[{"_1":2,"_110":-5,"_111":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,74,86,98],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":44,"_46":47,"_48":49,"_50":51,"_52":53,"_54":55,"_56":57,"_58":59,"_60":61,"_62":63,"_64":65,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},"mediaId",6479700,"mediaKeyId","5692719-5bbcbba169845a543ea4b24acdd0a991","parentId",5692719,"title","ZBA approves variances to allow rehabilitation of 367 West Park Avenue","audioSeconds",0,"startMs",1782000,"endMs","viewUrl","/Search/View?dp=1&key=5692719-5bbcbba169845a543ea4b24acdd0a991&start=1782&end=1782","thumbnailUrl","https://assets.pipeline.soar.com/5692719-5bbcbba169845a543ea4b24acdd0a991/thumbnail_1782000.jpg","articleUrl","/articles/6479700/Long-Beach/Nassau-County/New-York/ZBA-approves-variances-to-allow-rehabilitation-of-367-West-Park-Avenue","mediaUrl","https://secure.pipeline.soar.com/6479700-53fc660f045f5cb3090f5169963bc0a6/orig.mp4?Expires=1771218739&Signature=N7Jcf1zx6bYXVdmYpIRgmA9D4DVUFx7Q9asL8mAKmhRTw~aFhSYBCFIwEmVrlAhY8JRiTrCjTX7swMH55pyvrOPyvbum4LDtD2y8AgwdQcoDM-dtoatittW79WNF9CSRzaPCgQoPKw7OxtY~OCfJWCxJCeUatdg2fIK7IOYmCDw6XRSCQLKvca3M0eTSzyGCUHa2DA-228GeAJFDgE7B8DS84OSyeaZJ2CeLlDZXbTUyxfXD~BQji~pFnAEdtGTHi4u6iUrwgzUXyYFFVckh1caSmwvxyag2airDcjh5FNaHYVNFrhvEWFce78655aAC9aqFSVRCO73ku88PRzLNRw__&Key-Pair-Id=KUT5TJCACFTXG","author","Long Beach, NY","date","2025-08-28T18:48:58Z","article","The Long Beach Zoning Board of Appeals voted to grant two minor variances that will allow the rehabilitation of 367 West Park Avenue, a commercial building that has been vacant for more than a decade.

The applicant, represented by attorney Robert Litt, sought relief for a front-yard setback and for height so the existing three-story, roughly 40-foot-tall structure could be brought back into productive use without changing its footprint. Litt said the improvements would include facade rehabilitation, inward-directed lighting, bicycle racks, and a living fence to shield neighboring residential properties.

Architect Ari Begun described plans to keep the existing footprint and focus cosmetic and interior work on retail on the first floor and professional office space on the second and third floors. Begun said the current building coverage is well below the maximum allowed and that openings on the rear facade would be limited to egress doors to minimize light and noise impacts.

Supporters from the neighborhood and the building’s long-time owner addressed the board. David Delaney, representing Lancer Insurance, said the property has been a long-standing eyesore and that bringing it back to retail and offices would be a net benefit. Neighbor Pam Warner described longtime concern about the derelict building and said she supported redevelopment; Sarah Modenesi asked about fencing and privacy protections, which the applicant said would be repaired or replaced to existing height and improved with landscaping.

Commissioner Markowitz introduced the motion to grant the variances; Chairman Morelli seconded. Commissioners Markowitz, Brooks, DePasquale and Chairman Morelli voted to grant the application (case 3476). The property is listed as 367 West Park Avenue (Section 59, Block 46, Lot 141 on the Nassau County land tax map).

The variances allow the applicant to rehabilitate the existing three-story building for retail and office uses with mitigation measures described at the hearing. The applicant said improvements would include LED lighting, retaining skylights, and exploring solar panels and electric-vehicle charging stations.","mediaType","Video","parentTitle","Zoning Board Meeting - 8/28/2025","oneSentenceSummary","The board granted variances for front-yard setback and building height to allow redevelopment and rehabilitation of the long-vacant commercial property at 367 West Park Avenue into ground-floor retail and offices above.","taxTitle","Long Beach, Nassau County, New York","taxId",54385,"location","headline","","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_46":80,"_48":81,"_50":82,"_52":83,"_54":55,"_56":57,"_58":84,"_60":61,"_62":63,"_64":85,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6479702,"Long Beach ZBA removes time restriction on LB Coffee & Tea variance after debate over enforcement",998,823000,1821000,"/Search/View?dp=1&key=5692719-5bbcbba169845a543ea4b24acdd0a991&start=823&end=1821","https://assets.pipeline.soar.com/5692719-5bbcbba169845a543ea4b24acdd0a991/thumbnail_823000.jpg","/articles/6479702/Long-Beach/Nassau-County/New-York/Long-Beach-ZBA-removes-time-restriction-on-LB-Coffee-Tea-variance-after-debate-over-enforcement","https://secure.pipeline.soar.com/6479702-40bb22d0145ddefb8c95c805f2c2174b/orig.mp4?Expires=1771218739&Signature=gBbzkMaqwMj0OtPuPehLuC6UMu~TAffXh8IfsRd-VvOjxW0MN2NgYlvvkJn5pQv89sWHbAQX9jKaYDVv2CogljROeDYJOZxYIscZx8oVKV2od35QRcABk7eMBD3k7BdQhP7Xds1s76REvPCgEuA2fSUF9GJkTp6tvEeI-ZHXtSxzIhSVoHGxr5OgDTbvKHsLXiYh8eTsDMPPipSP28hVDv0vNxX3XwEzS1hcUT28ircAL7zoZzE5yOMBcQUkr2RWzJ4otrMJNA3LTzDy6T5h~zpCLu90WqncPaYjCB2RmDDn0IOrS5~RNvgYR~g5eXPZgBb6dggGYBx0OLOI1aKy3A__&Key-Pair-Id=KUT5TJCACFTXG","The Long Beach Zoning Board of Appeals voted to remove a time restriction that had been placed on LB Coffee & Tea’s conditional variance, concluding the local limit could be unenforceable because the State Liquor Authority regulates hours for establishments that sell alcohol.

Kenneth Apple, attorney for Long Beach West LLC (doing business as LB Coffee & Tea), asked the board to remove or extend a condition that had required the business to stop service earlier than other establishments. Apple said the business had operated under the condition for a year but that limiting bookings and closing earlier was hurting the enterprise. “We don’t plan on being open past midnight anyway, but the applicants certainly would love the opportunity,” Apple said.

Deputy corporation counsel Joseph Lupo advised the board that, based on precedent, limits on alcohol service times placed by a municipality can be preempted by state law because the State Liquor Authority (SLA) “occupies the field.” Lupo said it was his “official legal opinion” that the city lacks authority to enforce a closing time that conflicts with SLA jurisdiction, and that the prior condition may therefore be unenforceable.

Neighbors and property owners submitted a written objection and one resident, Liz Ege, read a letter into the record saying the applicants’ rear patio had produced noise and lighting issues and that the police had been called “at least 8 separate times in the last year.” At the hearing city staff reported that a FOIL request for police records returned no “found” complaints; staff member Miss Drapple said she had reviewed police calls since March 2023 and found no formal recorded violations.

Commissioner Markowitz moved to amend the temporary conditional variance to remove the time restrictions; Commissioner DePasquale seconded. Commissioners Markowitz, Brooks, DePasquale and Chairman Morelli voted to remove the time condition. The application (case 3428) concerns the property at 220 West Park Avenue (Section 59, Block 59, Lot 25 on the Nassau County land tax map).

The board’s action removes the local time restriction from the variance; whether and how late the business may serve alcohol remains subject to State Liquor Authority licensing and any related enforcement processes.","The Zoning Board amended a previous variance to remove a time-of-day restriction on LB Coffee & Tea’s operations after counsel said time limits on local approvals may be preempted by the New York State Liquor Authority; neighbors urged caution, citing noise complaints.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_46":92,"_48":93,"_50":94,"_52":95,"_54":55,"_56":57,"_58":96,"_60":61,"_62":63,"_64":97,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6479707,"ZBA approves maintenance of extended curb cut at 1115 West Park Avenue",338,481000,819000,"/Search/View?dp=1&key=5692719-5bbcbba169845a543ea4b24acdd0a991&start=481&end=819","https://assets.pipeline.soar.com/5692719-5bbcbba169845a543ea4b24acdd0a991/thumbnail_481000.jpg","/articles/6479707/Long-Beach/Nassau-County/New-York/ZBA-approves-maintenance-of-extended-curb-cut-at-1115-West-Park-Avenue","https://secure.pipeline.soar.com/6479707-f7f7535dcd3e2eb1c5a4135737af7e35/orig.mp4?Expires=1771218739&Signature=Z8dSXzT2U1SFIPdQIQ4TIXHmTa1rclGv5XG7eTs398XV1sZqhpPO5Ab5burelt5oi6ALXD75tnI3ah2mmmNg9XpqdDpoO-Wo7xJk9ys3HVZB2~TriG~PobFJ~nmp8acrwB3p0EPD9EBA1l5c7T4SnVGwN-t7jwb6BH9Kc1e4jmvVi07QUUbJq64CY2K9eeoSlM-tkYOVWtNtLgsYVCaHe5i3a549n~EFGC0jER4wSdyDc4-nv7KLy47oRcQVUboabwsDvgwN8hMJC4k03dIj72ps00JJMganukBUSHJhsG3pcDYJLedvTfZxSc493MmL5jgA3lQ-Hq6-H~HhVfhZmA__&Key-Pair-Id=KUT5TJCACFTXG","The Long Beach Zoning Board of Appeals voted to allow the owner of 1115 West Park Avenue to maintain an extended curb cut that exceeded the permitted width.

Attorney Kenneth Apple, representing applicant Michael Huey, told the board the curb cut was extended about 4.6 feet during construction and that restoring it would be expensive. Apple said the property is a bayfront site where access in and out of the driveway is already difficult, and he told the board the enlarged curb cut does not create an additional usable off-street parking space given the proximity of neighboring driveways.

Michael Huey, the property owner, said the as-built curb cut did not appear on the blueprints and that the overrun was an oversight by construction crews. On the record the counsel and owner described the curb cut as built and said the work was discovered during the building department’s final inspection as the property pursued a certificate of occupancy.

Chairman Morelli introduced the motion to grant the application; Commissioner Markowitz seconded it. Commissioners Markowitz, Brooks, DePasquale and Chairman Morelli voted to grant the variance (case 3459). The property was recorded as 1115 West Park Avenue (Section 58, Block 133, Lot 374 on the Nassau County land tax map).

The board’s approval leaves the curb cut as-built. The applicant’s attorney said correcting the curb cut now would cost five figures and that the change was inadvertent during a complete rebuild of the home.","The zoning board granted a variance to maintain an inadvertently extended curb cut at the bayfront property 1115 West Park Avenue after the owner and his attorney said the difference was an oversight during construction and correcting it would be costly.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_46":104,"_48":105,"_50":106,"_52":107,"_54":55,"_56":57,"_58":108,"_60":61,"_62":63,"_64":109,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6479712,"Long Beach ZBA grants variance to keep shortened garage at 457 East Penn St.",320,158000,478000,"/Search/View?dp=1&key=5692719-5bbcbba169845a543ea4b24acdd0a991&start=158&end=478","https://assets.pipeline.soar.com/5692719-5bbcbba169845a543ea4b24acdd0a991/thumbnail_158000.jpg","/articles/6479712/Long-Beach/Nassau-County/New-York/Long-Beach-ZBA-grants-variance-to-keep-shortened-garage-at-457-East-Penn-St","https://secure.pipeline.soar.com/6479712-bca49365c554e1a40aed9c3da6438bc0/orig.mp4?Expires=1771218739&Signature=e7ictWJxcrdTSeJRMzIUGGeeIGRySAg0RHsG-Hl9Xe1wNDpnKXb1M6N0D3jklQdqBsvPEOfRsaqICSKS3oEah2o5OZD4BcUpCpIMRZV~yprOb4R-kR4OD1gGQqS5yZya91LRJJFrqbqRruS~-mkjf7gW96i6OW-sw5k88Oy0hzZtoxos89waarsEQhSgiKCpLcxgHBwHiKAV3ZhJF2Q3H8VqAHNINULWk2NlTeRwpXYDMzjT0gOPw9s4RCgrxfHqrajyaXDNeV2yaYnfFEtE72Rrgdo1MN5kxTnIP47Wwuvdbow3p4uQh2~b-7KmpkCiQ~zD4iaaDEuvTKP8XY3mDw__&Key-Pair-Id=KUT5TJCACFTXG","The Long Beach Zoning Board of Appeals on Tuesday granted a variance allowing the owner of 457 East Penn Street to keep an attached garage that is shorter than the city’s standard off-street parking depth.

The variance (case 3443) permits the property to maintain an interior garage depth of about 17 to 18 feet rather than the 20 feet required under the zoning code. The board granted the application after hearing from the project manager, who said the change resulted from interior construction and plumbing work and that restoring the garage to the original depth would be costly.

Project manager James Lynch, representing 475 East Penn LLC, told the board the owners had already spent what he estimated as “300 and probably $25,000” on the house renovation and removed a closet to maximize bedroom space rather than extend the garage. Lynch said the shorter bay still accommodates the owner’s daily-use sedan and that parking on the street was not adversely affected. “As you see the pictures, the car is there every day,” Lynch said, describing a Volkswagen Jetta parked in the space.

Chairman Morelli introduced the motion to grant, Commissioner Markowitz seconded it, and Commissioners Markowitz, Brooks, DePasquale and Chairman Morelli voted to approve the application. Commissioners Callahan, Lease and Alvarado were recorded as absent.

The variance is limited to the off-street parking dimension cited in the application and maintains the property’s existing envelope; no other changes to the project were approved at the hearing.

Case details listed on the record identify the property as 457 East Penn Street, Long Beach (Section 59, Block 158, Lot 66 on the Nassau County land tax map).","The Long Beach Zoning Board of Appeals granted a variance allowing an attached garage reduced from the required 20-foot depth to roughly 17–18 feet at 457 East Penn Street after the applicant said interior work altered the original dimensions and the owner invested in extensive renovations.","actionData","errors"]

Article not found

ZBA approves variances to allow rehabilitation of 367 West Park Avenue

Long Beach ZBA removes time restriction on LB Coffee & Tea variance after debate over enforcement

ZBA approves maintenance of extended curb cut at 1115 West Park Avenue

Long Beach ZBA grants variance to keep shortened garage at 457 East Penn St.