https://sleepyhollow.localarchives.org/files/original/938051a8c223bba9d77f6871b82da682.pdf d61b62b705ee0ac41b0e8f8209b0e6e1 PDF Text Text Village of Sleepy Hollow Zoning Board of Appeals Meeting October 16, 2024 Chairman Timothy Church called the meeting to order at 7:06 pm. Present: Timothy Church, Chairman Sandra Tripp Gorete Crowe Craig Lis Thomas Chang Carol Lyden Also Present: Sean E. McCarthy, Village Architect Absent: Pamela Kroll, Secretary to the Zoning Board of Appeals Agenda: 1) Maria Quinde, 30 Barnhart Avenue, Proposed 2-story addition- Continued public hearing 2) Joshua Egan & Jennifer Schwartz, 120 Gorey Brook Road, Proposed detached garage with accessory dwelling- Public hearing 3) Approval of minutes, July 17, 2024, September 18, 2024 1. Maria Quinde, 30 Barnhart Avenue, Proposed 2-story addition- Continue Public hearing Chairman Church stated that the Board received a revised submission from William Simeoforides, the architect representing the applicant. Chairman Church invited Mr. Simeoforides to describe the proposed application changes. Mr. Simeoforides presented a summary of the application for the benefit of the Board members who were not present at the September 18, 2024, meeting. The revised plans include reducing the size of the rear porch, removing the roof, and creating an open deck. The proposed building coverage will comply with the permitted 35% and not require a variance. The variances for the side yard setbacks are requested to remove and rebuild the existing basement stairs. The requested floor area variance proposes an increase of 244 square. Chairman Church asked Mr. McCarthy to confirm that the building coverage variance is no longer required. 1 (ZBA 10/16/2024) �Mr. McCarthy stated that the elimination of the covered porch and the slight reduction in the length of the addition would reduce the existing building coverage calculations. The variance for the side yard setback is required for the distance from the property line to the open basement stair. The combined side yard setback from the addition structure is 13-1/2 feet, where 15 feet is required. There was a discussion regarding the existing and proposed side yard setbacks. Mr. Simeoforides described the photographs and the elevations of the existing house. Craig Lis asked Mr. McCarthy to explain why an automatic sprinkler system would not be required. Mr. McCarthy stated that automatic sprinklers are required when the alterations or additions to a building are equal to or above 50 percent of the total usable floor area. The application proposes to alter 46 percent of the usable floor area and would not require an automatic sprinkler system. Chairman Church moved to open the public hearing. Moved: Church Seconded: Crowe Vote 6-0 Chairman Church solicited comments from the public. There were no public comments. Chairman Church moved to close the public hearing. Moved: Church Seconded: Tripp Vote 6-0 Chairman Church suggested approving the variances for the side yard setbacks and the increase in the floor area. The revised application complies with the building coverage requirements. The proposed additions would be more symmetrical and aesthetic than the existing structure. The proposed additions will be more code-compliant than the existing structure, and the improvements would benefit the neighborhood. The proposed additions are not substantial compared to the neighboring property and are consistent with the setbacks of other houses on the street. Concerning the public comments received regarding the use of the residence, the occupancy of the house is a code enforcement issue. The Board is reviewing the application for a decision on the propriety of the proposed construction. The proposed application would not create a detrimental environmental effect on the neighborhood. Although the application is a self-created hardship, it is not the only factor the Board considers when granting area variances. Chairman Church moved to approve the application. Moved: Church Seconded: Lis Timothy Church, Chairman - yes Craig Lis - yes Gorete Crowe - yes 2 (ZBA 10/16/2024) �Sandra Tripp - yes Thomas Chang- yes Carol Lyden- yes Vote 6-0 2. APPROVED Joshua Egan and Jennifer Schwartz, 120 Gorey Brook Road, Proposed detached garage with accessory dwelling- Public hearing Chairman Church read the public notice, listed the documents submitted with the application, and confirmed with Sean McCarthy that the Building Department received proof of the mailing receipts. Julie Evans stated that she is the project architect for the owners. The application proposes constructing a two story garage with an accessory dwelling on the second floor. Each floor would be 750 square feet. Ms. Evans presented photographs and described the views of the existing principal residence from different locations. Ms. Evans stated that the proposed garage location would minimize and mediate the grade changes from the house to the driveway, enabling them to create an at-grade entrance to the second-story accessory dwelling. The hip roof slope will allow for functional ceiling heights for the garage and dwelling unit and be more consistent with the architecture of the principal house. Chairman Church asked Ms. Evans for the proposed ceiling heights in the two-story garage structure and to explain the reasons for the roof height. Ms. Evans stated that the proposed garage ceiling height is 9 feet and 8 feet for the dwelling unit. Ms. Evans stated that eliminating the hip roof design would change the relationship to the backyard and prevent walk-out grade access to the dwelling unit. Since they cannot build a structure beyond the view easement line, this design provides the best option. Gorete Crowe asked Ms. Evans to describe the proposed use of the studio dwelling. Mr. Evans presented the floor plans and stated that the dwelling unit would be used for two home offices or a one bedroom residence for a future nanny. Chairman Church asked Ms. Evans why a revised drawing was submitted. Ms. Evans stated that the revised drawing was submitted for a correction of a neighboring property owner. Chairman Church move to open the public hearing. Moved: Church Seconded: Tripp Vote 6-0 Chairman Church solicited comments from the public. 3 (ZBA 10/16/2024) �Peter Zegarelli stated that he is owner of 21 Ridge Street. Ms. Zegarelli stated that his property is located east of the applicants property and includes the view easement. Mr. Zegarelli stated that he has no objections to the proposed application or the requested variance. Chairman Church move to close the public hearing. Moved: Church Seconded: Tripp Vote 6-0 Chairman Church stated that the proposed application will not create a substantial change to the neighborhood. The adjoining neighbor has no objections to the application or the increased roof height, and the requested height it not substantial. The proposed garage structure complies with the view easement and will not be visible to other properties on Ridge Street. The hip roof slope would be architecturally symmetrical with the principle building and allow at grade access to both floors of the garage structure. The proposed structure would not adversely affect the environmental conditions of the neighborhood. Gorete Crowe asked if the Board could include condition that the studio dwelling can not be rented. Sean McCarthy stated that the permitted accessory uses in the R-1 district includes home offices and quarters for full-time domestic employess. In order for the accessory dwelling unit to be occupied as a residence, the person needs to be employed by the owners of the principle building. A condition of approval is not required because rental of the dwelling unit would be considered a violation of the Certificate of Occupancy. Chairman Church moved to approve the application. Moved: Church Seconded: Tripp Timothy Church, Chairman - yes Craig Lis - yes Gorete Crowe - yes Sandra Tripp - yes Thomas Chang - yes Carol Lyden- abstained Vote 5-0-1 APPROVED 3. Approval of minutes, July 17, 2024, and September 18, 2024 Chairman Church tabled the approval of the minutes to the November 20, 2024 meeting. 4 (ZBA 10/16/2024) �Chairman Church moved to adjourn the meeting at 7:45 P.M. Moved: Church Seconded: Tripp Vote 6-0 Respectfully Submitted, Pamela Kroll Secretary to the Zoning Board of Appeals 5 (ZBA 10/16/2024) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Zoning Board Minutes & Resolutions-2024 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource MINS_ZONING_2024-10-16 Approved ZBA Minutes Subject The topic of the resource Zoning Board Minutes & Resolutions-2024 Date A point or period of time associated with an event in the lifecycle of the resource 2024 Rights Information about rights held in and over the resource Village of Sleepy Hollow All Rights Reserved. Type The nature or genre of the resource Text