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Peekskill ZBA grants area variance for porch at 14 Crescent Court; homeowner cites health reasons
Summary
The Zoning Board granted a 4-foot-7-inch front-yard variance for a new porch at 14 Crescent Court, subject to plan revisions and a one-year expiration; homeowner Bridal Quinones Reyes told the board she was undergoing treatment for breast cancer and described the porch as her "healing place."
The Peekskill Zoning Board of Appeals voted to grant an area variance allowing a porch to encroach 4 feet 7 inches into the required 25-foot front-yard setback for a house at 14 Crescent Court. The variance provides a 20-foot-5-inch setback and was approved with plan-revision conditions and a one-year expiration.
Homeowner Bridal Quinones Reyes (who identified herself on the record and gave her address as 14 Crescent Court) explained she has lived in the house for more than 20 years and asked for the porch to create comfortable outdoor space for greeting neighbors. She told the board: "Within the last 3 months, unfortunately, I've been diagnosed with breast cancer, and I've been, under treatment, and I feel that this is gonna be my healing place." Chair (S1) and other board members expressed sympathy and support; the record shows the board considered the project consistent with surrounding porches and not substantially detrimental to neighborhood character.
Staff (Carol) read the standard five-part variance balancing test and recommended approval subject to specific plan revisions: label the distance between the southwest corner of the proposed deck and the driveway curve, provide square-foot and linear dimensions for building and porch areas, and change references on sheet 1A from "site plan" to "plot plan." The board's motion also attached standard construction conditions: obtain building-department approvals after final variances, pay outstanding fees and escrow, prevent equipment/materials storage in the public right-of-way, comply with city noise code during construction, and submit as-built plans upon completion.
The ZBA first determined the porch action to be a Type II SEQRA action (no further environmental review required) and then voted to grant the area variance; both motions passed by voice vote. The variance will expire one year from the date of the approval unless the applicant completes the conditions and obtains final sign-off.
