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Long Beach ZBA leaves hearing open on plan for two-family home at 328 East Chester Street after neighbors raise setback, parking and lot-ownership concerns
Summary
The Zoning Board heard extended public comment on a proposal to construct a new two-family, FEMA-compliant home on a 40-by-85 lot at 328 East Chester Street. Neighbors raised concerns about side-yard and rear-yard variances, parking and ownership of a 15-foot strip that affects lot depth; the board left the hearing open for further information.
The Long Beach Zoning Board of Appeals on Tuesday left the public hearing open on an application to build a new two-family, FEMA-compliant home at 328 East Chester Street after substantial public comment and questions about lot dimensions and ownership of a 15-foot trolley-era strip behind the parcel.
Attorney Kenneth Apple represented the applicant, Nicholas Castales, and described the proposal as a FEMA-compliant two-family house intended for the applicant and his parents. The applicant seeks area variances for a west-side yard (about a 2-foot variance), rear-yard relief and minimum-lot-size relief because the parcel measures roughly 40 by 85 feet, whereas the zoning district’s buildable-lot standard is 40 by 100 feet. Apple said two of the three variances would not be necessary if the applicant could acquire the 15-foot strip of land that runs behind the block; the board does not know whether that strip is city-owned or privately held.
Multiple neighbors spoke in opposition at length, raising parking availability, privacy and safety concerns. Patricia Matthews of 323 Eastchester described potential disruption during construction and worry about proximity of the new structure to her bedrooms. Debbie Cacamese said approving the requested reduction in the required rear setback from 20 feet to 11 feet would harm the neighborhood’s character and set an undesirable precedent. Several speakers urged the board to determine ownership of the 15-foot strip before voting.
Board counsel and members explained that the ZBA’s jurisdiction is to consider denials by the building department for area variances (not use variances); they noted that a two-family use can be permitted as-of-right depending on the building-department determination. The board left the hearing open and asked parties to submit additional information, including ownership of the trolley strip and any revised plans. Staff provided an email contact (j lupo@longbeachny.gov) for submissions and confirmed the hearing will remain open until the next meeting, when the board may take a vote.
