Zoning Board Meeting & Work Session — 2026-06-18 — Agenda

Page 1 TOWN OF CORTLANDT ZONING BOARD OF APPEALS Town Hall, 1 Heady Street Cortlandt Manor, NY 10567 Town Supervisor Michael Fleming Main #: 914.734.1080 Richard H. Becker, MD Chairman Town Board Chris Beloff James F. Creighton Frank Franco Cristin Jacoby Michelle Piccolo-Hill Benito Martinez Robert Mayes Thomas Walsh Joyce C. White Zoning Board of Appeals Work Session & Meeting Thursday June 18, 2026 To join the meeting remotely, use this Zoom link: https://us02web.zoom.us/j/83384444797?pwd=FlywTB0sXoJGbUryf1JamzKTybOTjk.1 WORK SESSION .... ................................................................................................................. 6:30 pm Discuss items on tonight’s Zoning Board of Appeals Meeting Agenda MEETING AGENDA ............................................................................................................7:00* pm 1. Pledge of Allegiance 2. Roll Call 3. Adoption of the minutes from previous month 4. New Public Hearing(s) A. ZBA 2026-4 – 299 Broadway Application of Marco Mandra, RA for the property of Paul Barilla, for an area variance for accessory structure coverage related to the proposed construction of a detached garage located at 299 Broadway, Verplanck. B. ZBA 2026-5 – 341 Alpine Drive Application of Reinaldo Garcia for the property of Daniel and Stacy Murphy, for an area variance for maximum floor area related to a proposed addition and basement refinishing located at 341 Alpine Drive. Next Regular Meeting: Thursday July 16th, 2026 *Regular meeting to begin at conclusion of the work session Page 2 ZONING BOARD OF APPEALS FACT SHEET ZBA Member Assigned: Franco ZBA Case #: 2026-4 Name of Applicant: Marco Mandra, R.A. on behalf of Paul Barilla Owner: Paul Barilla Address of property: 299 Broadway Section, Block, Lot: 43.18-1-24 Prior ZBA Case No.: N/A Zone: R-15 Lot Size: 39,440 SF | 0.91-acre Variance(s) Requested: Area variance per §307-17 Attachment 3, Table of Dimensional Regulations, as follows: Accessory Structure Coverage: Maximum Allowed = 869 SF Proposed = 2,410 SF Relief sought = 1,541 SF (177%) Staff Comments: The Code Enforcement office received a building permit application on May 16, 2026 for the construction of a 1,680 SF detached garage (40’ x 42’) to be located behind the single- family residence at 299 Broadway. Per the zoning code, the total footprint of all accessory buildings cannot exceed 50% of the floor area of the principal building. The proposed garage is only 58 SF smaller than the principal building. The principal building has a floor area of 1,738 SF, permitting up to 869 SF of accessory coverage. The applicant is proposing to remove two sheds totaling 186 SF, with two other accessory structures totaling 730 SF to remain. Those two remaining accessory structures plus the proposed garage total 2,410 SF of accessory coverage. The proposed request represents almost triple (277%) the allowed amount of accessory coverage. SEQR: TYPE II – No further compliance required. Page 3 TOWN OF CORTLANDT DEPARTMENT OF TECHNICAL SERVICES Town Supervisor Michael Preziosi, P.E. Richard H. Becker, M.D. Director D.O.T.S. Town Hall, 1 Heady Street Town Board John Schembari Cortlandt Manor, NY 10567 James F. Creighton Dir. Code Enforcement Main #: 914-734-1060 Cristin Jacoby Fax #: 914-734-1066 Robert E. Mayes Arthur D’Angelo, Jr., P.E. Joyce White Deputy Dir. D.O.T.S. May 16, 2026 Marco Mandra Architecture 299 Broadway Verplanck NY 10596 Re: A-26-305 – The Applicant is proposing to construct a Accessory Garage. Tax ID 43.18-1-24 Dear Marco Mandra, The Town of Cortlandt Department of Technical Services has reviewed the above referenced applications for conformance to the Town’s Zoning Code and the review of the submitted Site development plan on May 16, 2026 At this time, the application has been denied under Town Code Ch. 307 – 17 Zoning, Attachment 3, Table of Dimensional Regulations, Residential Districts requirements of maximum building coverage. The Applicant is requesting relief as follows as shown on A-001 “Site Plan and Zoning Analysis” prepared by Marco Mandra, Architecture. Permitted to have 869 Sq. Ft. of accessory coverage, and is proposing 2,410 Sq. Ft. requiring an Area variance of 1,541 Sq. Ft. for all of the accessory structure coverage. With this denial, you may now apply Online for a Zoning Board of Appeals proceeding. Upload this denial letter, the above referenced plans, and all required information outlined on the ZBA Application. Please upload .pdfs of all documents, to scale with digital seal and signature of the design professional of record. Upload the following: Department of Technical Services 1 Page 4 1.Existing property survey 2.Revised A-001, Site plan and Zoning Analysis Sincerely, John Schembari Director of Code Enforcement Cc: Chris Kehoe – Community Development and Planning Michael Cunningham, P.E. – Deputy Town Attorney Town Board Department of Technical Services 2 Page 5 ® 299 Broadway Cortlandt, NY 1 inch = 71 Feet June 10, 2026 www.cai-tech.com 0 71 142 213 Data shown on this map is provided for planning and informational purposes only. The municipality and CAI Technologies are not responsible for any use for other purposes or misuse or misrepresentation of this map. Page 6 Page 7 BULK TABLE REQUIREMENTS ZONE: R-15 SINGLE FAMILY RESIDENTIAL ACCESSORY GARAGE ZONING USE: SINGLE-FAMILY RESIDENCE INFORMATION PERMITTED: BY RIGHT 29' - 0" MINIMUM REQUIRED 42' - 0" 12' - 0" 17' - 0" MIN REQUIRED EXISTING PROPOSED SHED 6' 8' 2. 8' 0. S IR 0. LOT AREA 15,000 SF 39,440 SF NO CHANGE 90 90 S45°04'00"W 157.76' MUL 16" MIN WIDTH 80 FT +/- 157.76 FT NO CHANGE PAUL BARILLA 6' T: 0' CE 10.0' 1. OS 1. EN P F LANDSCAPE COVERAGE 50% (19,720 SF) 72% (28,681 SF) 64.2% (25,347 SF) 94 89 6' - 299 BROADWAY 92 0" S IR YARD SETBACKS MIN REQUIRED EXISTING PROPOSED VERPLANCK, NY 10596 91 FRONT 35 FT 38.9 FT NO CHANGE NEW MTL E GARAGE BY REAR 25 FT 162.7 FT NO CHANGE GARAGE " 40' - 0" 25' - 0" A301 OTHERS W T8 CHES 40'-0" X 42'-0" ENTRANCE NU TNUT SIDE 20% MIN OF 10 FT 43.9 FT/49.7ft NO CHANGE A301 T 10" F.F.E. 91.3' LE ES NE AP CH SHED PI MAXIMUM PERMITTED " M 10 8" PERMITTED EXISTING PROPOSED E NE FLOOR AREA 4,750 SF 1,738 SF NO CHANGE 90 PIN "PI NEW 1- 18 16 " 18 12'-0" 95 6 7 8 65- WIDE 94 19 43.1 P2 LA GRAVEL FM BL 357 RIL 10.0' BUILDING COVERAGE 3,087.50 SF +/- 1,988 SF NO CHANGE 0" DRIVEWAY S 11 BA - (65% OF FAR) 8' 91 L /F N 93 BUILDING HEIGHT 2 1/2 OR 35 FT 1 STORY NO CHANGE N 92 A301 SR W 95 ACCESSORY STRUCTURE W " SR PROPOSED CONC 20 T 8"CHERRY LANDING @ MAN DOOR. U MAXIMUM PERMITTED 162.7' STN PERMITTED EXISTING PROPOSED PROPOSED LEADER TO HE 94 4.0' C SPLASH PAD. TYP OF 2 FLOOR AREA 50% OF PRINCIPAL 916 SF 2,410 SF (869 SF) (REQUIRES AREA VARIANCE NE EXIST SHED TO BE REMOVED OF 1,541 SF) 1' "PI 1. EOA 26 BUILDING HEIGHT 10FT AFF TO T.O. TOP PLATE 10FT AFF TO T.O. TOP PLATE + 7' TO T.O. RIDGE + 7' TO T.O. RIDGE F 98 IR 96 W PL E CR N C O EN F YARD SETBACKS 93 MIN REQUIRED PROPOSED ASPHALT RE TU NG FRONT NP 198 FT CRW UC I " R IN EOA 20 ST DJO G A DO REAR 6 FT 10 FT ASPHALT SIDE 6 FT 10 FT CRW 98 EXIST SHED TO BE REMOVED SEEPAGE PIT 2 PROJECT INFORMATION S44°56'00"E 95 CRW ED 29 SH 250.00' 1 336 0' OWNER NAME SEEPAGE PIT 1 - BRW 1 1. 976 .18- 127 AN CNC. PROJECT SINGLE FAMILY RESIDENCE 1 43 # 6 IG LOCATION 299 BROADWAY FM BL RL GU ARBOR VERPLANCK, NY 10596 CNC. VITEA S NT Mc 0.5' ASPHALT C /F N TAX ID 43.18-1-24 N44°56'00"W E2 A1 ASPHALT 250.00' TYPE OF PROJECT ACCESSORY GARAGE ADDITION EOA 199.4' CNC. C: 646.739.4916 97 APPLICABLE CODES 2025 RESIDENTIAL CODE NEW YORK STATE E: MANDRAWORKSHOP@GMAIL.COM W: MANDRAWORKSHOP.COM ADDRESS: 14 DELUCA LANE CARMEL NY, 10512 1 CNC. 11 CONSTRUCTION TYPE TYPE IIB BRW 98 96 E1 CNC. 2 PROJECT DESCRIPTION: ZONING DETERMINATION SC 10 A2 BRICK 64.0' 36 ADDITION FOR A NEW 40'X42' METAL ACCESSORY GARAGE 49.7' -23 834 -1 9 NOTE: ALL IDEAS, DESIGNS, ARRANGEMENTS AND PLANS INDICATED OR ARBOR 18 560 N REPRESENTED BY THIS DRAWING ARE OWNED BY AND ARE THE PROPERTY OF VITEA . LIST OF ACCESSORY STRUCUTRES 43 L# EO MANDRA WORKSHOP PLLC. AND WERE CREATED FOR USE ON THIS PROJECT. 11.1' NONE OF SUCH IDEAS, DESIGNS, ARRANGEMENTS OR PLANS SHALL BE USED BY 13.1' CR L W R K SB NT Mc OR DISCLOSED TO ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN K PERMISSION OF MANDRA WORKSHOP PLLC. STONE N C /F EXIST 1 STORY TA N DWELLING SHED - TO BE REMOVED= +/- 160 SF WRITTEN DIMENSIONS ON THIS DRAWING SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS. CONTRACTOR SHALL VERIFY ALL ACTUAL DIMENSIONS 9 1' AND CONDITIONS ON THE JOB AND THE ARCHITECT MUST BE NOTIFIED OF ANY SEPTIC 1. SHED - TO BE REMOVED= +/- 26 SF VARIATIONS FROM DIMENSIONS AND CONDITIONS SHOWN. SHOP DETAILS MUST BE SUBMITTED TO THIS OFFICE FOR APPROVAL BEFORE PROCEEDING WITH TANK FABRICATION. 43.9' POOL - TO REMAIN= +/- 676 SF CNC. ALTERATIONS BY ANY PERSON, IN ANY WAY, OF ANY ITEM CONTAINED ON THIS D2 STONE DOCUMENT, UNLESS ACTING UNDER THE DIRECTION OF THE LICENCED ASPHALT HOT TUB TO REMAIN= +/- 54 SF K N ARCHITECT WHOSE PROFESSIONAL SEAL IS AFFIXED HERETO, IS A VIOLATION CRW TA 3 B1 OF TITLE VII, SECT. 69.5 (b) OF NEW YORK STATE LAW. EOA 99 8 7 GARAGE PROPOSED 1680 SF COPYRIGHT MANDRA WORKSHOP PLLC, ALL RIGHTS RESERVED. 100 E SC SC LE 6 0 AP 102 10 "M 16 5 4 0. 4' D1 SC C2 1 10 ARBOR SC 38.9' VITEA 1 10 C1 B2 " 20 ASPHALT UL CE 100 M CURB U CRW R "SP F 8 IR F LE IR AP F Professional Seal N45°04'00"E W M IR CRW 4" ASPHALT CR Expiration: 10/31/2028 157.76' 2 LE AP CRW 10 2 "M 30 EOA 101 101 102 100 100 CRW CRW 99 95 96 EOA 0 05-12-2026 ZONING DETERMINATION No. Date Issue EOA CURB Sheet Title ASPHALT BROADWAY BROADWAY TRUE NORTH SITE PLAN SITE PLAN NOTE: SITE PLAN & ZONING 1 1/16" = 1'-0" THIS SITE PLAN HAS BEEN PREPARED REFERENCING A PROPERTY SURVEY PROVIDED BY THE OWNER AND PREPARED BY ROWAN LAND SURVEYING, PLLC, 330 OLD ALBANY POST RD GARRISON, NY 10524, & DATED 11-18-2025 PROJECT BULK TABLE NORTH Sheet Number A001 Page 8 ACCESSORY GARAGE PAUL BARILLA 299 BROADWAY VERPLANCK, NY 10596 T.O. RIDGE T.O. RIDGE 108.3' 108.3' 3 1/2" / 1'-0" / 1'-0" 3 1/2" TOP LATE TOP LATE 101.3' 101.3' GARAGE FL GARAGE FL 91.3' 91.3' EAST ELEVATION SOUTH ELEVATION E 1/4" = 1'-0" S 1/4" = 1'-0" C: 646.739.4916 E: MANDRAWORKSHOP@GMAIL.COM W: MANDRAWORKSHOP.COM ADDRESS: 14 DELUCA LANE CARMEL NY, 10512 FLOOD LIGHT BY OWNER. TYP OF 2 ZONING DETERMINATION 36X80 DOOR, BY OWNER. MTL CORRUGATED SIDING. NOTE: ALL IDEAS, DESIGNS, ARRANGEMENTS AND PLANS INDICATED OR REPRESENTED BY THIS DRAWING ARE OWNED BY AND ARE THE PROPERTY OF AZEK OR EQ FASCIA BRD. MANDRA WORKSHOP PLLC. AND WERE CREATED FOR USE ON THIS PROJECT. COLOR TBD NONE OF SUCH IDEAS, DESIGNS, ARRANGEMENTS OR PLANS SHALL BE USED BY OR DISCLOSED TO ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF MANDRA WORKSHOP PLLC. 5"X5" GUTTER & 4"X4" LEADER DN TO SPLASH PAD. TYP OF 2 WRITTEN DIMENSIONS ON THIS DRAWING SHALL HAVE PRECEDENCE OVER FLOOD LIGHT BY OWNER. TYP OF 2 SCALED DIMENSIONS. CONTRACTOR SHALL VERIFY ALL ACTUAL DIMENSIONS ASPHALT SHINGLE ROOF. COLOR TBD AND CONDITIONS ON THE JOB AND THE ARCHITECT MUST BE NOTIFIED OF ANY VARIATIONS FROM DIMENSIONS AND CONDITIONS SHOWN. SHOP DETAILS MUST T.O. RIDGE 12'X12' GARAGE DOOR T.O. RIDGE BE SUBMITTED TO THIS OFFICE FOR APPROVAL BEFORE PROCEEDING WITH FABRICATION. 108.3' 108.3' AZEK OR EQ FASCIA BRD. ALTERATIONS BY ANY PERSON, IN ANY WAY, OF ANY ITEM CONTAINED ON THIS DOCUMENT, UNLESS ACTING UNDER THE DIRECTION OF THE LICENCED COLOR TBD / 1'-0" 3 1/2" 3 1/2" / 1'-0" ARCHITECT WHOSE PROFESSIONAL SEAL IS AFFIXED HERETO, IS A VIOLATION OF TITLE VII, SECT. 69.5 (b) OF NEW YORK STATE LAW. COPYRIGHT MANDRA WORKSHOP PLLC, ALL RIGHTS RESERVED. 5"X5" GUTTER & 4"X4" 7' - 0" LEADER DN TO SPLASH PAD. TYP OF 2 MTL GARAGE W. CORRUGATED SIDING BY TOP LATE OTHERS. TOP LATE 101.3' 101.3' FD WALL BY OTHERS. 10' - 0" Professional Seal 1' - 0" Expiration: 10/31/2028 GARAGE FL GARAGE FL 91.3' 91.3' 0 05-12-2026 ZONING DETERMINATION No. Date Issue Sheet Title NORTH ELEVATION WEST ELEVATION N 1/4" = 1'-0" W 1/4" = 1'-0" EXTERIOR ELEVATIONS Sheet Number A301 Page 9 May 27, 2026 PROJECT NARRATIVE AREA VARIANCE APPLICATION 299 BROADWAY, VERPLANCK, NY 10596 TAX ID: 43.18-1-24 The applicant proposes the construction of a new 40’ x 42’ detached accessory garage to serve the existing single- family residence located at 299 Broadway, Verplanck, NY. The proposed structure will be utilized solely for residential accessory purposes including vehicle parking and storage associated with the residential use of the property. The proposed garage complies with all applicable setback and height requirements of the Town Code. The requested relief pertains solely to accessory structure floor area. The property is permitted 869 square feet of accessory structure area and is proposing a total of approximately 2,410 square feet, requiring an Area Variance of 1,541 square feet. It should also be noted that the property already contains approximately 916 square feet of existing accessory structures prior to the proposed garage. In support of the requested variance, the applicant respectfully submits the following: 1. Neighborhood Character The proposed garage will not create an undesirable change to the neighborhood character. The structure is located toward the rear of the property, maintains substantial setbacks, and is designed with simple residential-style architecture compatible with the surrounding area. 2. Feasible Alternatives Due to the intended residential storage and vehicle needs of the property owner, a significantly smaller structure would not adequately serve the intended purpose. 3. Substantiality of the Variance While the requested variance is substantial numerically, the overall lot size of approximately 39,440 square feet allows the structure to remain appropriately situated without overcrowding the site. 4. Environmental or Physical Impacts The proposed garage will not create adverse environmental impacts, drainage concerns, traffic issues, or changes to the residential use of the property. 5. Self-Created Hardship Although the need for the variance may be considered self-created, such factor alone is not determinative and does not outweigh the lack of adverse impacts associated with the proposal. The applicant respectfully requests that the Zoning Board of Appeals grant the requested Area Variance relief. Sincerely: MANDRA WORKSHOP, PLLC Marco S. Mandra. Principal Marco Mandra, Registered Architect (646) 739-4916 mandraworkshop@gmail.com 1 Page 10 ZONING BOARD OF APPEALS FACT SHEET ZBA Member Assigned: Piccolo-Hill ZBA Case #: 2026-5 Name of Applicant: Reinaldo Garcia on behalf of Daniel and Stacy Murphy Owner: Daniel and Stacy Murphy Address of property: 341 Alpine Dr. Section, Block, Lot: 23.8-3-30 Prior ZBA Case No.: N/A Zone: R-20 Lot Size: 24,768 SF | 0.59-acre Variance(s) Requested: Area variance per §307-17 Attachments 3&4 - Table of Dimensional Regulations, and Table of Maximum Floor Area, in Residential Districts, as follows: Maximum Floor Area: Maximum Allowed = 4,388 SF Proposed = 4,577 SF Relief sought = 189 SF (4%) Staff Comments: The Code Enforcement office received a building permit application on May 20, 2026 for a partial basement refinishing project associated with a 2-story addition currently under construction at 341 Alpine Drive. The existing residence is 2,225 SF; the 2-story addition (underway) along with the proposed partial basement refinishing total an additional 2,352 SF – for an overall building square footage of 4,577 SF. Per the zoning code, the maximum floor area permitted is 4,388 SF, resulting in the requested area variance for 189 SF. The proposed request represents a 4% increase above the allowed amount of floor area. SEQR: TYPE II – No further compliance required. Page 11 Page 12 Page 13 ® 341 Alpine Dr. Cortlandt, NY 1 inch = 36 Feet www.cai-tech.com 0 36 72 108 June 10, 2026 Data shown on this map is provided for planning and informational purposes only. The municipality and CAI Technologies are not responsible for any use for other purposes or misuse or misrepresentation of this map. Page 14 Page 15 Page 16