INCORPORATED VILLAGE OF GREAT NECK ZONING BOARD OF APPEALS NOTICE OF PUBLIC HEARING 187-195 Steamboat Road (Section 1/Block 197/Lots 2-5) PLEASE TAKE NOTICE, that the Zoning Board of Appeals of the Village of Great Neck shall hold a public hearing on Monday, July 11, 2023 at 7:30PM at Village of Great Neck, 767 Middle Neck Road, Great Neck, NY 11024, to hear the application of Allen Hakim and The United Mashadi Jewish Community of America, applicants, represented by Paul Bloom, attorney, for the premises at 187-195 Steamboat Road in Great Neck. The applicants are seeking the following variance(s) from the Village Zoning Codes in connection with their application to build a community center: 1. §575-79 Population Density and Street Frontage C. No building used for one of the purposes referred to in § 575-77C may be constructed on or occupy a lot having an area of less than one acre or having street frontage of less than 200 feet. No building used for one of the purposes referred to in § 575-77E may be constructed on or occupy a lot having an area of less than five acres or having street frontage of less than 200 feet. The lot area is 1.98 acres, whereby the minimum lot area required is 5 acres. A variance of 3.02 acres is requested. 2. §575-82 Lot Coverage Lot coverage on a residential lot in the Residence C District shall not exceed the following thresholds: A. Front yard coverage: 50%. The proposed front yard coverage is 27,736.22 SF, whereby the maximum front yard coverage is 14,767.5 SF. A variance of 12,968.72 SF is requested. 33. §575-82 Lot Coverage Lot coverage on a residential lot in the Residence C District shall not exceed the following thresholds: C. Side yard coverage: 10% or, for corner plots, 40% (but in both cases exclusive of coverage by that portion of a driveway whose width does not exceed 20 feet). The proposed west side yard coverage is 6,610.22 SF, whereby the maximum allowable side yard coverage is 1,184.66 SF. A variance of 5,425.56 SF is requested. 4. §575-82 Lot Coverage1. Lot coverage on a residential lot in the Residence C District shall not exceed the following thresholds: C. Side yard coverage: 10% or, for corner plots, 40% (but in both cases exclusive of coverage by that portion of a driveway whose width does not exceed 20 feet). The proposed east side yard coverage is 2,763.86 SF, whereby the maximum allowable side yard coverage is 744.38 SF. A variance of 2,019.48 SF is requested. 5. §575-82 Lot CoverageLot coverage on a residential lot in the Residence C District shall not exceed the following thresholds: B. Rear yard coverage: 40%. The proposed rear yard coverage is 9,094 SF, whereas the maximum allowable rear yard coverage is 4,032.8 SF. A variance of 5,061.2 SF is requested. 6. 6. §575-169 Driveways C. Where a section of a driveway is set back five feet or less from the side or rear lot line, the setback area abutting that section of the driveway shall be known as a “minimal setback area,” and it shall be landscaped as indicated in Subsection C(1) below and by one of the methods indicated in Subsections C(2) or C(3) below, and said landscaping shall be maintained in good condition: (1) A hedge, at least three feet in height, planted along at least 75% of the minimal setback area; and (2) Deciduous trees having a diameter at breast height of at least three inches, planted at intervals of not more than 30 feet on center in the minimal setback area; or (3) Conifer trees, at least five feet in height, planted at intervals of not more than 30 feet on center in the minimal setback area. No trees are proposed for most of the north and east property lines. A variance is requested. 7. §575-170.1 Screening for Non-Single-Family Detached DwellingsB. All nonresidential uses that abut one or more residential uses shall install, repair, maintain and replace, to the extent required by the Building Department, for so long as such nonresidential uses continue, the following, along their common boundary line with such residential uses: (1) A six-foot-high fence. (2) A fifteen-foot landscaped buffer. Other than said six-foot-high fence and an irrigation system, there shall be no lighting fixtures or other aboveground structures within said buffer. (3) Landscaping with trees, shrubs and ground cover within said fifteen-foot buffer of sufficient height and density to minimize, to the extent practicable, the light and noise from the nonresidential use to the adjacent residential area. C. The fencing, buffer and landscaping requirements herein shall be subject to the approval of such board or committee of the Village that is required to provide the site plan approval for the proposed use or, if none is so required, by the Village Architectural Review Committee. The proposed landscape buffer is 1 ft, whereby 15 ft is required. A variance of 14 ft is requested. A 3-ft fence is proposed, whereby a 6-foot fence is required. A variance of 3 ft is requested. 8. §575-89 Accessory BuildingsB. Unless otherwise provided in this article, accessory buildings or structures shall be located in the rear yard and shall be not less than 10 feet distant from the main building and not less than three feet distant from the rear and side lot lines. Notwithstanding the foregoing, the Superintendent of Buildings may permit a retaining wall closer than such distances when, in the judgment of the Superintendent, adequate arrangements have been made to retain soil on the same lot in the event of a breach in the retaining wall and otherwise provide for the safety of persons and structures in the vicinity. A refusal of such permission by the Superintendent may be appealed to the Board of Trustees, which shall consider the advice of such licensed engineer as the Village may, from time to time, appoint for this purpose. The retaining wall is proposed 1 foot from the property line, whereby 3 feet is required. A variance of 2 feet is requested. 9. §575-78 Height The maximum height of a building shall not exceed 30 feet or 22 feet at the eaves. Notwithstanding the preceding sentence: 1. Chimneys, antennas and decorative cupolas may extend to a height of 35 feet. 2. Roof peaks and ridges may extend to a height of 35 feet if: 1. The roof is pitched at a ratio of at least 6:8; 2. The ceiling height of the space within the roof is less than six feet, as measured from the floor to ceiling, or floor to collar ties, as the case may be; and 3. No windows or skylights are proposed. The proposed building height is 63.25 feet, whereby the maximum building height is 30 feet. A variance of 33.25 feet is requested. 10. §575-80 Building Area and Floor Area Ratio 1. For uses authorized under § 575-77D and F, the building area and floor area ratio shall be established by the Board of Trustees. For uses referred to in § 575-77C and E, the building area shall not exceed 20% of the lot area, and the floor area ratio may not exceed 0.50 of the first 8,000 square feet of lot area and 0.15 of the lot area in excess of 8,000 square feet The proposed building area is 29,334 SF, whereby 17,235.58 SF is proposed. A variance of 12,098.42 SF is requested. 11. §575-80 Building Area and Floor Area Ratio B For uses authorized under § 575-77D and F, the building area and floor area ratio shall be established by the Board of Trustees. For uses referred to in § 575-77C and E, the building area shall not exceed 20% of the lot area, and the floor area ratio may not exceed 0.50 of the first 8,000 square feet of lot area and 0.15 of the lot area in excess of 8,000 square feet The proposed floor area ratio (including the rooftop rooms) is 77,264.69 SF, whereby 15,726.69 is allowed. A variance of 61,538 SF SF is requested. 12. §575-86 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 31.42 feet, whereby 76.24 feet is required. A variance of 44.82 feet is requested. 13. §575-155 Parking in Residence Districts D. Each parking space required by this section shall be at least nine feet by 19 feet. The aisle or driveway giving direct access thereto shall have a minimum width of 22 feet. No tandem parking shall be permitted. The proposed parking spot length is 18 feet, whereby 19 feet is required. A 1-foot variance is requested. 14.§575-155 Parking in Residence Districts D. Each parking space required by this section shall be at least nine feet by 19 feet. The aisle or driveway giving direct access thereto shall have a minimum width of 22 feet. No tandem parking shall be permitted. The proposed parking spot with is 8.5 feet for 33 spots, whereby 9 feet is required. A .5 foot variance is requested. 15. §575-77 Use A building may be erected, altered or used and a lot or premises may be used for any of the purposes set forth in this section and for no other: A. Single-family detached dwelling. B. Public school. C. Church or other building used exclusively for religious purposes, when authorized by the Board of Trustees pursuant to the provisions of § 575-170.9 of this chapter. D. Government or municipal building, for the administration of or service rendered by the Village government. E. Parochial and nonprofit private school, when authorized by the Board of Trustees pursuant to the provisions of § 575-170.9 of this chapter. F. Municipal park, for recreational use. G. Accessory private garage, detached or attached to or within the main building, for the parking of vehicles used for the residential use of the main building.[1] H. Accessory use on the same lot with and customarily incidental to any of the above permitted uses, including those specified in §§ 575-88 and 575-89. The use of the terrace for public assembly for the terraces on the 5t floor rooftop and the 3rd floor is not congruent with this section. A use variance is requested. The premises also known as Section 1, Block 197, Lots 2-5 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 June 29, 2023