[{"_1":2,"_123":-5,"_124":-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",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":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,"_71":68,"_72":73,"_74":73},"mediaId",5974026,"mediaKeyId","5830215-186ff4945b753985c3d5a8dad509eb80","parentId",5830215,"title","Long Beach zoning board denies two applications, upholding building-department interpretations","audioSeconds",98,"startMs",84000,"endMs",182000,"viewUrl","/Search/View?dp=1&key=5830215-186ff4945b753985c3d5a8dad509eb80&start=84&end=182","thumbnailUrl","https://assets.pipeline.soar.com/5830215-186ff4945b753985c3d5a8dad509eb80/thumbnail_84000.jpg","articleUrl","/articles/5974026/Long-Beach/Nassau-County/New-York/Long-Beach-zoning-board-denies-two-applications-upholding-building-department-interpretations","mediaUrl","https://secure.pipeline.soar.com/5974026-0d692bc63fd96c0f5510c30edac389fd/orig.mp4?Expires=1773607062&Signature=noIjWgI-fhPSwwT-abQwVcTogCE7P9pwnX49C-OEe0S1kjKVFDRwDlrMHeJHECgw5s1NfUd3uGLPAzRj~3wlRlIybZXjlVpE5cZRGM64U-AxGlvOZZkjqMl~YM9hqW6TWQHA0EDVbNdU~Gus2UhrEitWvbe17~Jf0ijMi5TH2q5Le4y3yToYy3xllFo23awr5gapSLEaNGELk0buOSP3w1AIgvplMOjYLteNrJCwO0wmFzloqtSq17q64g7ZWjp5YfGhmllJKnHrnAjOtfi~ws7gfnS5LeWlGlhUuRGrjFtmfC4VYwHUVRrjKLSrsOnryAhTg-xH7qX2lB~NAp4Iyw__&Key-Pair-Id=KUT5TJCACFTXG","author","Long Beach, NY","date","2025-09-25T19:48:14Z","article","The City of Long Beach Zoning Board of Appeals denied an application for a three-story house with roof deck at 104 California Street and separately denied a petitioner's request for an interpretation of the zoning code for property at 15 Wyoming Avenue, effectively upholding the building commissioner's determinations on both matters.
Why it matters: The rulings maintain the building commissioner's enforcement and code interpretation authority in these two cases and resolve two contested agenda items.
The board introduced and voted on Case 3470, an application filed by Diana Infante for variances from multiple subsections of Section 9-105.5 (height, side yard, building area) for a new three-story house at 104 California Street. Commissioner Lease moved to deny and Commissioner Markowitz seconded; the record shows commissioners voting to deny and the board declared the application denied.
On Case 3472, an application by James Lynch asking the board to interpret Section 9-106.61 of the zoning code for 15 Wyoming Avenue, the board introduced and voted on a motion to deny the challenge. Commissioners voted and the board declared the application denied. The chair clarified the denial upholds Building Commissioner Scott Kemmons' determination and interpretation of the code.
What happens next: With both denials, no variances or interpretations were granted for the two properties; the board's votes keep the building commissioner's earlier rulings in effect. Any further legal or administrative steps would depend on the applicants' next actions, if any.
Clarifying details: Case 3470 referenced Section 9-105.5(b) (height), 9-105.5 (side yard), and related building-area provisions as cited in the public notice. Case 3472 cited Section 9-106.61 for the requested interpretation. The chair specifically stated the board was \"denying the challenge and upholding the building commissioner Scott Kemmons' determination and interpretation of the code.\"","mediaType","Video","parentTitle","Zoning Board Meeting - 9/25/2025","oneSentenceSummary","The board denied a variance for a three-story house at 104 California Street and denied an interpretation challenge for 15 Wyoming Avenue, upholding the building commissioner's determinations in both matters.","taxTitle","Long Beach, Nassau County, New York","taxId",54385,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},5974033,"Long Beach board hears side-yard steps and outdoor shower plan at 110 West Beach but cannot vote pending county review",381,1985000,2366000,"/Search/View?dp=1&key=5830215-186ff4945b753985c3d5a8dad509eb80&start=1985&end=2366","https://assets.pipeline.soar.com/5830215-186ff4945b753985c3d5a8dad509eb80/thumbnail_1985000.jpg","/articles/5974033/Long-Beach/Nassau-County/New-York/Long-Beach-board-hears-side-yard-steps-and-outdoor-shower-plan-at-110-West-Beach-but-cannot-vote-pending-county-review","https://secure.pipeline.soar.com/5974033-a750e29c5cfc077c5acecda2e84ba84a/orig.mp4?Expires=1773607062&Signature=VF6CoRe~nof0MGD09f6SnVXbF-0gJQkVUHyAe7Xqafh4pEqJc3SJwqG8TbVjpw1MXbBY9vNGpQxYmR3w32yb~DsrX-hTXLfv~qsdOKgdZIlUV7aQieXtXJiDmxtzBybzypwLabinwWp7ungnO~eI5Pg-GAIUN~Qy4UEyiB1LCA9BTHhXAhUSvFzy81jtzXZuqdWxsJEq05vdCPNNeQ6n0NSAHjaMB3B3WtjDRHnBCeD1mmzOpLbnKNoQIBSzkWlZXMJTr56Hma9uFHksRI5lvDe-hD3yO6~m4b6qGnZZTcuz8-DFossSu6b-1F5wHg38~cy9xi1zm6W9HoCI6lKOog__&Key-Pair-Id=KUT5TJCACFTXG","The Zoning Board of Appeals reviewed an application to add side-yard steps and an outdoor shower at 110 West Beach Street but did not vote because the Nassau County Planning Commission's advisory or jurisdictional letter has not yet been received.
Why it matters: The applicant said the work is primarily access stairs to the kitchen and removal of an existing deck; neighbors and the applicant's representative discussed privacy trees and the limited visibility of the work from adjacent properties.
Applicant Charles (Charlie) Franzini appeared and said he wants side-yard steps to access the kitchen and to create space for a backyard amenity; he told the board his family has small children and that privacy trees provide screening. His representative said the work will not require a variance for PSE&G sign-off and that the project would remove an existing deck and replace it with steps where necessary.
Chairman Morelli reminded the applicant the board could hear the case but could not vote until the county planning commission's response arrived; the board encouraged the applicant to be ready to appear at the next meeting when the county letter is expected.
What happens next: The case remains pending; the applicant was told to await the County Planning Commission response and the board's next meeting for a vote. The applicant asked whether a pool permit and other backyard work could move forward; the board said county review remains a precondition for the zoning determination that affects related permits.
Clarifying details: The property is deep (about 100 feet) and the side-yard impact was described as limited (roughly 16 feet of rear depth affected). The applicant reported no objections from neighbors and said screening is at least eight to nine feet tall in areas adjacent to the planned work.","The Zoning Board reviewed a modest side-yard steps and outdoor shower project at 110 West Beach Street; the board could not vote on the application because it is awaiting the Nassau County Planning Commission's advisory.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},5974039,"Long Beach zoning board hears proposal for two front decks at 160 East Chester Street but cannot vote without county approval",403,1577000,1980000,"/Search/View?dp=1&key=5830215-186ff4945b753985c3d5a8dad509eb80&start=1577&end=1980","https://assets.pipeline.soar.com/5830215-186ff4945b753985c3d5a8dad509eb80/thumbnail_1577000.jpg","/articles/5974039/Long-Beach/Nassau-County/New-York/Long-Beach-zoning-board-hears-proposal-for-two-front-decks-at-160-East-Chester-Street-but-cannot-vote-without-county-approval","https://secure.pipeline.soar.com/5974039-0df3a3aefa77e06bc8b832297983e313/orig.mp4?Expires=1773607062&Signature=oW6szu50KFJO64COHuF~vXMuNgHuiopRfgkcjI7waFjEy8pWCMD~d2A3ENir3gBvA~2fTm4UyCBeVVYPOZWkR6fxtxyw85xLpxCPkZcpBT4Hx8C1FOoGUbPYl543KpWajlE~~-mTBToBaDexdor0RCT1ZifpyJYIZPyqpRchWG6BYo1Wkx29B8oEtJywaqhm22irSQzqkFzMVxWpJMypFlKZTXvEploWjDhyHCyNo~nP97BAGtGm-TGuUhYgOzWxNKBuS9ahacizPj2X~~34Ct8W-bS85MzxKC1SuX3YTHRfeo3aTeh~9NNymugk1JOMmSQZakrf2zd0QsS7GcwJLA__&Key-Pair-Id=KUT5TJCACFTXG","The Long Beach Zoning Board of Appeals heard a presentation and public discussion about proposed front-yard decks at 160 East Chester Street but did not vote because the County Planning Commission's input is required before the board may act.
Why it matters: The addition of front-yard decks could alter streetscape and ingress/egress; county review is required under local procedures, so the project must wait for the county's advisory determination before the city board can render a vote.
Carl Varastegui, representing the property owner listed as Jose Franco, described that the owner originally applied for a single deck but later realized two decks were intended and requested relief for decks extending about seven feet from the front of the structure. Board members reviewed plans, asked how the decks would be accessed and how the staircase and existing front door would function with the new design, and confirmed the measurement that the deck projection would be roughly seven feet.
Chairman Morelli explained the board could hear the case at the meeting but not vote because the board had not yet received the Nassau County Planning Commission's response; the board said it expected the county to render a decision in time for the next meeting and that the applicants would not need to return to present again if the county reply arrived in time.
Board members discussed plan details including the staircase location, how the stair would affect the measured front-yard setback, and whether a prior approval had not allowed for the staircase footprint when the earlier variance was granted. The record shows the originally approved measure did not account for the staircase, which subsequently reduced the usable front-yard setback.
What happens next: The board will receive the county planning response; the Zoning Board will make a formal determination when the county has issued its advisory or determined it has no jurisdiction. The applicant was told the board anticipates a vote at the next meeting provided the county returns its response.
Clarifying details: The deck projection was listed at about 7 feet from the front face of the house; the earlier January variance for a single deck had calculations that did not include a staircase and therefore produced a different dimensional result. The applicant said the new plan increases the front-yard clearance by several inches compared with the previously approved plan and that the curb cut and other site features are unchanged.","The Zoning Board heard plans to add two front-yard decks at 160 East Chester Street but deferred a vote because the Nassau County Planning Commission has not yet issued its advisory or concurrence.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},5974044,"Zoning board grants modified variance for addition and front-yard parking at 608 Westchester Street",385,1144000,1529000,"/Search/View?dp=1&key=5830215-186ff4945b753985c3d5a8dad509eb80&start=1144&end=1529","https://assets.pipeline.soar.com/5830215-186ff4945b753985c3d5a8dad509eb80/thumbnail_1144000.jpg","/articles/5974044/Long-Beach/Nassau-County/New-York/Zoning-board-grants-modified-variance-for-addition-and-front-yard-parking-at-608-Westchester-Street","https://secure.pipeline.soar.com/5974044-2a68b839daf02c25d7993870359c18c3/orig.mp4?Expires=1773607062&Signature=hONbCBQIKBAdz9jN0faUNiEsExdIdOD8EfCcC~8~4hcHccZzJy1SLsNuJWPj7emyUo08yrud51L2H7QPKYXkFyWUeDKXW9hHvBdorAaIhCVyZuQJjOkC47UOrKIpMWCxr65MGy1XmQnSY0tzd7Axfmg4-sK0bgKNiEce8BXKFYU72PIZKqBMF8TxVidcnzEdVBSnf1CeJOa1HwyZeHgBW6XdxEUGzNDhl~e-QfkrJekrGMBApDIm6nl7wmJDziczHieu-vkfrTxgfQdOn9SyWSo17ep8ENXY1pPbegPRq1xAq00p-cWxZ2oTexr1Ap0Dr4b4tMJldY60UQ4RyGjnyQ__&Key-Pair-Id=KUT5TJCACFTXG","The City of Long Beach Zoning Board of Appeals voted to grant a modification to a previously approved variance for 608 Westchester Street, allowing a revised side-yard set-back and an off-street parking space in the front yard under the terms presented.
Why it matters: The modification allows the homeowners to adjust an approved addition and maintain a front-yard parking space that meets size standards, affecting local setback enforcement and appearance of the street.
Rebecca Weavers, an agent for owners James and Crystal Warren, told the board the project had been revised to move an addition forward to align with the existing front dwelling line (about 20.1 feet back) and to change the side yard from 1.3 feet to 2.0 feet to avoid fire-rating requirements. The application sought continued approval for off-street parking at the front, using an existing curb cut; Weavers said the proposed parking space dimensions were 20 by 10 feet (actual drawing lists 20 by 10.8 feet in the plan).
Commissioner Michelle Alvarado introduced a motion to grant the modification; Chairman Morelli seconded. Commissioners Markowitz, Lease, Brooks, Alvarado and Chairman Morelli voted in favor and the board granted the modification for Case 3436 as revised.
Board members asked about the curb cut, preexisting conditions and whether changes reduced the scope of the previously approved variance. The applicant's representative said the curb cut was preexisting and no new curb cuts were made. Board members also asked whether the white picket fence in front would be maintained; the agent responded it would be preserved where feasible.
What happens next: The modification is granted; the applicants may proceed with permitting consistent with the modified approval and any required building-department inspections.
Clarifying details: The case referenced Section 9-105.2(c) (front yard) and 9-105.2(d) (side yard) and Section 9-113.2(g) (off-street parking). The board recorded that the modification reduced the need for fire-rating at the side because the side-yard clearance increased to two feet. The curb cut and parking footprint were represented as existing and meeting size requirements.
","The Zoning Board granted a modification to a previously approved variance to change the side-yard setback and allow an off-street parking space at 608 Westchester Street.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},5974050,"Long Beach zoning board denies front-yard parking variance at 155 West Market Street",911,197000,1108000,"/Search/View?dp=1&key=5830215-186ff4945b753985c3d5a8dad509eb80&start=197&end=1108","https://assets.pipeline.soar.com/5830215-186ff4945b753985c3d5a8dad509eb80/thumbnail_197000.jpg","/articles/5974050/Long-Beach/Nassau-County/New-York/Long-Beach-zoning-board-denies-front-yard-parking-variance-at-155-West-Market-Street","https://secure.pipeline.soar.com/5974050-c9503dca93c5917e344715c6e492b121/orig.mp4?Expires=1773607062&Signature=BGF1-BXemGs2qXcBXUebI3K4En~NqJh4YH6XKxuGbZ7~AufhM3KblQXbzrHZrhjH-i-soByMviLpmrGS96hzCaetCOKoELT~yyQtFuvjR8Qi-2BTj1PflmzyDuyA1AmSTdbh6l9pgmmUwDLtuWV3tiiggw20jPVFbXWj7ZzoMOt7SpirPqf-C-zSnOZe4YR-vfPw~e4D~mmMin8qRQgaJbJY3s70e5Sqsm4nOjtMMrK7Vbvr~VXJC4eylNGNxbve1qFKqhVOPdhh7~tfzEpi6qE6xgeoQdlIQvogcLoNwY1eUvquTrKZP86C7UqmGLPRqVGTGI~qyqSccZ2UXieHyg__&Key-Pair-Id=KUT5TJCACFTXG","The City of Long Beach Zoning Board of Appeals on Tuesday denied a variance request that would have allowed off-street parking in the front yard at 155 West Market Street.
Why it matters: The vote preserves the city's existing front-yard parking rules and leaves an unresolved court case over the property's prior driveway work to the city court.
The applicant, listed in the application as Isaac Lapidus of 115 Ocean Avenue, sought relief from Section 9-113.2(g) of the Long Beach zoning code to formalize two side-by-side parking spaces in the front yard. The board heard extended discussion about how the work was carried out during the COVID-19 pandemic, whether the applicant had followed building-department guidance, and whether a zoning decision should wait for the outcome of a related city-court matter.
Deputy Corporation Counsel Joseph Lupo told the board the enforcement office could represent to city court that the zoning board was holding its decision pending the court's outcome, or the board could vote now. The applicant's representative said the owner had consulted the building department at the time and that some paperwork had been filed there; the representative also said the owner had lived on the property during COVID and installed fencing and paving to create a safe play area for children before converting part of the front yard to pavers for parking.
After a motion to deny introduced by Commissioner Michelle Alvarado and seconded by Commissioner Lease, the board voted to deny the application. Commissioners Markowitz, Lease, Brooks, Alvarado and Chairman Morelli all voted to deny; two commissioners were recorded as absent for the meeting. Chairman Morelli announced, \"Denied.\" The denial preserves the code requirements listed on the application (front-yard and side-yard provisions and Section 9-113.2(g) on off-street parking).
Board members and counsel also debated whether a zoning grant would moot the city-court case. Counsel explained that a grant of the variance would not erase the fact that a violation occurred and that court fines or enforcement could still be considered by the city court; conversely, in counsel's experience, some city courts view a later-granted variance as a mitigating factor when resolving violations.
Discussion points included whether the owner had sought and received building-department guidance before the work; whether the variance would remove the need for remediation in court; and whether the board should hold its decision until the city court rule was finalized. The board ultimately voted now and denied the variance.
What happens next: The applicant remains in a separate enforcement process in city court over the work done on the property. Deputy Corporation Counsel Joseph Lupo indicated the city could represent to the court that the zoning board's determination was pending or, as counsel said, take other steps the prosecutor deems appropriate in court.
Clarifying details: The application cited Section 9-113.2(g) (off-street parking) of the City of Long Beach zoning code. The applicant's representative said the proposed space would meet the size standard for an off-street space (about 20 by 10 feet) but that the requested change would place parking in the front yard, which the code ordinarily prohibits. The record shows the property previously had a single long driveway and the owner altered the front yard to allow two cars to park side-by-side; the owner is separately answering enforcement charges in city court.
","The City of Long Beach Zoning Board of Appeals denied a request to allow off-street parking in the front yard at 155 West Market Street, and discussed related ongoing court proceedings and building-department guidance.","actionData","errors"]

Article not found

Long Beach zoning board denies two applications, upholding building-department interpretations

Long Beach board hears side-yard steps and outdoor shower plan at 110 West Beach but cannot vote pending county review

Long Beach zoning board hears proposal for two front decks at 160 East Chester Street but cannot vote without county approval

Zoning board grants modified variance for addition and front-yard parking at 608 Westchester Street

Long Beach zoning board denies front-yard parking variance at 155 West Market Street