Philipstown zoning board accepts applications and approves variances for multiple homes

The Philipstown Zoning Board of Appeals accepted multiple applications as complete and approved variances and special permits for properties seeking additions and porches on pre‑1957 nonconforming houses.

At the start of substantive business, the board accepted as complete an application for 34 Mountain Drive (Mark Hinckley) proposing a 36‑square‑foot first‑floor addition and a 501‑square‑foot deck expansion. The presenter said the deck “does go towards the rear lot line” and that the closest point from the deck to the rear lot line is “18 foot 10 inches.” Board members instructed the applicant to confirm exact encroachment measurements at the public hearing and scheduled the item for the Sept. 14 meeting.

Architect Justin Caker of Highlands Architecture introduced the application for 147 Jaycox Road (listed to Yvonne/Evan Hudson), describing a 280‑square‑foot living‑room addition and a 120‑square‑foot covered porch. Caker said the porch projects into the southwest side yard, noting “it’s the Southwest side property line, and it’s a 30 foot setback.” The application would result in a 3‑foot‑1‑inch deficit from the 30‑foot sideline requirement; staff confirmed no outstanding violations in the property record. The board voted to accept the application as complete for hearing.

A continued public hearing for 35 Mountain Drive (Scott Anderson) resolved a discrepancy in a prior denial letter: the filing was amended to describe an addition (a thermally isolated sunroom and covered porch) and removal of an existing deck. After reviewing the board’s five variance factors, members closed the hearing and approved the variance by voice vote.

At 10 Nazareth Way, applicants Michael and Ashley Roche sought a special permit to enlarge a pre‑1957 nonconforming house with a 135‑square‑foot entry addition and a 228‑square‑foot second‑floor addition. Staff and the board agreed the work would not change existing setbacks; the board reviewed the five‑factor test for special permits and approved the permit, after which applicants were directed to collect the building permit from the building inspector.

The board also reviewed an application for 24 Grassy Lane proposing a 606‑square‑foot L‑shaped addition that would increase floor area more than 25% and maintain a 3‑foot side yard setback where 10 feet is required. Members noted the property’s nonconforming status and that proposed lot coverage increases were under 1 percent; the board closed the hearing and approved the requested relief.

Members closed routine business by noting delivery of updated zoning code books and adjourning. Board members repeatedly described these cases as expansions of preexisting nonconforming structures that would be minimally visible from public ways; applicants were instructed to pick up approval letters and obtain building permits where applicable.

The board set the next meeting for Sept. 14.