BZA - Monday, May 11, 2026 at 5:30 pm

PUBLIC HEARING

BOARD OF ZONING APPEALS

INC. VILLAGE OF SANDS POINT

PLEASE TAKE NOTICE THAT the Board of Zoning Appeals of the Incorporated Village of Sands Point will convene to hold a public hearing on Monday, May 11, 2026, at 5:30 PM, at Village Hall, located at 26 Tibbits Lane Sands Point, NY 11050 on the following applications: 

 New Case(s):

1)     Application of Gabriel and Gabriella Benji for a Special Use Sports Court Permit pursuant to Section 176-76 of the Code of the Village of Sands Point to construct a Sports Court on the property owned by them in a Residence A District and located at 21 Cedar Lane, Sands Point, New York 11050, also known as Section 4, Block C, Lot 37 on the Nassau County Land and Tax Map. 

2)     Application of Gabriel and Gabriella Benji for Variances pursuant to Chapter 176 of the Code of the Village of Sands Point.  Specifically, variances from: (i) Section 176-11(B) to permit a total lot coverage of 20.7% (19,655.5 square feet) where 20% (18,969.2 square feet) is  the maximum permitted; (ii) Section 176-18(A) to permit a total rear yard lot coverage of 28.1% (11,257.3 square feet) where 15% (6,002.7 square feet) is the maximum permitted; (iii) Section 176-18(A) to construct a Sports Court in the front yard; (iv) Section 176-18(B) to construct a Sports Court nearer the street line than the rear line of the main dwelling; (v) Section 176-18(D) to construct an Accessory Structure (Sports Court)  as close as 50.5 feet from the street line at Hicks Lane where 80 feet is required; and (vi) Section 176-76(E) to construct a Sports Court in the front yard on the property owned by them in a Residence A District and located at 21 Cedar Lane, Sands Point, New York 11050, also known as Section 4, Block C, Lot 37 on the Nassau County Land and Tax Map. 

3)     Application of Gabriel and Gabriella Benji for a Fill Permit pursuant to Chapter 176 of the Code of the Village of Sands Point to move around approximately 100 cubic yards of fill and to place approximately 400 cubic yards of fill on the property owned by them in a Residence A District and located at 21 Cedar Lane, Sands Point, New York 11050, also known as Section 4, Block C, Lot 37 on the Nassau County Land and Tax Map. 

4)     Application of Alexander and Jake Grossman for a Special Use Permit to Alter a Historic Site (Barn) pursuant to Section 100-5(B)(1) of the Code of the Village of Sands Point.  The Applicants seek to make exterior alterations to an existing historic non-conforming barn  on the property owned by them in Residence A District and located at 210 Sands Point Road, Sands Point, New York 11050, also known as Section 4, Block 94, Lot 2243 on the Nassau County Land and Tax Map.

5)     Application of Alexander and Jake Grossman for Variances (Barn) pursuant to Chapter 176 of the Code of the Village of Sands Point.  Specifically, variances from: (i) Section 176-7(H) to convert an existing barn to a use (recreational building and office) that does not qualify as a permitted Accessory Structure under Sections 1-100 and  176-7(H) of the Village Code; (ii) Section 176-8(B) to covert an existing barn for use as an office and recreational building, where the existing barn is two stories and taller than permitted; and (iii) Section 176-18(C) to covert an existing barn  for use as an office and recreational building where the existing barn  is located 0.8 feet from the rear lot line at the northwest corner where 15 feet is required and encroaches upon the rear lot line by 0.5 feet at the northeast corner on the property owned by them in Residence A District and located at 210 Sands Point Road, Sands Point, New York 11050, also known as Section 4, Block 94, Lot 2243 on the Nassau County Land and Tax Map.

6)     Application of Alexander and Jake Grossman for a Special Use Historic Site (Garage) pursuant to Section 100-5(B)(1) of the Code of the Village of Sands Point to make alterations to an existing historic residence (the garage), on the property owned by them in Residence A District and located at 210 Sands Point Road, Sands Point, New York 11050, also known as Section 4, Block 94, Lot 2243 on the Nassau County Land and Tax Map.

7)     Application of 181 Cedar Knoll Drive LLC (Khashayar (Danny) Khazai) for Site Plan Modification Review Approval pursuant to Section 132-4(C)(1) of the Code of the Village of Sands Point.  The applicant previously obtained site plan approval from the BZA for the construction of a single-family dwelling and related amenities on property it owns in a Residence A District and located at 181 Cedar Knoll Drive, Sands Point, New York 11050, also known as Section 4, Block A, Lots 47, 48, & 420 on the Nassau County Land and Tax Map.  The dwelling, as constructed, deviates from the approved site plan.  The applicant seeks approval of a modification to the previously approved site plan to reflect proposed alterations to the existing dwelling, including partial deconstruction, that will result in larger building and habitable areas than were originally approved.  Specifically, the applicant seeks approval to permit the building area of the dwelling to be 10,682.18 square feet where the original building area was approved to be 10,152 square feet.  The applicant also seeks approval to permit the habitable area of the dwelling to be 9,729.94 square feet where the original habitable area was approved to be 8,906.1 square feet.  Variances are not required for building area and habitable area.  As reflected on the current plans, which depict a larger lot than previously approved, both the proposed building area and habitable area comply with the applicable provisions of the Village Code.

8)     Application of 181 Cedar Knoll Drive LLC (Khashayar (Danny) Khazai) for Variance(s) pursuant to Chapter 176 of the Code of the Village of Sands Point. Specifically: (i) Section 176-13(A)(2) to maintain a 8’- 6” side yard sky exposure plane encroachment on the north side; (ii) Section 176-13(A)(2) to maintain a 1’– 0” side yard sky exposure plane encroachment on the south side; and (iii) Section 176-13(A)(2) to maintain an 7’- 0’’ side yard sky exposure plane encroachment from a second point on the south side on property owned by it in Residence A District and located at 181 Cedar Knoll Drive, Sands Point, New York 11050, also known as Section 4, Block A, Lots 47, 48, & 420 on the Nassau County Land and Tax Map. 

9)     Application of 101 Cedar Knoll Drive LLC (Shane Shapiro) for Site Plan Modification Review Approval pursuant Section 132-4(C)(1) of the Code of the Village of Sands Point. The applicant previously obtained site plan approval from the BZA for the construction of a single-family dwelling and related amenities on property it owns in a Residence A District and located at 101 Cedar Knoll Drive, Sands Point, New York 11050, also known as Section 4, Block A, Lots 421 on the Nassau County Land and Tax Map.  The dwelling, as constructed, deviates from the approved site plan.  The applicant seeks approval of a modification to the previously approved site plan to reflect proposed alterations to the existing dwelling, including partial deconstruction, that will result in larger building and habitable areas than were originally approved on a smaller lot than required.  Specifically, the applicant seeks approval to permit the building area of the dwelling to be 10,319.36 square feet which exceeds the allowable building area of 7,771.1 square feet by 2,548.26 square feet.  The applicant also seeks approval to permit the Habitable Floor Area of the dwelling to be 7,416.53 square feet which exceeds the allowing Habitable Floor Area of 7,123.60 square feet by 292.93 square feet

10) Application of 101 Cedar Knoll Drive LLC (Shane Shapiro) for Variance(s) pursuant to Chapter 176 of the Code of the Village of Sands Point. Specifically: (i) Section 176-10 to maintain a Building to accommodate one family on a lot that contains 80,434 square feet (1.85 acres) where a minimum of 87,120 square feet (Two (2) acres) is required; (ii) Section 176-11(A) to  permit the building area of the dwelling to be 10,319.36 square feet which exceeds the allowable building area of 7,771.1 square feet by 2,548.26 square feet;  (iii) Section 176-11(A) to permit the Habitable Floor Area of the dwelling to be 7,416.53 square feet which exceeds the allowing Habitable Floor Area of 7,123.60 square feet by 292.93 square feet; and (iv) Section 176-19(A) to maintain a driveway that is accessed by two curb cuts where only one curb cut is permitted on property owned by it in a Residence A District and located at 101 Cedar Knoll Drive, Sands Point, New York 11050, also known as Section 4, Block A, Lot 421 on the Nassau County Land and Tax Map.

BY ORDER OF THE BOARD OF APPEALS

F. WILLIAM SCHMERGEL, CHAIRMAN 

LIZ GAYNOR, VILLAGE CLERK