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Owners propose 2‑lot subdivision at 52 York Avenue; ZBA defers SEQRA lead agency to Planning Board
Summary
Colin Christovich and Manette Carli asked the Zoning Board Sept. 15 to approve variances for a two‑lot subdivision of a through lot at 52 York Avenue (each proposed lot ~5,450 sq ft and 50 ft width). The board deferred SEQRA lead agency to the Planning Board and left the public hearing open.
Colin Christovich and Manette Carli presented a proposal Sept. 15 to subdivide 52 York Avenue — a through lot with frontage on both York Avenue and Middle Avenue — into two lots. Each proposed lot would be about 5,450 square feet with a 50‑foot average width; UR‑3 zoning requires a minimum lot area of 6,600 square feet and minimum average width of 60 feet, so the applicants seek roughly 17% relief on both area and width.
The applicants told the board the subdivision is intended to create two buildable lots consistent with neighborhood character. They presented a neighborhood analysis showing that many properties in a 700‑foot radius are already nonconforming and that comparable recent approvals nearby had awarded similar relief (for example, 124 York in 2016 granted about 20% relief). The applicants also said the subject parcel is one of only two residential through lots between York and Middle avenues and that subdividing would make the parcel more consistent with adjacent lots.
Board members and staff discussed whether the existing rear deck or other improvements would fall into the new rear setback; the applicants said the existing deck would likely be removed if it conflicted with new lot lines and noted a proposed garage footprint on the illustrative plan that would be the subject of a future application. The board referred the SEQRA review and coordination to the Planning Board (motion to defer lead agency and coordinate review carried), as required for subdivision review, and opened the public hearing; the board also confirmed the application is an unlisted action under SEQRA but that referral to planning is mandatory. The board did not vote on the variances at the Sept. 15 meeting and left the hearing open; the applicants were told the Planning Board review is a prerequisite to final action and that they may need to return after coordination.
The public hearing remains open; the ZBA recorded a motion to have the Planning Board act as lead agency for SEQRA coordination.
