Zoning Board Meeting & Work Session — 2026-07-16 — 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 July 16, 2026 To join the meeting remotely, use this Zoom link: https://us02web.zoom.us/j/81878151627?pwd=idBUp9ZQaEmQL2VaqsKAho6QxWERlf.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. Continued Public Hearing 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. 5. New Public Hearing(s) A. ZBA 2026-6 – 0 (17) Lancaster Avenue Application by Andy Cheung of AC Engineering PLLC for the property of 18 Travis Ave LLC, for four area variances related to the proposed construction of a single-family home on an existing, vacant lot at 0 (17) Lancaster Avenue (located between 15 and 19 Lancaster), Montrose. The applicant requests variances for minimum side yard setback, maximum allowable floor area, maximum building coverage, and minimum lot area. B. ZBA 2026-8 – 10 Croton Avenue Application of Steven J. Basini, RA for the property of Lauro and Alicia Uruchima, for an area variance related to front yard setback for a proposed addition to a pre-existing, dimensionally non-conforming single-family home located at 10 Croton Avenue. Next Regular Meeting: Thursday August 17th, 2026 *Regular meeting to begin at the conclusion of the work session Page 2 ZONING BOARD OF APPEALS FACT SHEET REVISED for July 2026 ZBA Meeting 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 = 2,196 SF 2,410 SF Relief sought = 1,327 SF (153%) 1,541 SF (177%) Updated Staff Comments: The applicant has revised the detached garage design to be 40’ x 38’, for a footprint of 1,520 SF (a reduction of 160 SF). They are also proposing to remove an existing hot tub of ±54 SF in order to reduce the total accessory structure coverage by 214 SF, down to 2,196 SF from 2,410 SF. The location of the garage has been altered, shifting to the opposite corner of the backyard, and they have added a few windows to the north and east elevations. Previous 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 Aerial View of 299 Broadway Page 4 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. July 9, 2026 Marco Mandra Architecture 299 Broadway Verplanck NY 10596 Re: A-26-305 – The Applicant is proposing to construct an 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 July 9, 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 2,196 Sq. Ft. requiring an Area variance of 1,327 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 5 1.Existing property survey 2.Revised A-001, Site plan and Zoning Analysis 3. Revised project letter 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 6 July 6, 2026 REVISED 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 38' detached accessory garage to serve the existing single-family residence located at 299 Broadway, Verplanck, NY. The garage will be used solely for residential accessory purposes, including vehicle parking and storage. The application has been revised to reduce the requested variance and lessen potential visual impacts. The garage has been reduced from 40' x 42' to 40' x 38', reducing the garage area by approximately 160 square feet. The existing hot tub, consisting of approximately 54 square feet, is also proposed to be removed. Together, these revisions reduce the requested accessory structure area variance by approximately 214 square feet. As revised, the property is permitted 869 square feet of accessory structure area and proposes approximately 2,196 square feet, requiring an Area Variance of approximately 1,327 square feet. The proposed garage complies with the applicable setback and height requirements; the requested relief is limited to accessory structure floor area. The revised plan also relocates the garage to the opposite side of the rear yard, where it is less visible from the road and better screened by existing site vegetation. Photographs have been added to the submission to document the existing vegetation and screening conditions. Windows and shutters have also been added to the garage elevations to provide a more residential appearance and reduce the commercial character of the structure. The applicant respectfully submits that the revised proposal will not create an undesirable change to the neighborhood, will not result in adverse environmental or physical impacts, and has been modified to reduce the requested relief while still meeting the property owner's residential storage and parking needs. 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 1 Page 7 BULK TABLE REQUIREMENTS ZONE: R-15 SINGLE FAMILY RESIDENTIAL ACCESSORY GARAGE ZONING USE: SINGLE-FAMILY RESIDENCE INFORMATION PERMITTED: BY RIGHT MINIMUM REQUIRED 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 MUL 16" MIN WIDTH 80 FT +/- 157.76 FT NO CHANGE PAUL BARILLA 10.0' 157.76' 6' T: 0' CE 1. OS 1. EN P F 17.0' 10.0' LANDSCAPE COVERAGE 50% (19,720 SF) 72% (28,681 SF) 64.1% (25,306 SF) 94 89 PROPOSED CONC 299 BROADWAY S IR LANDING @ MAN DOOR. YARD SETBACKS PROPOSED LEADER TO MIN REQUIRED EXISTING PROPOSED VERPLANCK, NY 10596 91 SPLASH PAD. TYP OF 2 FRONT 35 FT 38.9 FT NO CHANGE E NEW MTL GARAGE REAR 25 FT 162.7 FT NO CHANGE A301 BY OTHERS W 40.0' GARAGE 25.0' CHES ENTRANCE 40'-0" X 38'-0" TNUT SIDE 20% MIN OF 10 FT 43.9 FT/49.7ft NO CHANGE 14' F.F.E. 91.3' A30110" 91 - 0" 2 3 MAXIMUM PERMITTED PERMITTED EXISTING PROPOSED NE FLOOR AREA 4,750 SF 1,738 SF NO CHANGE 10 E IN PI 18 '- 90 "P 18 " NEW 6 -1- 0" 16 95 7 8 65 12'-0" 19 43.1 P2 LA 38.0' 94 WIDE FM BL 357 RIL GRAVEL S 11 BA BUILDING COVERAGE 3,087.50 SF +/- 1,988 SF NO CHANGE 91 DRIVEWAY L /F (65% OF FAR) N N 93 BUILDING HEIGHT 2 1/2 OR 35 FT 1 STORY NO CHANGE A301 92 VIEW 1 SR W 95 ACCESSORY STRUCTURE W " SR 20 T 8"CHERRY U MAXIMUM PERMITTED 162.7' STN PERMITTED EXISTING PROPOSED HE C 94 4.0' FLOOR AREA 50% OF PRINCIPAL 916 SF 2,196 SF (869 SF) (REQUIRES AREA VARIANCE NE EXIST SHED TO BE REMOVED OF 1,327 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 EXIST SHED TO BE REMOVED CRW 98 EXIST HOT TUB TO BE REMOVED PROJECT INFORMATION S44°56'00"E 95 CRW ED 29 SH 250.00' -1 336 0' OWNER NAME BRW 1 1. 976 .18- 127 AN CNC. PROJECT SINGLE FAMILY RESIDENCE 1 43 # 6 IG B TU 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 SEEPAGE PIT 2 POOL E2 A1 ASPHALT 250.00' SEEPAGE PIT 1 TYPE OF PROJECT ACCESSORY GARAGE ADDITION EOA 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 VIEW 3 1 CNC. DISTANCE TO ROAD VIEW 2 11 CONSTRUCTION TYPE TYPE IIB BRW 98 PROJECT DESCRIPTION: ZONING DETERMINATION 236.4' 96 2 CNC. E1 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 BE REMOVED= +/- 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 1,502 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 1 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 VIEW 4 LE AP CRW 10 2 "M 30 EOA 101 101 102 100 100 CRW CRW 1 06-29-2026 ZBA REV 1 99 95 96 EOA 0 05-12-2026 ZONING DETERMINATION No. Date Issue EOA CURB Sheet Title ASPHALT BROADWAY BROADWAY 4 TRUE NORTH SITE PLAN SITE PLAN & ZONING 1 1/16" = 1'-0" SITE PLAN NOTE: THIS SITE PLAN HAS BEEN PREPARED REFERENCING A PROJECT BULK TABLE PROPERTY SURVEY PROVIDED BY THE OWNER AND PREPARED NORTH BY ROWAN LAND SURVEYING, PLLC, 330 OLD ALBANY POST RD GARRISON, NY 10524, & DATED 11-18-2025 Sheet Number A001 Page 8 ACCESSORY GARAGE PAUL BARILLA 299 BROADWAY VERPLANCK, NY 10596 COLOR EXAMPLES FROM MANUFACTURE COLOR EXAMPLES FROM MANUFACTURE T.O. RIDGE T.O. RIDGE 108.3' 108.3' " 4 1/2 " / 1'-0 " / 1'- 4 1/2 0" TOP LATE TOP LATE 100.0' 100.0' C: 646.739.4916 E: MANDRAWORKSHOP@GMAIL.COM W: MANDRAWORKSHOP.COM ADDRESS: 14 DELUCA LANE CARMEL NY, 10512 GARAGE FL GARAGE FL ZONING DETERMINATION 91.3' 91.3' NOTE: ALL IDEAS, DESIGNS, ARRANGEMENTS AND PLANS INDICATED OR REPRESENTED BY THIS DRAWING ARE OWNED BY AND ARE THE PROPERTY OF MANDRA WORKSHOP PLLC. AND WERE CREATED FOR USE ON THIS PROJECT. NONE OF SUCH IDEAS, DESIGNS, ARRANGEMENTS OR PLANS SHALL BE USED BY WEST ELEVATION SOUTH ELEVATION OR DISCLOSED TO ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN W 1/4" = 1'-0" S 1/4" = 1'-0" PERMISSION OF MANDRA WORKSHOP PLLC. WRITTEN DIMENSIONS ON THIS DRAWING SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS. CONTRACTOR SHALL VERIFY ALL ACTUAL DIMENSIONS AND CONDITIONS ON THE JOB AND THE ARCHITECT MUST BE NOTIFIED OF ANY VARIATIONS FROM DIMENSIONS AND CONDITIONS SHOWN. SHOP DETAILS MUST BE SUBMITTED TO THIS OFFICE FOR APPROVAL BEFORE PROCEEDING WITH FABRICATION. ALTERATIONS BY ANY PERSON, IN ANY WAY, OF ANY ITEM CONTAINED ON THIS DOCUMENT, UNLESS ACTING UNDER THE DIRECTION OF THE LICENCED 36X80 DOOR, BY OWNER. 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. FLOOD LIGHT BY OWNER. TYP OF 2 MTL CORRUGATED SIDING. AZEK OR EQ FASCIA BRD. COLOR TBD 5"X5" GUTTER & 4"X4" LEADER DN TO SPLASH PAD. TYP OF 2 ASPHALT SHINGLE ROOF. COLOR TBD FLOOD LIGHT BY OWNER. T.O. RIDGE TYP OF 2 T.O. RIDGE 108.3' 12'X12' GARAGE DOOR 108.3' AZEK OR EQ FASCIA BRD. COLOR TBD " 4 1/2 " / 1'-0 " / 1'- MTL GARAGE W. 4 1/2 0" 8' - 3" CORRUGATED SIDING BY OTHERS. Professional Seal 5"X5" GUTTER & 4"X4" Expiration: 10/31/2028 LEADER DN TO SPLASH PAD. TYP OF 2 TOP LATE FD WALL BY OTHERS. TOP LATE 17' - 0" 100.0' 100.0' 8' - 9" 1 06-29-2026 ZBA REV 1 0 05-12-2026 ZONING DETERMINATION No. Date Issue 1' - 0" Sheet Title GARAGE FL GARAGE FL 91.3' 91.3' EXTERIOR 2'-0" X 5'-0" DBL HUNG WINDOWS WITH SHUTTERS. ELEVATIONS TYP OF 4. NORTH ELEVATION EAST ELEVATION N 1/4" = 1'-0" E 1/4" = 1'-0" Sheet Number A301 Page 9 ZONING BOARD OF APPEALS FACT SHEET ZBA Member Assigned: Beloff ZBA Case #: 2026-6 Name of Applicant: Andy Cheung on behalf of 18 Travis Ave LLC Owner: 18 Travis Ave LLC, Larry Cosenza Address of property: 0 (17) Lancaster Drive Section, Block, Lot: 54.8-3-27 Prior ZBA Case No.: N/A Zone: R-15 Lot Size: 12,067 SF (pre-existing non-conforming lot size) Variance(s) Requested: Area variances per §307-17 Attachments 3&4 - Table of Dimensional Regulations, and Table of Maximum Floor Area, in Residential Districts, as follows: Side Yard Setback: Maximum Floor Area: Minimum required = 5.33’ | 8.33’ Maximum allowed = 3,125 SF Proposed = 4.57’ Proposed = 3,494 SF Relief sought = 0.76’ (14%) Relief sought = 369 SF (12%) Maximum Bldg Coverage: Minimum Lot Area: Maximum allowed = 2,031 SF Minimum required = 15,000 SF Proposed = 2,172 SF Existing lot area = 12,067 SF Relief sought = 141 SF (7%) Relief sought = 2,933 SF (20%) Staff Comments: The Code Enforcement office received a building permit application on May 26, 2026 for the construction of a new, prefabricated single-family home for the subject property. The lot is 50’ wide, similar to many of the neighboring properties. Of note, the selected house design is a raised ranch style which, in order to fit on the lot, is proposed to be spun 90-degrees counterclockwise, resulting in the front façade of the home facing the backyard of the neighboring lot at 15 Lancaster Avenue, and the garage end of the house facing the street. The lot is a pre-existing, dimensionally non-conforming vacant lot with regard to overall lot area. The overall size and footprint of the selected house design both exceed what is allowed on this site for floor area of the principal dwelling, and maximum building coverage. Regarding the side yard setback variance requested, the standard required side yard for this property is 8.33’; however, per §307-18.B-3 “Exceptions to yard requirements”, the uncovered stairs/landing area designed to facilitate access to the front door are allowed to extend up to 3’ into the side yard, therefore reducing the required side yard setback for the stairs to 5.33’. SEQR: TYPE II – No further compliance required. Page 10 Aerial View, 0(17) Lancaster Avenue: Page 11 Street view of vacant lot at 0(17) Lancaster: Street views of surrounding neighborhood: Page 12 Page 13 Page 14 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. June 4, 2026 AC Engineering, PLLC 0 Lancaster Ave. Unit 17 Montrose NY 10548 Re: A-26-106 – The Applicant is proposing to construct a New single-family dwelling 3 Bed/2 Bath with 2nd Story Bonus Room. Tax ID 54.8-3-27 Dear Andy Cheung, 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 drawings on May 26, 2026 At this time, the application has been denied under Town Code Ch. 307 – Zoning, Attachment 3, Table of Dimensional Regulations, Residential Districts requires lots located in the R-15 zoning district with lot widths less than 70 ft to have a side yard minimum setback of 15% of width to a minimum of 5-ft. The Applicant is requesting relief as follows as shown on Drawing 1 “Site Plan and Zoning Analysis” prepared by AC Engineering PLLC. • Variance 1 – Deminmus encroachment into side yard setback from masonry entrance steps. 8.33 ft required. 5.33 ft. s.y. allowed (with 3-ft encroachment). 4.57 ft. shown. This means a .76 ft or 9” variance is necessary. Zoning Code Refrence: 307.18 B-3 Zoning Code reference: 307 Attachment 3 • Variance 2 – 369 square feet of additional floor area. (3494-3125) • Zoning Code reference: 307 Attachment 4 • Variance 3 – 141 square feet of building coverage. (2172-2031) • Zoning Code reference: 307 Attachment 4 Department of Technical Services 1 Page 15 Variance 4 – Minimum lot size required 15,000 Sq. Ft. Existing 12,067 Sq. Ft. Requiring 2,933 Sq. ft of relief. The site is otherwise compliant relative to minimum landscape 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: 1.Property survey 2.Drawing 1, Site plan and Zoning Analysis 3. Floor Plan Sincerely, John Schembari Director of Code Enforcement Cc: Chris Kehoe – Director & Planning Michael Cunningham, – Deputy Town Attorney Department of Technical Services 2 Page 16 July 9, 2026 To: Chairman Michael Fleming and Board Members Town of Cortlandt Zoning Board of Appeals 1 Heady Street Cortlandt Manor, NY 10567 RE: 0 (17) Lancaster Ave. Section 54.8 Block 3 Lot 27 Dear Mr. Fleming and Board Members: We are the Engineers contracted with the Owner Larry Cosenza for the construction of a single- family dwelling on an existing vacant lot located between 15 and 19 Lancaster Ave. The proposed scope of work consists of a 1,701 square foot single-family dwelling with a ground floor garage/unfinished basement, a finished first floor and unfinished attic as manufactured by APEX Homes. A deck is proposed in the backyard where a proposed 3-bedroom septic system has been designed and approved by the Westchester County Department of Health. Our understanding is an area variance will be necessary, specifically Zoning code Reference 307.18 B-3 and 307 Attachment 4. • A side yard setback from masonry entrance steps with 8.33 feet required. 5.33 feet of side yard allowed (with 3-foot encroachment). Our steps measure 4.57 feet. Therefore a 9” variance is requested. • The pre-manufactured home has 3,494 square feet of floor area. The allowable floor area is 3,125 square feet. Therefore a 369 square feet floor area variance is requested. • The pre-manufactured home has 2,172 square feet of building coverage. The allowable building coverage is 2,031 square feet. Therefore 141 square feet building coverage variance is requested. • The minimum lot size requires 15,000 square feet. The existing site is 12,067 square feet. Therefore a 2,933 square feet variance is requested. Addressing the ZBA “five-factor test”: Area variances: In the review of a request for an area variance, a five-factor test will typically be used to determine the benefit to the applicant as weighs against the detriment to the health, safety and welfare of the neighborhood or community. Page 17 Mr. Michael Fleming and Board Members July 9, 2026 Page 2 In doing so, the ZBA considers these factors: 1) Whether an undesirable change will be produced in the character of the neighborhood, or a detriment to nearby properties will occur; The pre-manufactured home’s aesthetics will be similar in nature to other homes in the neighborhood. These variances are minor in nature and will not result in a detriment to neighboring properties. 2) Whether the benefit sought by the applicant can be achieved by some method, feasible for the applicant to pursue, other than an area variance. The pre-manufactured home size has already been pre-determined and unable to be changed. The lot is also narrow with a width of 50 feet. Therefore, there are no other feasible methods other than the variance requested. 3) Whether the requested variance is substantial; We feel a side yard setback of 9”, 369 square feet of floor area and 141 square feet of building coverage is minor due to the size of the lot. 4) Whether the proposed variance will have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district; The proposed variances are minor in nature and will not negatively impact the neighborhood or the environment. 5) Whether the alleged difficulty was self-created; The difficulty was not self-created due to the size and orientation of the vacant lot. The house orientation makes good use of the existing space. We hope this addresses your questions and concerns. Please feel free to contact us if you should have any questions or require additional clarification. Page 18 Mr. Michael Fleming and Board Members July 9, 2026 Page 3 Respectfully submitted, AC Engineering, PLLC. Andy Cheung, P.E., CPESC Principal Engineer Page 19 W X X X X X X X X X X X X X X X X X W O/H X W O/H X W O/H X PROPOSED OVERHEAD ELECTRIC W PROPOSED WATER VALVE X 1 SILT FENCE (TYP.) PROPOSED WATER 1 2" DIA. O/H PROPOSED LIMIT OF TYPE K COPPER SERVICE DISTURBANCE APPROX. PROPOSED DECK LINE GAS GAS 6,468 SF FOOTINGS W W 8.07' W 133 3.5' 14' 14' 35' O/H 133 TEMPORARY SOIL R=5' STOCKPILE 24 LF 24 LF 24 LF 24 LF 24 LF 24 LF 24 LF 24 LF 24 LF 24 LF 24 LF 24 LF 24 LF 24 LF 24 LF 24 LF 132.25 R=15' x 12' PROPOSED SEPTIC FIELD - W LEVEL WITH RUN OF BANK 4 13 GRAVEL PROPOSED PROPOSED DECK SEPTIC FIELD PROPOSED O/H EXPANSION PROPOSED PAVED 12' RESIDENCE DRIVEWAY FFE:141.25 BFE/GARAGE 6" SCH40 PVC EL.:132.25 132.25 @2% SLOPE MIN. W 12' 4' PROPOSED 2'X2' x 4' 10' NDS CATCH BASIN GROUND EL. 132.0 13 3 INLET INV. EL. 131.0 OUTLER INV. EL. 130.0 O/H 11.7' 5' BOTTOM EL. 129.0 PROPOSED STABILIZED 22' CONSTRUCTION ENTRANCE 48 QUICK 4 EQUALIZER 14' ROOF LEADER CHAMBERS DRAIN W 48 QUICK 4 EQUALIZER 10' 10' CHAMBERS 10' PROPOSED JUNCTION BOX (TYP.) X X O/H PROPOSED 4"SCH PVC 3 CULTEC 330 INFILTRATION CHAMBERS SILT FENCE (TYP.) @2% SLOPE MIN. PROPOSED 4"SCH PVC POP-UP EMITTER PROPOSED 1000 GROUND EL. 132.0 @2% SLOPE MIN. GAS GAL. SEPTIC TANK TOP CULTEC EL. 131.0 GAS X W BOTTOM CULTEC EL. 128.46 BOTTOM OF GRAVEL EL. 127.96 O/H W ZONING COMPLIANCE - R-15 WARNING: IT IS A VIOLATION OF NEW YORK ANDY CHEUNG, P.E. DRAWN BY: AC 18 TRAVIS AVE. LLC DRAWING NO. EDUCATIONAL LAW, SECTION 7209.2, FOR ANY AC ENGINEERING, PLLC 1 PERSON, UNLESS HE IS ACTING UNDER THE DESIGNED BY: AC 17 LANCASTER AVE. DIRECTION OF A LICENSED PROFESSIONAL CHECKED BY: AC MONTROSE, NY . ENGINEER OR LAND SURVEYOR, TO ALTER THIS APPROVED BY: AC SOMERS, NY 10589 WESTCHESTER COUNTY, NY DOCUMENT IN ANY WAY. IF ALTERED, THE ALTERING PERSON SHALL COMPLY WITH THE SECTION 54.8 BLOCK 3 LOT 27 PROJECT NO. MAY 2026 EMAIL: REQUIREMENTS OF NEW YORK EDUCATIONAL LAW, SECTION 7209.2 N.Y.P.E. LIC. NO. 084461 DATE REV DATE DESCRIPTION DATE CREATED HTTP://ACENGINEERINGPLLC.COM PROPOSED SITE CONDITIONS PLAN MT-17LAN-NH Page 20 Page 21 Page 22 Page 23 Page 24 Page 25 Page 26 . Aug 31, 2025 Page 27 . Aug 31, 2025 Page 28 ZONING BOARD OF APPEALS FACT SHEET ZBA Member Assigned: Walsh ZBA Case #: 2026-8 Name of Applicant: Steven J. Basini, RA on behalf of owners Owner: Lauro and Alicia Uruchima Address of property: 10 Croton Avenue Section, Block, Lot: 34.6-3-34 Prior ZBA Case No.: N/A Zone: R-G Lot Size: 20,595 SF Variance(s) Requested: Area variance per §307-17 Attachments 3 - Table of Dimensional Regulations in Residential Districts, as follows: Front Yard Setback: Minimum required = 30’ Proposed = 14.52’ Relief sought = 15.48’ (52%) Staff Comments: The Code Enforcement office received a building permit application for the construction of a 441 SF addition to an existing single-family residence. The existing residence is a pre-existing, dimensionally non-conforming structure regarding the front yard setback; it sits very slightly askew on the lot, with the northwest corner of the home set back 13.88’ from the front property line, and the southwest corner of the home set back 14.52’ from the front property line. The proposed addition wraps around the southern end of the existing home, with the portion of the addition façade facing the street in alignment with the façade of the existing home. SEQR: TYPE II – No further compliance required. Page 29 Aerial View - 10 Croton Avenue Page 30 Street Views, 10 Croton Avenue Page 31 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. RE: Zoning Denial Letter Permit #A-26-569– Proposed 441 Sq. Ft. addition for a single-family residence. 10 Croton Ave. Cortlandt Manor Ny, 1056 Tax ID: 34.6-6-34 Dear Steve Basini, The Town of Cortlandt Department of Technical Services has completed its review of the above- referenced application for compliance with the Town’s Zoning Code, page A-100 by SJB Architecture and Design. At this time, the application has been denied pursuant to Town Code Chapter 307 – Zoning, Attachment 3, Table of Dimensional Regulations (Residential Districts). The submitted plans demonstrate that, within the R-G Zoning District, the front yard setback cannot be met. As a result, your application to the Zoning Board of Appeals will require area variance for the following: Front Yard setback: 30 Ft. required. Existing front yard setback:13.88 ft. Pre-existing Dimensionally non-conforming. Proposed addition will be 14.52 feet from front lot line. Requiring a 15.48 ft front yard variance. Zoning Reference: 307.17 Attachment 3 With this denial, you may now apply online for a Zoning Board of Appeals proceeding. Please upload this denial letter, the referenced plans, and all required information as outlined in the Department of Technical Services 1 Page 32 ZBA Application. All documents must be submitted in PDF format, drawn to scale, and include the digital seal and signature of the design professional of record. Please upload the following: 1. Property Survey 2. Drawing A-100 Sincerely, John Schembari Director of Code Enforcement Cc: Heather LaVarnway – Community Development and Planning Michael Cunningham, P.E. – Deputy Town Attorney Town Board Department of Technical Services 2 Page 33 Steven J. Basini, RA June 24, 2026 Michael Fleming, Chairman Zoning Board of Appeals Town of Cortlandt 1 Heady Street Cortlandt Manor, NY 10567 RE: 10 Croton Avenue, Cortlandt Manor, NY 10567 Addition to Single Family Residence Section 34.6, Block 3, Lot 34 Dear Chairman and Members of the Board: On behalf of the owners of the above-referenced property, Lauro & Alicia Uruchima, I submit this application to request approval to construct an addition to the ground floor of a single-family residence. The property is on the east side of Croton Avenue approximately 150 south of the intersection at Route 202/Crompond Road. The existing house extends beyond the allowable front yard setback. Much of the addition is at the rear of the house, however the house will be extended south 5 feet along the same plane as the existing front façade. The required front yard in an R-G zone is 30 feet. The northern front corner of the house sits at 13.88 feet from the property line. As the house is slightly skewed off the front property line, the southern front corner is 14.52 feet from the same line. The addition will begin at this point, requiring a 15.48 foot front yard variance. Please take into consideration the following 5 points when reviewing this request: (1) Whether an undesirable change will be produced in the character of the neighborhood or whether a detriment to nearby properties will be created by the granting of the variance. The proposed addition will not produce an undesirable change in the character of the neighborhood nor a detriment to nearby properties. The proposal is to match the existing character, roof line and finishes of the existing house. In addition, the front of the house is screened from the street by an existing 5-foot-high wood fence. (2) Whether the benefit sought by the applicant can be achieved by some feasible method other than a variance. There is no other feasible method to provide more space in the house without adding it as we’ve proposed. The house currently extends into the front yard 16 feet, making it almost impossible to construct any addition without requiring a variance. 18 Lakeview Avenue East • Cortlandt Manor, NY 10567 • (914) 402-1701 • sjbarchdesign.com Page 34 (3) Whether the requested variance is substantial. The requested variance may seem to be substantial as it’s over 50%, however as the house exists on the same plane as the addition and the majority is proposed at the rear of the house, we don’t believe this is a significant ask. (4) Whether the proposed variance will have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district. The proposed variance will not have an adverse effect or impact. The addition is a single story, in line with the existing ground floor, is mostly present at the rear of the house, and no environmental impacts exist as the addition will replace an existing impervious deck over the basement and concrete patio. (5) Whether the alleged difficulty was self-created (this will not necessarily preclude the granting of the area variance) The difficulty is self-created; however, we feel the need for more space in this modest home is just reason to request this variance and the addition does not extend further into the front yard than the existing structure. Thank you for your consideration in this matter. SJB ARCHITECTURE + DESIGN Steven J. Basini, RA 18 Lakeview Avenue East - Cortlandt Manor, NY 10567 - (914) 402-1701 - sjbarchdesign.com Page 35 UNAUTHORIZED ALTERATIONS TO THIS ZONING CONFORMANCE TABLE DRAWING IS A VIOLATION OF PART 69.5 (B) Crompond R-G ZONING DISTRICT CODE COMPLIANCE Urichima Residence OF THE N.Y.S. EDUCATION LAW. THIS PLAN IS NULL AND VOID UNLESS IT Road - 202 REQUIRED EXISTING PROPOSED VARIANCE 10 Croton Avenue BEARS THE ORIGINAL SEAL AND SIGNATURE REQUIRED ALL WORK SHALL CONFORM TO THE 2025 RC of Cortlandt Manor, NY 10567 OF THE ARCHITECT. NYS AND ALL OTHER APPLICABLE MUNICIPAL, MIN. LOT AREA (SF) 7,500 20,595 Unchanged S/B/L - 34.6 - 3 - 34 Horto STATE, AND FEDERAL RULES AND REGULATIONS. n Ln MINIMUM LOT WIDTH (FT) 60 117.69 Unchanged Drawn by: Checked by: MAXIMUM FLOOR AREA 3,800 1,828 2,269 MAXIMUM BUILDING COVERAGE FOR DWELLING SJB SJB 2,470 SF 1,110 1,110 65% OF ALLOWABLE F.A.R.(.65x3,800 = 2,470 SF) 16,479 16,318 SITE MINIMUM LANDSCAPE COVERAGE (SF) (40% Lot Area) 8,238 N/F KEESLER, Project # Dwg. Date MINIMUM FRONT YARD (FT) 30 13.88 14.52 15.48 Croton Avenue MINIMUM SIDE YARD (FT) 10 36.7 / 34.02 36.7 / 35.6 CHARLES R JR. 117.69' MINIMUM REAR YARD (FT) 20 133.7 124.6 S 3° 33' 00" W 06/22/23 MAX. BUILDING HEIGHT 40 FT 18.5 FT 21.9 FT Revisions 178.93' 171.11' 1 - rear yard required 2 - 20'-0" 3 - LOCATION MAP NTS NORTH - - - - - - ASPHALT DRIVE - - Conc. Walk 34.02' Deck over EXISTING AERIAL VIEWS Basement 30'-0" req'd 36" REF. front yard Existing Flower 36.7' 1-Story Frame Garden Conc. Residence Patio Stone paver walkway 13.88' DRAINAGE 14.52' 124.6' EASEMENT Croton Avenue PARTIAL EXISTING SITE PLAN 10'-0" 2 SCALE - 1" = 30'-0" 10'-0" I CERTIFY THAT THESE DOCUMENTS WERE PREPARED req'd req'd. OR APPROVED BY ME, AND THAT I AM A DULY side side LICENSED ARCHITECT UNDER THE LAWS OF N.Y.S. yard yard REGISTERED THROUGH JULY 31, 2029 EXIST. CROMPOND LLC PROPOSED FLOOR PLAN SHED EXISTING STREET VIEW (WEST) 3 SCALE - 3/16" = 1'-0" N N/F 2241 EXIST. N/F CITY OF NY SHED ASPHALT DRIVE Client NORTH WEST LAURO & ALICIA URUCHIMA Conc. Walk 35.6' Proposed Project 1-Story Frame Addition PROPOSED Conc. Walk 30'-0" required N 85° 46' 00" E ADDITION front yard Existing Flower 1-Story Frame Garden N 85° 46' 00" W 36.7' Residence 10 Croton Avenue rubble retaining wall Crtlandt Manor, NY 10567 ston Stone paver walkway e ret. Dwg. Name 14.75' 13.88' wall Exist. SITE PLAN, ZONING TABLE 14.52' 5 ft wood picket fence PLAN, ELEVATIONS Gate Existing 5 ft wood picket fence Brick Piers N 7° 19' 00" E Brick Pier Croton Avenue 117.86' Brick Pier Sheet # SOUTH 4 PROPOSED ELEVATIONS EAST 1 PROPOSED SITE PLAN A-100 SCALE - 3/16" = 1'-0" SCALE - 1" = 20'-0" Page 36