Zoning Board Meeting & Work Session — 2026-01-15 — Minutes

Page 1 TOWN OF CORTLANDT PLANNING AND ZONING BOARDS ZONING BOARD MEETING Town Hall 1 Heady Street Cortlandt Manor, New York 10567 January 15, 2026 7:00 p.m. - 7:32 p.m. Page 2 Page 2 January 15, 2026 MEMBERS PRESENT: Wai Man Chin, Vice Chairman Frank Franco, Member Benito Martinez, Member Thomas Walsh, Member Chris Beloff, Member Michelle Piccolo Hill, Member MEMBERS ABSENT: Michael Fleming, Chairman ALSO PRESENT: Chris Kehoe, AICP, Director of Planning Michael Cunningham, Esq., Deputy Town Attorney Heather LaVarnway, CNU-A, Planner Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 3 Page 3 1 January 15, 2026 2 (The board meeting commenced at 7:00 p.m.) 3 MR. WAI MAN CHIN: Good evening. 4 Welcome to the January 15, 2026 meeting of the 5 Zoning Board of Appeals. I’d like to wish 6 everybody a Happy New Year. 7 MR. BELOFF: Happy New Year. 8 MR. CHIN: Okay. And our first, well, 9 first thing going to do is we’re going to rise 10 and pledge allegiance to the flag. 11 MULTIPLE: I pledge allegiance to the 12 flag of the United States of America and to the 13 republic for which it stands, one nation under 14 God, indivisible with liberty and justice for 15 all. 16 MR. CHIN: Can we have a roll call? 17 MR. CHRIS KEHOE: Ms. Piccolo Hill? 18 MS. MICHELLE PICCOLO HILL: Here. 19 MR. KEHOE: Mr. Martinez? 20 MR. BENITO MARTINEZ: Here. 21 MR. KESSLER: Mr. Franco? 22 MR. FRANK FRANCO: Here. 23 MR. KEHOE: Mr. Chin? 24 MR. CHIN: Here. Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 4 Page 4 1 January 15, 2026 2 MR. KEHOE: Mr. Walsh? 3 MR. THOMAS WALSH: Here. 4 MR. KEHOE: Mr. Beloff? 5 MR. BELOFF: Here. 6 MR. KEHOE: Mr. Fleming noted as absent. 7 MR. CHIN: Okay. Can we have adoption of 8 the minutes of meeting for December? 9 MR. WALSH: So moved. 10 MR. CHIN: Second? 11 MR. MARTINEZ: Second. 12 MR. CHIN: All approve? 13 MULTIPLE: Aye. 14 MR. CHIN: Meeting’s approved. Okay, our 15 first case is 2025-15, application of Stuart 16 Markowitz for Buena Vista Builders LLC. 17 MS. PICCOLO HILL: That’s actually my 18 case. Do you have anything to say? Hi. 19 MR. STUART MARKOWITZ: Hi, nothing to 20 add to the brief that I sent in, but I’d be happy 21 to answer any questions that you might have. 22 MR. CHIN: And your -- just state your 23 name and -- 24 MR. MARKOWITZ: Oh, sure. Name is Stuart Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 5 Page 5 1 January 15, 2026 2 Markowitz. I’m the architect for the project at 3 65 Dutch Street. 4 MS. PICCOLO HILL: Yeah, I mean, I, you 5 know, I personally don’t have any questions. 6 Thank you for everything you sent through. It was 7 very thorough. You know, taking a look through -- 8 well, does anyone have anything to add from the 9 audience or anybody else have any questions? 10 MR. CHIN: Anybody on the board? 11 MR. MARTINEZ: Anybody on Zoom? 12 MS. PICCOLO HILL: Anyone on Zoom? 13 MR. CHIN: Anybody on Zoom? 14 MS. PICCOLO HILL: No? So again, I, you 15 know, I didn’t really have any concerns. You 16 know, going through the five factors, again, I 17 didn’t think it was going to change the 18 environment, I didn’t think it was going to 19 change the community. Was it, you know, self- 20 created, yes, these things happen and it’s minor. 21 MR. MARKOWITZ: It was an unfortunate 22 error. 23 MS. PICCOLO HILL: Yeah. 24 MR. MARKOWITZ: There was no real gain Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 6 Page 6 1 January 15, 2026 2 by the, by the owner. 3 MS. PICCOLO HILL: Right. So I actually, 4 I didn’t have any concerns. 5 MR. CHIN: Okay. Anybody else? 6 MR. WALSH: No issues. 7 MR. CHIN: Okay. 8 MR. MARTINEZ: I’m not concern either. 9 MR. CHIN: All right, so could we have a 10 -- 11 MS. PICCOLO HILL: So, I’d like to make 12 a motion to close the public hearing. 13 MR. MARTINEZ: I second it. 14 MR. CHIN: All, all in favor? 15 MULTIPLE: Aye. 16 MS. PICCOLO HILL: So I would like to 17 make a motion to approve, SEQR Type II, the 18 variance requested, an area variance for an 19 existing chimney in the side yard. They’re 20 requesting a 12 percent variance, SEQR Type II, 21 no further compliance required. 22 MR. CHIN: Second? 23 MR. MARTINEZ: I second it. 24 MR. CHIN: All approve? Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 7 Page 7 1 January 15, 2026 2 MULTIPLE: Aye. 3 MR. CHIN: Okay, Mr. Markowitz, your -- 4 MR. MARKOWITZ: Thank you very much. 5 MR. CHIN: -- is approved. 6 MR. KEHOE: So Stuart, I’ll let the code 7 enforcement office know. I have to do the 8 decision and order and then get, you know, 9 probably early next week you can continue on. 10 Okay? 11 MR. MARKOWITZ: Yep. 12 MR. CHIN: It was nice seeing you again. 13 Mr. Markowitz, it was nice seeing you again. 14 MR. MARKOWITZ: You too. 15 MR. CHIN: Okay, our next case is case 16 2025-16. Robert Keeler, RA for the property of 17 Percy and Barbara Montes. 18 MR. ROBERT KEELER: Good evening, 19 members of the board. My name is Robert Keeler 20 registered architect with Keeler Architecture. 21 This is Barbara Montes, one of the owners. 22 Tonight we’re here for a variance. I’m just going 23 to turn it over to Barbara real quick, and then 24 we’ll kind of go back and forth throughout our Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 8 Page 8 1 January 15, 2026 2 presentation tonight. 3 MS. BARBARA MONTES: So I just wrote 4 just a short narrative about our property that I 5 wanted to read to you and, and wanted to 6 emphasize that we’re not looking to expand our 7 property. We’re not looking to intensify 8 commercial use beyond what we have now. We just 9 really want to build back the barn with an 10 accommodation and in that legalize or justify 11 anything else that we have there. So we come 12 before you humbly to seek those, those 13 modifications. 14 And just to note that this property is, 15 it’s very special and it’s quite unique. I don’t 16 know that there’s another one in the town like 17 it. But we exist to serve our community with our 18 daycare center. And the barn that we’re 19 rebuilding and the carport that we’re looking to 20 put alongside of it is going to help us to 21 maintain our equipment. We do all of our own work 22 and so maintaining a property of 10 acres is a 23 lot of work. It takes us a day to mow the 24 property, and that’s just to mow the property. Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 9 Page 9 1 January 15, 2026 2 You have to trim the property and blow, and 3 there’s a lot of work. My husband is there every 4 day and there’s always something to do. Something 5 breaks down in the daycare center and he’s there 6 to fix it. 7 We, we run a very, a tight ship and a 8 top-notch daycare center. We care very much 9 about our community of families and we want to 10 continue to serve them in the best way possible. 11 And redoing the barn with the carport on the side 12 will really help us in that manner. 13 MR. KEELER: So just to go over some 14 basic factors and, and points of the property and 15 maybe a little bit more history. It’s 18 Radio 16 Terrace, Cortlandt Manor. It’s located on exactly 17 8.4 acres of land. It’s in an R-40 zoning 18 district but also has a special use permit is 19 attached to it, which makes it a multiuse and two 20 family residence, which is currently located. 21 The owners had purchased the property in 22 2006. At that time, the radio station that was 23 originally in the dwelling at one point in time 24 had been moved to where the daycare center is Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 10 Page 10 1 January 15, 2026 2 now. That daycare center was established, I 3 believe in, was it ’06 as well? 4 MS. MONTES: We in ’07. 5 MR. KEELER: ’07? 6 MS. MONTES: Yeah. 7 MR. KEELER: 2007. And there was a 8 planning board application that was reviewed by 9 the planning board in 2006, and I believe there 10 was an approval in, the approved plans that we 11 have were in 2007, but the application was in 12 2006. 13 Just a description of work that has been 14 done since the property was purchased, but also 15 just to kind of bring everybody up to date, there 16 was an electrical fire in the accessory barn, 17 which is located in the rear of the property in 18 spring of 2023. Retroactively, they called me. We 19 talked to Martin Rogers and the code enforcement 20 officers that we could submit an application to 21 be replaced in kind, which just because of the 22 need of the structure, the loss of equipment and, 23 and whatnot that was in the structure, kind of 24 just quickest way to kind of rebuild what they Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 11 Page 11 1 January 15, 2026 2 had. 3 So that’s the path that, that was chosen 4 at that time. A permit was issued I believe in 5 the beginning, I think it’s January 3rd of 2024 6 for the reconstruction of that barn. After some 7 time and some, the construction of the barn was 8 well underway, it was kind of thought that maybe 9 we can consolidate some of the storage that’s 10 been kind of spread across the property within 11 that structure a little bit more than what it, 12 what it has been in the past. 13 And so therefore we submitted a, a set 14 of amended drawings for the barn that would 15 basically add a proposed addition for a carport 16 that would be, the roofed area would be 25 by 50. 17 At that time we had some discussions with Michael 18 Preziosi and I believe Martin was retired at the 19 time, so I believe it was John that we, we met at 20 the site to go over what we were proposing and 21 everything else that would be required at that 22 time. Michael suggested that we get a updated 23 survey and do calculations per an email that he 24 had sent to us, which excludes any areas from the Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 12 Page 12 1 January 15, 2026 2 daycare as far as living area calculations. So 3 therefore everything that was put in our memo and 4 on our drawings doesn’t reflect any square 5 footage or habitable space within the daycare. 6 It’s solely the two-family home that we are 7 requesting the variance for. 8 Additional items that were noted at said 9 meeting were some construction activity regarding 10 an existing pool that was previously approved, 11 with a CO, some modifications to that, a pool 12 house that was converted and relocated slightly 13 for a chicken coop and the reconstruction of a 14 new pool house. 15 Since we are before you today, we 16 figured anything moving forward, we should, that 17 we can at this point, include in this 18 application. So there is a pool pavilion that it 19 would be proposed at this point in accordance -- 20 in connection with the calculations and the 21 variance that we’re requesting tonight. 22 MS. MONTES: And that’s included in the 23 calculations on there. 24 MR. KEELER: Correct. Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 13 Page 13 1 January 15, 2026 2 MR. KEELER: So after we got the amended 3 site plan, we submitted everything and we came up 4 with a variance that we are requesting tonight. 5 So basically the permitted square footage area is 6 1,752 square feet based on the habitable area of 7 the two-family dwelling. With the existing sheds 8 and containers and whatnot -- 9 MS. MONTES: The pool. 10 MR. KEELER: -- the pool, everything 11 associated with the residential structure, 12 nothing associated with the daycare was 5,589 13 square feet, resulting in a request for a 219 14 percent increase and/or variance that we are 15 requesting, which does seem substantial. But, and 16 if you guys go through the document, or the 17 members go through the document, obviously it’s 18 not a typical residential R-40 property. 19 It is quite unique with the history of 20 the, of the radio station and then kind of 21 becoming the daycare and with the commercial and 22 residential use on the property and just the 23 overall area of the property, we believe that it 24 is reasonable with everything being taken into Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 14 Page 14 1 January 15, 2026 2 consideration. Do you want to go through the five 3 factors? 4 MS. MONTES: Shall I read the five 5 factors that we prepared for you? 6 MR. CHIN: Yes. 7 MS. MONTES: So number one, whether an 8 undesirable change will be produced in the 9 character of the neighborhood, or if a detriment 10 to nearby properties will occur. The proposed, we 11 feel the proposed carport will not create an 12 undesirable change to the character of the 13 neighborhood. Our property is uniquely situated 14 at the end of a cul-de-sac spanning nearly nine 15 acres and on all sides of the cul-de-sac, we 16 occupy all sides of the cul-de-sac, including the 17 frontage on the main road down on Dogwood Road. 18 Only the barn roof line is visible from the road. 19 the carport will not alter that nor be visible 20 from the road, and it actually looks really 21 beautiful, the barn up there, when you are at the 22 end of the cul-de-sac looking at the horizon. The 23 only eyesore is the ash pit, horrible. 24 Importantly, all the structures Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 15 Page 15 1 January 15, 2026 2 identified in the denial letter were preexisting 3 when we purchased the property. We were merely, 4 we were merely renovating them. The pool, we 5 added safer entrance steps and a shallow kiddie 6 area. We reconstructed the pool cabana to make it 7 slightly larger to accommodate the pool 8 equipment, out of necessity following the fire. 9 Since the 2006 planning board approval 10 of our daycare center, we’ve made no major 11 expansions or new structural alterations beyond 12 what restoring what was already existed. The 13 carport simply restores essential functionality 14 for storing equipment used in maintaining the 15 almost nine acres and supporting the daycare. And 16 it will blend seamlessly with the barn using 17 matching materials and scale. 18 Factor two, whether the benefits sought 19 by the applicant can be achieved by some method 20 feasible for the applicant to pursue other than 21 the area variance. And there’s no feasible 22 alternative to attaching the carport to the barn. 23 The barn has always been the central operational 24 structure for the property, housing the Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 16 Page 16 1 January 15, 2026 2 equipment, tools, maintenance supplies and items 3 necessary for the daycare’s daily logistics and 4 holiday decorations. You should all come up in 5 December. It’s stunning. You can actually see it 6 from the Bear Mountain Parkway, all the lights. 7 The proposed location creates the least 8 disturbance. It’s the safest and maintains the 9 property’s historic layout. Given the size, 10 layout, and slope of the land, no other method 11 can reasonably achieve the intended benefit. 12 Later I want to, I have a neighbor who’s 13 here with us and I have two letters from the 14 neighbors that I would like to read that talk 15 about the, the beauty that the, the property has 16 and the structures on it, how seamlessly they 17 fit. 18 Number three, whether the requested 19 variance is substantial. While the numbers appear 20 substantial, the context proves otherwise. The 21 accessory square footage limit was written for 22 typical residential lots, I feel, not for a rural 23 nearly nine acre property with historical 24 structures predating modern zoning. Most of the Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 17 Page 17 1 January 15, 2026 2 existing square footage was preexisting and 3 legally nonconforming long before we became the 4 owners. The proposed carport adds only a modest 5 amount, relative to what previously existed and 6 is essential to restoring the functionality that 7 we lost in the fire. 8 Number four, whether the proposed 9 variance will have an adverse effect or impact on 10 the physical or environmental conditions in the 11 neighborhood or district. No negative 12 environmental or physical impacts will occur. 13 Attaching the carport to the barn minimizes land 14 disturbance and avoids creating additional 15 impervious surfaces. No wetlands drainage systems 16 or natural features are affected. 17 In fact, coverage storage allows us to 18 maintain the property more safely and 19 efficiently, an important factor for both 20 residential use and daycare operations. Our 21 property is unique in many ways. It spans nearly 22 nine acres. It sits alone at the end of a cul-de- 23 sac. We own both sides of the roadway. The 24 topography conceals structures naturally. The Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 18 Page 18 1 January 15, 2026 2 accessory buildings predate current zoning and 3 were grandfathered. 4 One of the most important elements we 5 ask the board to consider is the devastating barn 6 fire. That fire destroyed essential storage and 7 operational space, triggering the need for 8 reconstruction and repairs across the property. 9 Rebuilding the barn was not an elective project, 10 it was a necessary recovery from a traumatic 11 unexpected loss. 12 Our property also supports a state 13 licensed daycare that serves local families and 14 employment for approximately 30 families. The 15 barn is integral to the daycare’s safe operation. 16 It stores outdoor equipment, supplies for 17 maintenance and tools for grounds keeping that 18 keep the play areas safe. 19 Five, whether the alleged difficulty was 20 self-created, no, and therefore the alleged 21 difficulty was not self-created. Additionally, we 22 have future plans to create a dedicated daycare 23 accessory building, which will reduce reliance on 24 the barn and allow us to eliminate or consolidate Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 19 Page 19 1 January 15, 2026 2 other small accessory areas. 3 In the spirit of cooperation, we’re 4 willing to remove or consolidate one or two of 5 the small steel containers once the carport is 6 approved and built. While these are modest, this 7 give and take approach reflects our commitment to 8 working respectfully within the board’s 9 requirements. And once the dedicated daycare 10 accessory building is built, we’ll be able to 11 eliminate one of the larger steel containers. 12 MR. CHIN: Okay. 13 MS. MONTES: Those are our five factors. 14 And I was hoping to read some letters of support 15 that we have from our neighbors, if that’s okay. 16 MR. CHIN: Yeah. Yes, that’s okay. And we 17 just, afterwards, please give those letters to 18 Mr. Kehoe. 19 MS. MONTES: We can give them to you, 20 yes. This is from our neighbors. We only have two 21 houses on Radio Terrace. This is our closest 22 neighbor, number 4 Radio Terrace. It was written 23 December 18, 2025. It says to the honorable 24 members of the Zoning Board of Appeals, we are Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 20 Page 20 1 January 15, 2026 2 Erica Stanzione and Waldo Godinho and we’ve 3 reside at 4 Radio Terrace, directly neighboring 4 the property owned by Percy and Barbara Montes at 5 18 Radio Terrace. We have had the pleasure of 6 knowing them both as friends, neighbors, and as 7 the operators of Little Lamb Childcare where both 8 of our children attended daycare and preschool, 9 and my youngest is still there. 10 Their care for the property at 18 Radio 11 Terrace and for the families they serve has 12 always remained steady, respectful, and rooted in 13 community purpose. We would like to note that 14 their parcel is unique in the district, not only 15 because of its important history, but because of 16 the natural landscape and size of the parcel. The 17 accessory structures located on the hilltop 18 portion of the lot fit naturally and harmoniously 19 into the property setting. Nothing feels 20 intrusive or out of character. The elevation, 21 trees and ridgeline create a natural campus like 22 feel that has always existed on the site long 23 before current zoning expectations were in place. 24 The current request, the addition of a Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 21 Page 21 1 January 15, 2026 2 modest carport and pool pavilion, along with 3 other accessory structures, will not alter that 4 balance. It is tucked almost fully behind the 5 ridgeline and will not be visible to neighbors or 6 passing vehicles. It will not change the scale, 7 use, or atmosphere of the property, but simply 8 allow Percy and Barbara to protect equipment 9 essential to daily operations and property 10 maintenance. 11 This property, with deep roots of 12 service, first through radio communication and 13 now through early childhood care, their 14 stewardship has been thoughtful and consistent, 15 and the proposed improvement is a reasonable and 16 appropriate continuation of that legacy. 17 Also to note, Percy is an old school 18 neighbor, always lending a helpful hand to his 19 neighbors, never expecting anything in return. I 20 respectfully urge the board to approve their 21 application. 22 And this is a letter from our neighbor, 23 Charlie Messina, who’s here with us this evening. 24 He writes, to the honorable members of the Zoning Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 22 Page 22 1 January 15, 2026 2 Board of Appeals in the town of Cortlandt, my 3 name is Charlie Messina. I’m writing as a 4 neighboring property owner at 127 Dogwood Road in 5 support of the variance requested submitted by 6 Percy and Barbara Montes at 18 Radio Terrace. 7 This site is historically distinctive, 8 having served as the original WHUD/WLNA broadcast 9 location. The dual structure arrangement, 10 residential home and broadcasting building 11 predates modern zoning and has existed in its 12 current functional form for generations. 13 The accessory buildings situated on the 14 elevated portion of the lot have always been a 15 part of that operational pattern. And due to the 16 natural ridge and greenery, they are visually 17 buffered in a way that makes them feel context 18 appropriate and unobstructive. Even with multiple 19 structures, the property reads as cohesive 20 historic compound rather than a collection of 21 additions. 22 I can state without hesitation that the 23 proposed carport will cause no adverse 24 visibility, noise, traffic, or character impact. Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 23 Page 23 1 January 15, 2026 2 The structure is screened almost entirely by 3 topography and will not alter use intensity. It 4 is, however, a very beautiful barn. 5 I know they’re also working on a 6 beautiful pool house pavilion, and I know it will 7 be stunning. Percy and Barbara have consistently 8 demonstrated responsible ownership and have 9 preserved the historic identity and calm presence 10 of this parcel. 11 Their request represents a modest and 12 appropriate improvement, fully aligned with the 13 longstanding nature of the property. I 14 respectfully support approval of the application. 15 Thank you, Charlie Messina. 16 MS. MONTES: So I’ll give these letters 17 to -- 18 MR. MARTINEZ: I believe I hear you say 19 that they are the closest one from, from you, 20 right, the two Neighbors? 21 MS. MONTES: The Godinho’s are the 22 closest ones and Charlie is also close to our 23 property because we have frontage on Dogwood 24 Road. So yes, they are our closest neighbors -- Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 24 Page 24 1 January 15, 2026 2 MR. MARTINEZ: Thank you. 3 MS. MONTES: In proximity to our 4 property. 5 MR. CHIN: Okay. Thank you. Will you 6 just hand those to Chris Kehoe? 7 MS. MONTES: Yes. 8 MR. CHIN: Beloff? 9 MR. BELOFF: Yes. 10 MR. CHIN: It’s your case. 11 MR. BELOFF: I actually took a point 12 today to go out and take a look at the property 13 and I, I want to thank you for the, your 14 narrative of going over each one of the five 15 factors. 16 MS. MONTES: Thank you. 17 MR. BELOFF: I agree with all of them 18 except one. And I, I think it’s only because I 19 was told here, that, that all things are self- 20 created or, or whatever. But you got four out of 21 the five. 22 MS. MONTES: Thank you. 23 MR. BELOFF: Yeah, I, after looking at 24 it, I mean, none of the neighbors have an issue Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 25 Page 25 1 January 15, 2026 2 where it’s located. I don’t see any impact to 3 anything I, I tend to agree with, with everything 4 that you just explained to us. 5 MS. MONTES: Really, it’s -- 6 MR. BELOFF: So I, I don’t have an issue 7 with it. I don’t know if anybody else has 8 anything. 9 MR. CHIN: Well, I’d like to say one 10 thing myself I’ve been living in this town for 45 11 years, and I remember when HUD was still active 12 back then. 13 MS. MONTES: Yeah. 14 MR. CHIN: Okay. And most of the stuff 15 that you have indicated, it was prior to zoning, 16 which is 1951, ’50, something like that. And 17 again, everything was done way back when. And the 18 stuff, basically what you’re doing is cleaning it 19 all up right now -- 20 MS. MONTES: We want it to be beautiful. 21 MR. CHIN: -- on a percentage. Okay. So 22 I really don’t have a problem with it either 23 based on what you indicated and what I’ve seen, 24 and I remember. Anybody else on the board? Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 26 Page 26 1 January 15, 2026 2 MR. MARTINEZ: I do not have a problem 3 either. So, right now I think we should vote on 4 it tonight, sir. 5 MR. WALSH: I just have a couple of 6 comments, just questions that I have. 7 MR. CHIN: Yep. 8 MR. WALSH: So the, the daycare center 9 is excluded from any of the zoning calculations 10 in this commercial space. 11 MR. CUNNINGHAM: Those were different, 12 right, that, that was getting its own 13 calculations. 14 MR. WALSH: But this -- 15 MR. CUNNINGHAM: Even though it’s, it’s 16 a very unique property, it’s all part of the same 17 lot. 18 MR. KEELER: So just I can give you a 19 little background on that. The daycare is roughly 20 6,000 and change square foot of habitable 21 finished space. After meeting with Michael and 22 John, it was discussed that we -- the zone, the 23 bulk zoning calculations would be prepared with 24 all as far as building coverage and whatnot Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 27 Page 27 1 January 15, 2026 2 except the accessory structures. So, we basically 3 prepared these calculations only using the area 4 of the finished habitable space of the two-family 5 dwelling. 6 MR. WALSH: Okay. 7 MR. KEELER: So there’s an additional 8 area of habitable space but is commercial, so 9 therefore, because of the uniqueness of this 10 property and just, you know, following the 11 guidelines of the DOTS that we prepared these 12 calculations. 13 MR. WALSH: Because the barn serves the 14 daycare center, essentially the commercial 15 property? 16 MR. CUNNINGHAM: It, it serves -- like 17 we were saying, it’s unique in that it serves 18 their residential purposes, because they have to 19 mow and then clean up around their property, but 20 also the daycare as well. Other question, I just, 21 you are planning on future accessory building to 22 the daycare. Would that then trigger, because it 23 is on the same property at additional variance 24 or? Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 28 Page 28 1 January 15, 2026 2 MR. KEELER: I believe the thought 3 process with that is with an accessory structure 4 for, or a structure for, dedicated to the daycare 5 that a lot of the additional areas that we, you 6 know, I, I tried to make it as clear as possible 7 as far as the letters and each structure that’s 8 located on the property now. As that happens, I 9 don’t know if we’ve be back before this board, 10 but that most of those accessory smaller 11 structures could be consolidated and some 12 separation between the residential use and the 13 commercial use could be established. 14 MR. KEHOE: The, the accessory structure 15 associated with the daycare center would require 16 an amendment from the planning board approval for 17 the daycare center. 18 MR. WALSH: Okay. 19 MS. MONTES: Thank you for clarifying 20 that. 21 MR. WALSH: All right, perfect. 22 MS. MONTES: Thank you. 23 MR. WALSH: I have, I, I agree with all 24 the, the factors and where it is in located and Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 29 Page 29 1 January 15, 2026 2 it’s not adverse effect of the neighborhood. So I 3 have no problem voting on this tonight. 4 MR. CHIN: Anybody else on the board? 5 MS. PICCOLO HILL: Yeah, I just wanted 6 to say it’s such a unique property and the fact 7 that it’s multiuse, I think it does sort of stand 8 aside. It’s, we have to look at it in a different 9 way. So I actually didn’t have any issues. 10 MR. KEELER: And I would just add real 11 quick, I met the Montes through my daughter, 12 bringing them and trusting them with, with my 13 daughter and actually my second daughter as well. 14 And they do a tremendous service to this 15 community. 16 MS. MONTES: Thank you. 17 MR. CHIN: Okay. You all, oh, anybody on 18 Zoom or anything like that? Nope. Okay. Mr. 19 Beloff? 20 MR. BELOFF: I would like to make a 21 motion to close public hearing. 22 MR. WALSH: Second. 23 MR. CHIN: On case? 24 MR. BELOFF: On case number 2025-16. Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 30 Page 30 1 January 15, 2026 2 MR. MARTINEZ: I second it. 3 MR. CHIN: Do I have -- 4 MR. WALSH: All in favor? 5 MR. CHIN: All in favor? 6 MULTIPLE: Aye. 7 MR. BELOFF: I’d like to make a motion 8 to approve case number 2025-16 for the property 9 owner, Percy and Barbara Montes. 10 MR. MARTINEZ: I would second that as 11 well. 12 MR. CHIN: No wait. 13 MR. BELOFF: Located on 18 Terrace for, 14 for the variance requested to increase the 15 maximum square footage of accessory buildings 16 from 1,752 square foot to 5,589 square foot. 17 MR. CHIN: That’s for the existing and 18 proposed. 19 MR. BELOFF: SEQR type II, no further 20 compliance required. 21 MR. CHIN: Go ahead, second. 22 MR. MARTINEZ: Second it. 23 MR. CHIN: Okay. 24 MR. WALSH: All in favor? Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 31 Page 31 1 January 15, 2026 2 MR. CHIN: All in favor? 3 MULTIPLE: Aye. 4 MR. CHIN: Thank you. 5 MR. MARTINEZ: It’s so beautiful that we 6 second that for the second time. [laughter]. 7 MR. KEELER: Thank you very much. You 8 guys all have a great evening. Happy New Year. 9 MS. MONTES: And please come visit when 10 we’re decorated for Christmas. It truly is 11 beautiful. Thank you. 12 MR. WALSH: Best of luck. 13 MR. MARTINEZ: Thank you. Good luck and 14 enjoy. 15 MR. CHIN: Okay. All right. Okay. We 16 have one old business and that’s case 2025-6, 17 application of Paolo Patino and Miguel Rodas for 18 area variance at 60 Caroline Drive. And this was, 19 whose case was this? 20 MR. WALSH: Mr. Beloff. 21 MR. KEHOE: Also Chris I think. 22 MR. BELOFF: Yeah. I don’t, is applicant 23 or anybody here, I mean -- 24 MR. CHIN: Oh yes. Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 32 Page 32 1 January 15, 2026 2 MR. KEHOE: Excuse me. Are, are you here 3 for 60 Carolyn? 4 UNIDENTIFIED MAILE: No, sorry. 5 MR. KEHOE: Okay. 6 MR. CHIN: Okay, nobody -- 7 MR. KEHOE: So I, I think you discussed 8 at the work session may be holding the final vote 9 till next month? 10 MS. PICCOLO HILL: Mm-hmm. 11 MR. CHIN: Yes. 12 MR. KEHOE: Okay. 13 MR. CHIN: And I would recommend that 14 you get back in touch with them if they don’t 15 show up, we definitely will vote on this case 16 next month. 17 MR. KEHOE: Right. So it’s just out of 18 an abundance of caution, kindness to give them 19 one more chance, rather than doing it tonight. 20 MR. CHIN: Exactly. 21 MR. KEHOE: Okay. So I’ll reach out to 22 them again. I did reach out to them about this 23 evening’s meeting. I’ll make another attempt to 24 see. Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 33 Page 33 1 January 15, 2026 2 MR. CHIN: Well reach out for one more 3 time and then we will vote on it next, next 4 month. 5 MR. FRANCO: We’ll vote. We won’t 6 abandon, we’ll vote, vote up and down. 7 MR. CHIN: We’ll for denial or approval. 8 MR. CUNNINGHAM: A vote to approve or 9 deny, right. 10 MR. FRANCO: Yes. 11 MR. CHIN: Okay. So Mr. Beloff -- 12 MR. KEHOE: Is there anyone on Zoom? I 13 know it’s not a public hearing, I just was 14 checking. 15 MR. CHIN: Oh, anybody on zoom? No? 16 MR. KEHOE: Yeah, we, I did have a phone 17 call from the neighbor that’s very concerned. 18 MR. CHIN: Yeah. 19 MR. KEHOE: So, and I did say that it’s 20 not a public hearing but just making it clear 21 once again for the record, that no vote will be 22 taken tonight, that the vote will be taken at the 23 February meeting. 24 MR. CHIN: Okay. Mr. Boff, can you just, Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 34 Page 34 1 January 15, 2026 2 just indicate that we’ll adjourning this until 3 next month and that the people have to be here 4 next month or else we’re going to vote yes or no 5 on the denial or approval of the case. 6 MR. BELOFF: So on case 2025-6, at 60 7 Carolyn Drive this case will be adjourned until 8 next month, where we will have a vote yes or no. 9 MR. CHIN: An approval or denial. 10 MR. BELOFF: Approval or denial. 11 MR. CHIN: Second. 12 MR. WALSH: Are we making a motion? 13 MR. FRANCO: Yeah. Second. 14 MR. CHIN: All approve? 15 MULTIPLE: Aye. 16 MR. CHIN: Okay. Do I hear a motion to 17 adjourn this meeting? 18 MR. MARTINEZ: I make a motion to 19 adjourn this meeting. 20 MR. CHIN: Second. 21 MS. PICCOLO HILL: Second. 22 MR. CHIN: All approve? 23 MULTIPLE: Aye. 24 MR. CHIN: Good. Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 35 Page 35 1 January 15, 2026 2 (The public board meeting concluded at 3 7:32 p.m.) 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003 Page 36 Page 36 CERTIFICATE OF ACCURACY I, Claudia Marques, certify that the foregoing transcript of the Zoning Board of Appeals meeting of the Town of Cortlandt on January 15, 2026 was prepared using the required transcription equipment and is a true and accurate record of the proceedings. Certified By Date: January 29, 2026 GENEVAWORLDWIDE, INC 228 Park Ave S - PMB 27669 New York, NY 10003 Geneva Worldwide, Inc.28 Park Ave S - PMB 27669. New York, NY 10003