ZBA approves Marine Boulevard redevelopment but denies three pyramid variances

The Zoning Board approved a redevelopment proposal at 195 Marine Boulevard on May 12 that will replace an older, nonconforming house with a proposed two‑story, 2,236 sq ft residence, including a pool, decks and a new septic system. Board members said the project retreats structures landward (for example moving from zero feet to 63–89 ft from the bluff crest in key places), reduces building coverage and total coverage, and adds revegetation and a 50‑ft scenic easement — measures the board found to improve environmental protection for a dune‑front parcel.

Several board members praised the overall mitigation and voted to approve NRSP relief and three requested bluff‑crest variances (11 ft for the house, 28 ft for the pool, and 39 ft for the pool deck). However, the board denied three pyramid (height/upper‑deck) variances related to glass railings. Members cited a December 5, 2024 code change that removed a prior exemption for glass railings, and concluded the applicant had not demonstrated an inability to meet the pyramid standards through design alternatives.

Members conditioned approval of the remaining relief on submission of a construction protocol and parking/staging plan for construction in the tight beachfront area and on a revegetation plan; the applicant agreed to submit required parking and staging details. The board discussed enforcement and DEC permitting for an adjacent disturbed parcel and asked the applicant to provide a detailed construction protocol before issuance of a building permit.