INCORPORATED VILLAGE OF GREAT NECK ZONING BOARD OF APPEALS NOTICE OF PUBLIC HEARING 14 Strathmore Road (Section 1/Block 19 /Lot(s) 55) PLEASE TAKE NOTICE, that the Zoning Board of Appeals of the Village of Great Neck shall hold a public hearing on Thursday, December 7, 2023 at 7:30PM at Village of Great Neck, 767 Middle Neck Road, Great Neck, NY 11023, to hear the application of Marcia and Daniel Horowitz, owners, represented by Ed Licalzi of R. Shatarah Consulting Engineers, P.C., for the premises at 14 Strathmore Road in Great Neck. The applicants are seeking site plan approval and the following variance(s) from the Village Zoning Codes for additions and alterations: 1. §575-38 Building Area and Floor Area Ratio A. For single-family dwelling use, the building area shall not exceed 25% of the lot area and, subject to any modifications required by § 575-167 of this chapter, the floor area ratio shall not exceed the limits hereinafter set forth. The proposed building area is 2,271.3 SF, whereas the maximum allowed is 2,091 SF. A variance of 179.9 SF is requested. 2. §575-38 Building Area and Floor Area Ratio A. For single-family dwelling use, the building area shall not exceed 25% of the lot area and, subject to any modifications required by § 575-167 of this chapter, the floor area ratio shall not exceed the limits hereinafter set forth. (1) On interior lots: 0.50 of the first 6,000 square feet of lot area; 0.20 of the lot area in excess of the first 6,000 square feet which is less than 100 feet from the street on which the lot abuts; and 0.10 of the lot area in excess of the first 6,000 square feet which is farther than 100 feet from said street. To the extent required, all of the area of the lot within 100 feet of the street on which the lot abuts must be included in the calculation of the first 6,000 square feet of lot area. The proposed floor area is 3,547.9 SF, whereas the maximum allowed is 3,391.45 SF. A variance of 156.45 SF is requested. 3. §575-43 Side Yards A. On an interior lot, a single-family dwelling shall have two side yards, one on each side of the main building. The aggregate width of the two side yards shall not be less than 18 feet, plus 1/2 of the width of the lot in excess of 60 feet. No side yard shall have a width of less than 1/2 of the minimum required aggregate width of both side yards. When practical, the wider of the two side yards shall be placed adjacent to the narrower of the side yards of an adjoining lot or lots. The proposed aggregate side yard on the Northwest side is 15.75 feet, whereas 25.5 feet is the minimum requirement. A variance of 9.75 feet is requested. 4. §575-43 Side Yards A. On an interior lot, a single-family dwelling shall have two side yards, one on each side of the main    building. The aggregate width of the two side yards shall not be less than 18 feet, plus 1/2 of the width of the lot in excess of 60 feet. No side yard shall have a width of less than 1/2 of the minimum required aggregate width of both side yards. When practical, the wider of the two side yards shall be placed adjacent to the narrower of the side yards of an adjoining lot or lots. The proposed side yard is 9.3 feet, whereas 12.75 feet is the minimum requirement. A variance of 3.45 feet is requested. 5. §575-42 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 25 feet or the average depth of the front yards of other lots which are on the same block front and within 200 feet. In no event, however, shall a front yard be required to have a depth which is greater than 35 feet. The proposed front yard average is 28.3 feet, whereas 29.5 feet is required. A variance of 1.2 feet is requested. 6. §575-44 Rear Yards There shall be a rear yard, the depth of which shall be 25 feet plus 1/4 of the depth of the lot in excess of 100 feet. The proposed rear yard is 26.5 feet, whereas 28.38 feet is required. A variance of 1.88 feet is requested. 7. §575-170.2 Outdoor Compressors F. Notwithstanding anything in Subsections B through E of this section to the contrary, outdoor compressors used in connection with air-conditioning systems shall be permitted as of right in a side yard so long as they meet all of the following conditions: (2) They must be certified by their manufacturers not to produce a continuous airborne sound level in excess of 60 dBA. In the event that there is more than one such compressor in a side yard, such certification must show that all such compressors, when running simultaneously, will not produce a continuous airborne sound level in excess of 60 dBA. The proposed decibel level of the compressors when running simultaneously is 76, whereas the maximum allowed is 60 decibels. A variance of 16 dBAÃs is requested. 8. §575-170.3 Electric Generators D. Location. Electric generators shall be located in the rear yard, immediately adjacent to the rear wall of the dwelling and at least 20 feet from any property line. H. Notwithstanding anything in Subsections C through G of this section to the contrary, electric generators shall be permitted as of right in a side yard, so long as they meet all of the following conditions: (1) They must be located: (a) Within three feet of the dwelling; (b) Not less than five feet from the closest property line; and (c) At least 10 feet from the front-most portion of the wall of the dwelling along which they are placed. The proposed location of the generator is the front yard, whereas the allowable locations are the rear yard or side yard. A variance is requested. 9. §575-170.3 Electric Generators D. Location. Electric generators shall be located in the rear yard, immediately adjacent to the rear wall of the dwelling and at least 20 feet from any property line. The proposed location of the generator is 10.8 feet from the property line, whereas the minimum required distance is 20 feet. A variance of 9.2 feet is requested.  10. §575-170.3 Electric Generators H. Notwithstanding anything in Subsections C through G of this section to the contrary, electric generators shall be permitted as of right in a side yard, so long as they meet all of the following conditions: (1) They must be located: (c) At least 10 feet from the front-most portion of the wall of the dwelling along which they are placed. Generators need to be located in the rear or side yard and a minimum of 10 feet from the front most portion of the wall along which they are placed, whereas 0 feet are provided. A variance is requested. 11. §575-170.3 Electric Generators H. Notwithstanding anything in Subsections C through G of this section to the contrary, electric generators shall be permitted as of right in a side yard, so long as they meet all of the following conditions: (1) They must be located: (a) Within three feet of the dwelling. The proposed location of the generator is 3.71 feet from the dwelling, whereas the maximum allowed distance is 3 feet. A variance of .71 feet is requested. The premises are also known as Section 1, Block 19, Lot(s) 55 on the Nassau County Land and Tax Map and are located in the Residence Zoning A-1 District. A copy of the application materials is available for review in the Village of Great Neck Building Department, Village Hall, during regular business hours.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 November 29, 2023
