Applicants seek lot‑line adjustment at Beekman/Ash; ZBA sends case to Planning Board for SECRA review

The Zoning Board of Appeals on July 27 referred an application to the Planning Board that seeks to treat two undersized parcels on the corner of Beekman and Ash as separate zoning lots and to approve associated coverage and setback variances. Sean Korp of Reveal Architecture, the applicant's architect, told the board the project grew out of a prior design‑review decision requiring preservation of the historic 38 Beekman building and a conditional approval to rebuild a demolished front porch.

Korp said the design team has sought to align the proposal with neighborhood precedents and highlighted a UDO provision that prompted the filing. "the UDO under section 19.4.B.4 says that if 2 parcels are undersized, they don't meet the minimum lot size for the zone, are owned by the same individuals, the building department considers it 1 zoning lot," Korp said. He described a proposed 2.5‑foot northward property‑line shift to maintain a 5‑foot clearance from the covered porch and to reduce non‑combustible construction requirements.

Board members discussed sequencing and technical review; staff advised that an advisory opinion from the Planning Board is required for area variances tied to minimum‑lot requirements and that the Planning Board can act as lead agency for SEQRA (environmental) review. The chair moved — and the board approved, 5–0 — a referral requesting a Planning Board advisory opinion on the property‑line adjustment and asking Planning Board to be the SEQRA lead agency. Planning staff indicated the Planning Board meets once in August and returns to twice‑monthly meetings in September, so the earliest detailed review is likely in September.