INCORPORATED VILLAGE OF GREAT NECK
ZONING BOARD OF APPEALS
NOTICE OF PUBLIC HEARING
77 RADNOR ROAD (Section 1/Block 59/Lot 102)
PLEASE TAKE NOTICE, that the Zoning Board of Appeals of the Village of Great Neck shall hold a public hearing on Thursday, March 5, 2020 at 7:30PM at Village Hall, 61 Baker Hill Road, Great Neck, NY 11023, to hear the application to add a new one-story addition and a second story addition with interior alterations, by Mordechai Chaimzadegan, owner, represented by Robert Bahary, architect, for the premises at 77 Radnor Road in Great Neck. The applicants are seeking the following variance(s) from the Village Zoning Codes:
1. § 575-84 Front Yards
All lots shall have at least one front yard. A corner lot shall have a front yard on each public street on which the lot abuts. All front yards shall have a minimum depth equal to the greater of 20 feet or the average depth of the front yards of other lots which are on the same block front and within 200 feet.
The existing house is located on a corner lot and requires two front yards. The proposed front yard setback on the longer street is ten feet and 14.8 feet, where 20 feet is required. The existing front yard setback is legal non-conforming. It appears the entire dwelling will be coming down to the existing legal non-conforming foundation.
2. § 575-168 Facades of single-family dwellings.
In a single-family dwelling:
A. No horizontal plane of a front or side facade shall extend for more than 30 feet without a change or break in said plane of at least two feet in width. The horizontal plane of a front facade shall have at least one break of at least two feet in width, regardless of the overall width of the facade. A projecting chimney shall be considered a change or break in a plane if it is:
(1) A minimum of two stories tall;
(2) At least four feet wide up to the second story, at which point its width may be reduced to three feet; and
(3) At least two feet deep.
B. No more than 75% of a two-story front or side facade shall be made in one vertical plane; the balance of said facade shall follow a vertical plane which is separated from the former plane by at least two feet. A projecting chimney shall not be considered a separation.
Anything over 30 feet requires a two-foot break in the wall. The applicant is proposing a 55-foot straight wall in the side and 32 feet in the front yard.
25% of the roof line is needed on the first floor.
3. § 575-87 Permitted Encroachments
The following encroachments into required yards are hereby permitted:
(3) One-story open porch, having a maximum eave height of 12 feet, and a terrace, neither one of which may project more than 5 1/2 feet into a minimum front yard.
The proposed plans show a new front stoop at 9.5 feet deep whereas The Village of Great Neck Building Code allows a 5.5 foot minimum front yard encroachment. This dwelling does not provide the minimum front yard setback. A variance of 9.5 feet is required.
4 § 575-155 Parking in residence districts.
J. Single-family, two-family, and three-family detached dwellings.[Added 6-22-2004 by L.L. No. 14-2004; amended 6-6-2011 by L.L. No. 4-2011; 9-6-2011 by L.L. No. 5-2011]
REQUIRED PARKING
[Amended 5-5-2015 by L.L. No. 4-2015]
[2] One vehicle for the second and one additional vehicle for every additional room which could be used as a bedroom (for example, five bedrooms would require four parking spaces);
The proposed plans show 5 rooms to be considered for parking, were as the Village of Great Neck Building Code requires 4 parking spots for approval. These plans provide only 2 parking spots, a variance of 2 parking spots is required from 575-155 (2) of the Village of Great Neck Building Code.
5- § 575-168 Facades of single-family dwellings.
[Added 12-2-1997 by L.L. No. 4-1997]
In a single-family dwelling:
B. No more than 75% of a two-story front or side facade shall be made in one vertical plane; the balance of said facade shall follow a vertical plane which is separated from the former plane by at least two feet. A projecting chimney shall not be considered a separation.
The proposed plans show a side wall on the East side of dwelling without any separation setback from the former plan. This detail requires a Variance from 575-168B of the Village of Great Neck Building Code.
The premises also known as Section 1, Block 59, Lot 102 on the Nassau County Land and Tax Map, and are located in the Residence C Zoning District. A copy of the application material is available for review in the Village of Great Neck Building Department, Village Hall, during regular business hours.
If anyone needs special accommodations for a disability, such person should contact the Village Clerk at least 5 days prior to the hearing. At said hearing, all parties and interests will be given an opportunity to be heard.
BY ORDER OF THE BOARD OF APPEALS
OF THE VILLAGE OF GREAT NECK
DENNIS GROSSMAN, CHAIRMAN
Dated: February 20, 2020
GNN #152756
1x 2/28/2020 #152756
