Zoning Board Meeting & Work Session — 2026-02-19 — Agenda

Page 1 TOWN OF CORTLANDT ZONING BOARD OF APPEALS Town Hall, 1 Heady Street Michael Fleming Cortlandt Manor, NY 10567 Town Supervisor Main #:Chairman 914-734-1080 914-734-1080 Richard H. Becker, MD Wai Man Chin Town Board Vice-Chairman James F. Creighton Chris Beloff Cristin Jacoby Frank Franco Robert Mayes Michelle Piccolo Hill Joyce C. White Benito Martinez Thomas Walsh TO JOIN THE MEETING REMOTELY USE THE ZOOM LINK BELOW: https://us02web.zoom.us/j/89129577263?pwd=aXQMLoO2AXbYGE5KoBKMZiiN0MuZnX.1 AGENDA………………………………………………...............................ZONING BOARD OF APPEALS Town Hall – 1 Heady Street Cortlandt Manor, NY 10567 Work Session – Thursday, February 19, 2026 at 6:30 PM 1. Discuss Agenda for the Regular Meeting Regular Meeting – Thursday, February 19, 2026 at 7:00 PM * 1. Pledge to the Flag and Roll Call 2. Adoption of the Meeting Minutes for January 15, 2026 3. NEW PUBLIC HEARINGS A. Case No. 2026-1 – Application of Steve Auth, for the property of Andrea Omboni, for area variances, for lot area, front yard and side yard setbacks for a proposed new residence located at 34 Young St. 4. OLD BUSINESS A. Case No. 2025-6 Application of Paola Patino and Miguel Rodas for an area variance for an additional curb cut (driveway) for property located at 60 Carolyn Drive. NEXT REGULAR MEETING THURSDAY, MARCH 19, 2026 *Regular meeting to begin at conclusion of the work session Page 2 ZONING BOARD OF APPEALS FACT SHEET ZBA Member Assigned: Walsh CASE NO.: 2026-1 Name of Applicant: Steve Auth Owner: Andrea Omboni Address of property: 34 Young Street Section, Block, Lot: 13.13-2-34 Prior ZBA Case No.: NA Zone: R-40 Lot Size: 34,820 sq. ft. Request: Four Area Variances for a proposed new residence –lot area, front yard setback, and both side yard setbacks. Staff Comments: The Code Enforcement office received a building permit application for the construction of a new home on an existing non-conforming vacant lot. They denied the request on January 27, 2026. The property is zoned R-40, single-family residential requiring 40,000 sq.ft. The subject parcel is located at 34 Young Street, south of existing houses at 30 and 32 Young St. The houses are accessed by a driveway extension off the end of Young St. The applicant is proposing to extend the driveway to serve the subject lot. There is an additional vacant parcel, 38 Young St., located to the south of the subject parcel. The driveway extension would bring the access close to the end of School Street, a private road west of the subject parcel. As described in the five-factor narrative and project cover letter, the applicant states that the requested variances are due to the size requirements of the septic system and expansion area, the sloped portion at the rear of the lot, and the desired size and configuration of the proposed house and garage. The code-compliant building envelope is 40 feet wide by over 2,000 feet deep, as shown on the plan dated 1/19/2026. The grading to the rear of the house continues at a similar slope for approximately 50 feet beyond the septic expansion area, at which point the downward slope of the lot increases. The garage is partially incorporated into the footprint of the house, contributing to the 60-foot width of the structure, and the layout being typical of the raised ranch house style. Variance(s) Requested: Area Variances: lot area, front yard and both side yards for a proposed new house. REQUIRED PROPOSED VARIANCE % Area – 40,000 sq. ft. 34,820 sq. ft. 5,180 sq. ft. 13% Front Yard – 50 ft. 30 ft. 20 ft 40% Side Yards – 30 ft. 15 ft. (south side) 15 ft. 50% 25 ft (north side) 5 ft. 17% SEQR: TYPE II – No further compliance required Page 3 Page 4 Page 5 1 0 8 N D I V I S I O N S T R E E T, S U I T E 1 0 0 , P E E K S K I L L , N E W Y O R K 1 0 5 6 6 To: Town of Cortlandt Zoning Board of Appeals Town Hall 1 Heady Street Cortlandt Manor, New York 10567 Attn: Chair Fleming & Zoning Board of Appeals Members Date: February 9, 2026 RE: PROJECT NARRATIVE- 34 YOUNG STREET RESIDENCE 34 Young Street, Cortlandt Manor, New York 10567 S-B-L: 13.13-2-34 Our office is pleased to present a proposal for a new single-family residence to be constructed at 34 Young Street. The property is located in a R-40 Single-Family Residential Zone. Figure 1. Proposed Rendering of New Single-Family Residence Page | 1 Page 6 34 Young Street February 9, 2026 To support the new structure as proposed, this application is requesting consideration from the Zoning Board of Appeals for relief from the following requirements of the Town of Cortlandt Zoning Code Section 307 Attachment 3 Table of Dimensional Regulations: • Minimum Lot Size: Required Proposed Area Variance Required 40,000 SF 34,820 SF 5,180 SF • Minimum Front Yard Setback: Required Proposed Area Variance Required 50 FT 30 FT 20 FT • Minimum Side Yard Setback: Required Proposed Area Variance Required 30 FT 15 FT 15 FT In the review of a request for area variances, there are five factors that are typically considered as part of determining if the benefit to the applicant outweighs potential for adverse impact: Lot Size Variance Request 1. Whether an undesirable change will be produced in the character of the neighborhood, or if a detriment to nearby properties will occur: We do not believe that allowing for the construction of a new residence on the pre- existing non-conforming lot will result in an undesirable change in the character of the neighborhood as many of the neighboring lots are of similar or lesser size. Figure 2. Westchester GIS Area Map Page | 2 Page 7 34 Young Street February 9, 2026 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: There is no other alternative available to the Applicant other than to seek relief as the minimum size standard applied by Zoning Law exceeds the size of the existing lot. 3. Whether the requested variance is substantial: Due to the average size of the surrounding parcels, we do not believe the variance to be substantial. 4. Whether the proposed variance will have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district: We do not believe that allowing for the construction of a new residence on the pre- existing non-conforming lot will result in an undesirable change in the character of the neighborhood as many of the neighboring lots are of similar or lesser size. 5. Whether the alleged difficulty was self-created: The existing parcel is believed to pre-date current zoning law and therefore the difficulty was not self-created. Front Yard Setback Variance Request 1. Whether an undesirable change will be produced in the character of the neighborhood, or if a detriment to nearby properties will occur: We do not believe the reduced front yard setback will result in an undesirable change to the character of the neighborhood as many surrounding lots appear to have similar setbacks. 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 need for the variance is to allow for placement of a septic system in conformance with Westchester County Department of Health requirements. The slopes at the rear of the lot are too steep to accommodate the system and therefore it is necessary to move the proposed structure closer to the Street. 3. Whether the requested variance is substantial: Based on typical setbacks observed on surrounding parcels, we do not believe the variance to be substantial. Page | 3 Page 8 34 Young Street February 9, 2026 4. Whether the proposed variance will have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district: We do not believe the proposed variance will have an adverse impact on the physical or environmental conditions in the neighborhood as many surrounding lots appear to have similar setbacks. 5. Whether the alleged difficulty was self-created: While the action taken is self-created, the topographic challenges the existing lot presents that limit the placement of a new septic system are not. Front Yard Setback Variance Request 1. Whether an undesirable change will be produced in the character of the neighborhood, or if a detriment to nearby properties will occur: We do not believe the reduced side yard setback will result in an undesirable change to the character of the neighborhood as many surrounding lots appear to have similar setbacks. 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 need for the variance is primarily due to the pre-existing non-conforming lot width of 100 feet as opposed to 150 feet required by Zoning Code. In order to place the 60- foot-long residence proposed in a manner that allows vehicles to enter the garage, the residence is proposed to favor the Southern lot line resulting in a proposed side yard setback of 15 feet. 3. Whether the requested variance is substantial: Based on typical setbacks observed on surrounding parcels, we do not believe the variance to be substantial. 4. Whether the proposed variance will have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district: We do not believe the proposed variance will have an adverse impact on the physical or environmental conditions in the neighborhood as many surrounding lots appear to have similar setbacks. 5. Whether the alleged difficulty was self-created: Page | 4 Page 9 34 Young Street February 9, 2026 While the action taken is self-created, the pre-existing non-conforming lot width of 100 feet as opposed to 150 feet required by Zoning Code is not. We respectfully request that the board consider these variance requests as we believe the benefit to the applicant outweighs any potential for adverse effect. We look forward to further reviewing this application with the Board. Please contact me should you have any questions or should any further information be required. Respectfully Submitted, Joseph G. Thompson, RA, M. Arch, NCARB, LEED AP, CSBA, CDT NYS Registered Architect Page | 5 Page 10 Green Tek Modular Homes 61 Whitman Rd Yorktown Heights, NY 10598 (914) 490-7596 February 5, 2026 Town of Cortlandt, c/o Chris Kehoe 1 Heady Street Cortlandt Manor, NY 10567 RE: Area Variance Request for 34 Young Street Dear Zoning Board of Appeals Members: The proposed area variance requested will not be an undesirable change to the neighborhood. It will be consistent and similar to the adjacent properties. In consideration of this application the property is located in R-40 one acre zoning, however the property does not consist of one acre of land, therefore the lot is substandard. The side yard variance is requested to allow for garage entrance way to be located on the side of the house. The front yard variance is requested to allow for a four bedroom septic system. The septic needs to be installed in the center and forward portion of the lot due to the fact the rear portion of the property slopes and does not conform to Westchester County Board of Health requirements. Furthermore, the applicant will be required to connect School Street to Young Street for fire safety apparatus. Adjacent properties with lots of 150’ still had to obtain variances for the purpose of construction. The proposed house will consist of approximately 1700 sq ft on the upper level and approximately 900 square feet on the lower level. Due to the current zoning rules, the building envelope provides a 40’ wide house. Given the current cost of construction and land values, it is not possible to obtain a reasonable return on the investment. Furthermore, the property is located in a rural part of Cortlandt and approximately 6.6 acres of town property which further demonstrates it will not be a detriment to the neighborhood or nearby properties. Furthermore, there is no alternative method of obtaining relief from the current code due to the fact that is a preexisting, non-conforming lot. The difficulty in meeting current zoning requirements is not feasible. Regards, Steven A. Auth President Page 11 YOUNG STREET 32 YOUNG STREET N/F GARDNER BULK TABLE REQUIREMENTS EXTEND S-B-L: 13.13-2-35.1 Zone: R-40 Single Family Residential ZONING INFORMATION Existing Use: Vacant Land Proposed Use: Single Family Residence Joseph G. Thompson Architect, PLLC 10 8 N D i vi si on S tree t, S ui te 100 Use Permitted By: By Right Peekskill, New York 10566 MINIMUM REQUIRED PH: (8 4 5) 5 3 2 - 8 1 5 6 EM: joe@jthompsonarch.com Required Proposed NOTES: Lot Area IT IS A VIOLATION OF THE LAW FOR EET ANY PERSON, UNLESS ACTING 34 YOU NG STR 34 YOUNG STREET Lot Width UNDER THE DIRECTION OF A LICENSED ARCHITECT OR ENGINEER, 0.79 ACRE LOT TO ALTER AN ITEM IN ANY WAY. IF AN ITEM BEARING THE SEAL OF AN ARCHITECT OR ENGINEER IS S-B-L 13.13-2-34 Landscape Coverage ALTERED, THE ALTERING ARCHITECT OR ENGINEER SHALL AFFIX TO HIS 34,820.5 SF ITEM THE SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS YARD SETBACKS SIGNATURE AND THE DATE OF SUCH ALTERATION, AND A SPECIFIC DESCRIPTION OF THE ALTERATION. Required Proposed DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS GOVERN. Front © JOSEPH G THOMPSON ARCHITECT, PLLC. ALL RIGHTS RESERVED. Rear Side G . THOM MAXIMUM PERMITTED PH 38 YOUNG STREET 36 YOUNG STREET 78 RED MILL ROAD E PS JOS ON N/F VARA N/F GUILDED AGE N/F CARROLL Permitted Proposed S-B-L: 13.13-2-33.2 CONSTRUCTION S-B-L: 13.13-2-33 S-B-L: 13.13-2-33.1 Floor Area 036057 N Building Coverage Site Location Map Site Plan Building Height SEAL 1 2 Joseph G. Thompson, RA C1.01 Scale: 1" = 250'-0" C1.01 Scale: 1" = 30'-0" New York State License #036057 250 249 248 247 246 245 244 243 242 NEIGHBORING FENCE 219 218 217 EXTEND 241 PLAY 227 226 225 224 223 222 221 220 GYM 229 228 YOUNG NEW ASPHALT 240 239 237 236 234 233 232 231 230 STREET DRIVE 238 235 250 FOR ZONING BOARD OF APPEALS REVIEW & APPROVAL 249 DECK (14' X 22') 308 SF NEW PAVER WALK 248 2 STORY SINGLE 34 Young Street FAMILY RESIDENCE Town of Cortlandt - Westchester County (1,892 SF FOOTPRINT +1,702 SF SECOND FLOOR) LANDING Cortlandt Manor, New York 10567 3,569 TOTAL SF FFE 250' Green Tek Land & Site, LLC GARAGE SLAB ELEV 240.2' S-B-L: 13.13-2-34 34 Young Street SEPTIC TANK Date: February 2, 2026 Revisions: 244 243 242 241 240 239 238 237 236 235 234 233 232 231 230 229 228 227 226 225 224 223 222 221 220 219 218 217 216 3 Enlarged Architectural Site Plan C1.01 Scale: 1" = 10'-0" C1.01 Page 12 YOUNG STREET 32 YOUNG STREET N/F GARDNER BULK TABLE REQUIREMENTS EXTEND S-B-L: 13.13-2-35.1 Zone: R-40 Single Family Residential ZONING INFORMATION Existing Use: Vacant Land Proposed Use: Single Family Residence Joseph G. Thompson Architect, PLLC 1 08 N D i vi si on S tree t, S ui te 100 Use Permitted By: By Right Peekskill, New York 10566 MINIMUM REQUIRED PH: (8 4 5) 5 3 2 - 8 1 5 6 EM: joe@jthompsonarch.com Required Proposed NOTES: Lot Area IT IS A VIOLATION OF THE LAW FOR RE E T ANY PERSON, UNLESS ACTING 34 YO UNG S T 34 YOUNG STREET Lot Width UNDER THE DIRECTION OF A LICENSED ARCHITECT OR ENGINEER, 0.79 ACRE LOT TO ALTER AN ITEM IN ANY WAY. IF AN ITEM BEARING THE SEAL OF AN ARCHITECT OR ENGINEER IS S-B-L 13.13-2-34 Landscape Coverage ALTERED, THE ALTERING ARCHITECT OR ENGINEER SHALL AFFIX TO HIS 34,820.5 SF ITEM THE SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS YARD SETBACKS SIGNATURE AND THE DATE OF SUCH ALTERATION, AND A SPECIFIC DESCRIPTION OF THE ALTERATION. Required Proposed DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS GOVERN. Front © JOSEPH G THOMPSON ARCHITECT, PLLC. ALL RIGHTS RESERVED. Rear Side G . THOM MAXIMUM PERMITTED PH 38 YOUNG STREET 36 YOUNG STREET 78 RED MILL ROAD E PS JOS ON N/F VARA N/F GUILDED AGE N/F CARROLL Permitted Proposed S-B-L: 13.13-2-33.2 CONSTRUCTION S-B-L: 13.13-2-33 S-B-L: 13.13-2-33.1 Floor Area 036057 N Building Coverage Site Location Map Site Plan Building Height SEAL 1 2 Joseph G. Thompson, RA C1.01 Scale: 1" = 250'-0" C1.01 Scale: 1" = 30'-0" New York State License #036057 250 249 248 247 246 245 244 243 242 NEIGHBORING FENCE 219 218 217 EXTEND 241 PLAY 227 226 225 224 223 222 221 220 GYM 229 228 YOUNG NEW ASPHALT 240 239 237 236 234 233 232 231 230 STREET DRIVE 238 235 250 FOR ZONING BOARD OF APPEALS REVIEW & APPROVAL LINE OF MINIMUM REQUIRED SETBACK 249 DECK (14' X 22') 308 SF NEW PAVER WALK 248 2 STORY SINGLE 34 Young Street FAMILY RESIDENCE Town of Cortlandt - Westchester County (1,892 SF FOOTPRINT +1,702 SF SECOND FLOOR) LANDING Cortlandt Manor, New York 10567 3,569 TOTAL SF FFE 469.5' Green Tek Land & Site, LLC GARAGE SLAB ELEV 468' LINE OF MINIMUM REQUIRED SETBACK S-B-L: 13.13-2-34 34 Young Street SEPTIC TANK Date: January 19, 2026 Revisions: 244 243 242 241 240 239 238 237 236 235 234 233 232 231 230 229 228 227 226 225 224 223 222 221 217 216 3 Enlarged Architectural Site Plan C1.01 Scale: 1" = 10'-0" C1.01 Page 13 Joseph G. Thompson Architect, PLLC 10 8 N Divi sio n S tr ee t, S u ite 1 00 Peekskill, New York 10566 PH: (8 4 5) 5 3 2 - 8 1 5 6 EM: joe@jthompsonarch.com NOTES: IT IS A VIOLATION OF THE LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT OR ENGINEER, TO ALTER AN ITEM IN ANY WAY. IF AN ITEM BEARING THE SEAL OF AN ARCHITECT OR ENGINEER IS ALTERED, THE ALTERING ARCHITECT OR ENGINEER SHALL AFFIX TO HIS ITEM THE SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS SIGNATURE AND THE DATE OF SUCH ALTERATION, AND A SPECIFIC DESCRIPTION OF THE ALTERATION. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS GOVERN. © JOSEPH G THOMPSON ARCHITECT, PLLC. ALL RIGHTS RESERVED. 1 1 A3.02 A3.03 G . THOM PH E PS JOS ON 036057 SEAL Joseph G. Thompson, RA New York State License #036057 MODULAR CONSTRUCTION REFER TO MODULAR PLANS BY OTHERS FOR ZONING BOARD OF APPEALS REVIEW & APPROVAL FOYER 34 Young Street Town of Cortlandt - Westchester County 1 A3.01 Cortlandt Manor, New York 10567 Green Tek Land & Site, LLC S-B-L: 13.13-2-34 34 Young Street 2 A3.02 Date: February 5, 2026 Revisions: 1 Basement Architectural Plan N S1.02 Scale: 1/4" = 1'-0" S1.02 Page 14 Joseph G. Thompson Architect, PLLC 10 8 N Divi sio n S tr ee t, S u ite 1 00 Peekskill, New York 10566 PH: (8 4 5) 5 3 2 - 8 1 5 6 EM: joe@jthompsonarch.com NOTES: IT IS A VIOLATION OF THE LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT OR ENGINEER, TO ALTER AN ITEM IN ANY WAY. IF AN ITEM BEARING THE SEAL OF AN ARCHITECT OR ENGINEER IS ALTERED, THE ALTERING ARCHITECT OR ENGINEER SHALL AFFIX TO HIS ITEM THE SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS SIGNATURE AND THE DATE OF SUCH ALTERATION, AND A SPECIFIC DESCRIPTION OF THE ALTERATION. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS GOVERN. © JOSEPH G THOMPSON ARCHITECT, PLLC. ALL RIGHTS RESERVED. G . THOM PH E PS JOS ON 036057 W SEAL D Joseph G. Thompson, RA New York State License #036057 LAUNDRY ROOM BEDROOM BATHROOM PANTRY FOR ZONING BOARD OF APPEALS REVIEW & APPROVAL FAMILY ROOM TWO CAR STORAGE GARAGE FOYER 34 Young Street Town of Cortlandt - Westchester County Cortlandt Manor, New York 10567 Green Tek Land & Site, LLC S-B-L: 13.13-2-34 34 Young Street Date: February 5, 2026 Revisions: 1 Basement Architectural Plan N A1.00 Scale: 1/4" = 1'-0" A1.00 Page 15 Joseph G. Thompson Architect, PLLC 10 8 N Divi sio n S tr ee t, S u ite 1 00 Peekskill, New York 10566 PH: (8 4 5) 5 3 2 - 8 1 5 6 EM: joe@jthompsonarch.com NOTES: IT IS A VIOLATION OF THE LAW FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED ARCHITECT OR ENGINEER, TO ALTER AN ITEM IN ANY WAY. IF AN ITEM BEARING THE SEAL OF AN ARCHITECT OR ENGINEER IS ALTERED, THE ALTERING ARCHITECT OR ENGINEER SHALL AFFIX TO HIS ITEM THE SEAL AND THE NOTATION "ALTERED BY" FOLLOWED BY HIS SIGNATURE AND THE DATE OF SUCH ALTERATION, AND A SPECIFIC DESCRIPTION OF THE ALTERATION. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS GOVERN. © JOSEPH G THOMPSON ARCHITECT, PLLC. ALL RIGHTS RESERVED. G . THOM PH E PS JOS ON 036057 SEAL Joseph G. Thompson, RA New York State License #036057 1 East Elevation 2 North Elevation A2.01 Scale: 1/4" = 1'-0" A2.01 Scale: 1/4" = 1'-0" FOR ZONING BOARD OF APPEALS REVIEW & APPROVAL 34 Young Street Town of Cortlandt - Westchester County Cortlandt Manor, New York 10567 Green Tek Land & Site, LLC S-B-L: 13.13-2-34 34 Young Street Date: February 5, 2026 Revisions: 3 South Elevation 4 West Elevation A2.01 Scale: 1/4" = 1'-0" A2.01 Scale: 1/4" = 1'-0" A2.01 Page 16 ZONING BOARD OF APPEALS Town of Cortlandt Westchester County, New York DECISION & ORDER Case #: 2025-6 Petitioner: Paola Patino/Miguel Rodas Owner: Same Address: 60 Carolyn Drive Tax Map Designation: Section 22.08 Block: 2 Lot: 61 Present Zoning: R-20 Nature of Petition: [X] Area Variance [] Use Variance [] Interpretation Describe Request: A variance from Section 261-23, Curb Cuts, single-curb cut allowed, second curb cut is proposed. Drawings: Property Survey prepared by Steven J. Green, PLS dated December 16, 2024 Board Members: Present: Absent: Michael Fleming Wai Man Chin Benito Martinez Frank Franco Michelle Piccolo-Hill Tom Walsh Chris Beloff The above referred to Petition, having been duly advertised in The Croton Gazette, the official newspaper of the Town of Cortlandt in the weekly issue published on 7/10/25 – 7/16/25, Town Board Resolution No. 153-88 having been complied with and the matter having duly come to be heard before a duly convened meeting of the Board on the following dates, 7/22/25, 10/16/25 & 11/20/25 held at Town Hall and all of the facts, matters and evidence produced by the Petitioner, by the administrative official and by interested parties having been duly heard, received and considered, and due deliberation having been had, the following Decision and Order is hereby made: The Zoning Board of Appeals has taken into consideration the benefit to the applicant if the variances are granted as weighed against the detriment to the health, safety and welfare of the neighborhood or community by such grant. In making such determination, the Board makes the following findings: 1. In the opinion of the Zoning Board of Appeals there will be an undesirable change in the character of the neighborhood and a detriment to nearby properties will be created by granting the requested variance for an additional curb cut for a second driveway. According to the applicant the second driveway had already been informally created by the previous owner when they purchased the house. They continued to use the driveway and applied to the Town for a driveway permit. The applicant was issued a denial letter as a second curb cut for a second driveway is not permitted under Town Code. The applicant uses the second driveway to park a recreational vehicle, a boat, personal vehicles, and according to information gained by photographs and visits to the area by Zoning Board members, items related to the applicant’s business. The number of vehicles parked in this area and coming and going from the site is not in character with the residential neighborhood of single-family homes. In addition, in an R-20 zoning district a recreational vehicle and boat cannot be located in the front or side yard. As this application was progressed the applicant proposed an extension to the driveway in an effort to relocate the recreational vehicle and boat to the rear yard. The location of this second driveway is within 75’ of Page 17 ZBA Decision & Order, Case #2025-6 Page 2 Westchester Lake, a regulated wetland. The parking of vehicles within the wetland buffer could potentially have adverse environmental impacts to the lake given the potential of oil or gasoline leaks and runoff caused by the creation of an impervious surface within the buffer. The applicant was given the option of presenting alternative designs for the driveway such as a pervious gravel surface, buffer plantings, etc. but never presented sufficient details or justification. 2. The benefit sought by the applicant can be achieved by some other feasible method. The house already has an existing paved driveway and garage for personal vehicles. The boat and recreational vehicle could be stored off-site. In addition, the recreational vehicle and boat are permitted to be on the property as long as they are located in the ear yard. The applicant could investigate other methods to locate the vehicles in the rear yard. 3. The requested variance for the second curb cut is not a traditional request in the sense that it is not easily determined whether or not it is substantial. However, the number of vehicles and the activity going on in the driveway accessed through the second curb cut was substantial in the opinion of the Zoning Board of Appeals. 4. The requested second curb cut for a second driveway does, in the opinion of the Zoning Board of Appeals, have the potential for an adverse effect and impact on the physical and environmental conditions in the neighborhood or district. The number of vehicles stored in, and actively using the second driveway, does have a negative visual impact to neighboring properties. In addition, the location of the driveway is within the regulated wetland buffer to Westchester Lake and could have the potential to adversely impact the health of the lake. 5. While the driveway may have existed when the applicant purchased the property, their continued use of the driveway is a self-created hardship and in the opinion of the Zoning Board there are alternatives available to the property owner that outweigh the granting of the requested variance. Therefore, the application for an Area Variance for a second curb is hereby DENIED. The applicant is hereby required to: 1) Rebuild the curb along Carolyn Drive and restore the area currently being used as a driveway to a natural/yard condition to the satisfaction of the Department of Technical Services. Further it is ordered that in all other respects Petitioner comply with all of the rules, regulations and ordinances of the Town of Cortlandt and all other agencies having jurisdiction. Adopted: February 19, 2026 Cortlandt Manor, New York Date filed: February xx, 2026 __________________________ _____________________________ Chris Kehoe, AICP Michael Fleming Clerk, Zoning Board of Appeals Chairman, Zoning Board of Appeals