%, from §197-10 C(3) for proposed building/parking area of 43.2% where the maximum permitted is 40%, from §197-10 D for proposed rear yard setback of 20.5 feet where the minimum required is 25 feet, from §197-34 A(5) for proposed habitable floor area of 34% of the lot area where the maximum permitted is 20%, and from §197-35 C for proposed deck setback of 19.25 feet where the minimum required is 20 feet. 2. WHB 149 Main LLC, 149 Main Street (905-011-03-001) Applicant seeks variances from §197-17.1 for proposed building area coverage of 63% where the maximum permitted is 50%, and from §197-21 for proposed expansion which requires 19 (nineteen) additional parking stalls, requiring relief pursuant to §197-24. 3. Glenn Edwards, 6 Lake Way (905-010-03-007) Applicant seeks variances from §197-6 C to construct a two-story addition with a proposed lot coverage of 25.8% of the lot area where the maximum permitted is 20%, and from §197-6 D for proposed side yard setback of 18.3 feet where the minimum required is 30 feet. 4. Benjamin Bianco, 409A Dune Road (905-017-05-041) Applicant seeks variances §197- 10 C(1) to legalize decks resulting in a building area lot coverage of 26% where the maximum permitted is 20%, from §197-35 A for accessory decks located within the front and side yard where specifically prohibited, and from §197-35 C for an accessory setback of 19.3 feet where the minimum required is 20 feet. 5. BFT Beach LLC, 19 Library Ave (905-011-02-040) Applicant seeks variances, associated with development of a two-family residential parcel, from §197-11 D(1) for proposed side yard setback (main) of 10 feet where the minimum required is 15 feet, with proposed combined side yard setback (main) of 35 feet where the minimum required is 40 feet, also from §197-11 D(1) for proposed front yard setback (guest) of 35.2 feet where the minimum required is 40 feet, for proposed side yard setbacks (guest) of 10 feet where the minimum required is 15 feet, and with a proposed combined side yard setback (guest) of 20 feet where the minimum required is 40 feet, from §197-34 B for proposed net floor area (guest) of 758 square feet where the minimum required is 1,500 square feet, from §197-35 A for proposed accessory pool & pergola/patio which are located in the side yard where prohibited, from §197-35 C for proposed accessory pool setback of 5 feet where the minimum required is 15 feet, and also from §197-35 C for proposed accessory pergola/patio setback of 6.7 feet where the minimum required is 15 feet. 6. Eli Hunt, 132 Beach Lane (905-015-04-039.02) Applicant seeks variance from §197-6 E for proposed conversion of attic space which represents a third story where the maximum permitted number of stories is two. 7. Paola Marotta, 30 Hazelwood Avenue (905-006-01-015) Applicant seeks variances, associated with the establishment of an accessory apartment, from §197-93.2 B(2) as subject building (detached garaged) constructed was circa 2007 where accessory apartments are prohibited to be established in buildings constructed after January 1, 2004, from §197-93.2 B(6)(a) for proposed accessory apartment area that is 39.3% of the principal floor area where the maximum permitted is 35%, and from §197-93.2 B(6)(a) for proposed accessory apartment of 905 square feet where the maximum permitted is 850 square feet. NEW APPLICATIONS: 8. 499 Dune AB Home LLC, 499 Dune Road (905-016-02-016) Applicant seeks variances from §197-8 D for proposed front yard setback of 37.25 feet where the minimum required is 75 feet, from §197-29.1 A for proposed additions which increase floor area within required side yard setbacks (12.67’ & 13.75’ proposed where 20’ is required) representing a prohibited increase in degree of nonconformity of a dwelling with preexisting substandard side yard setbacks, from §197-35 C for proposed front deck side yard setback of 11.75 feet where the minimum required is 20 feet, and also from §197-35 C for proposed front entry deck side yard setback of 13.75 feet where the minimum required is 20 feet. 9. DLV DD LLC, 379 Dune Road (905-017-05-055.01) Applicant seeks special permit pursuant to §197-29 C(1) for proposed reconfiguration of dwelling units (under construction) within buildings “500” & “700” (combining and enlarging units while reducing the overall number of units) of a preexisting nonconforming beach club. 10. Oscar Tambito, 3 Mortimer Street (905-007-02-030) Applicant seeks variances from §197-35 A for proposed pool to be located in a front yard (corner lot) where specifically prohibited, and also from §197-35 A for proposed patio at-grade to be located in a front yard (corner lot) where specifically prohibited. 11. Michael & Paula Stoff, 8 Woodland Avenue (905-012-02-016) Applicant seeks variance from §197-7 C to construct a larger pool resulting in a building area lot coverage of 21% where the maximum permitted is 20%. Dated: December 11, 2025