BZA Hearing - January 7, 2026

BOARD OF ZONING APPEALS

INC. VILLAGE OF SANDS POINT

  WEDNESDAY, JANUARY 7, 2026

A)   EXECUTIVE SESSION BEGINNING AT 6:30 P.M.

B)    PUBLIC HEARING BEGINNING AT 7:00 P.M.

C)   Request to Reopen Public Hearings:

1)     Request to Reopen the Public Hearing on the applications of 101 Cedar Knoll Drive LLC (Shane Shapiro) for Site Plan Modification Review Approval and Variances 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.

2)     Request to Reopen the Public Hearing on the applications of 181 Cedar Knoll Drive LLC (Khashayar (Danny) Khazai) for Site Plan Modification Review Approval and Variances on property owned by it 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,and 420 on the Nassau County Land and Tax Map.

D)   CONTINUED CASE(S):

1)     Application of Gennaro and Donna Sbarro for a Site Plan Approval pursuant to Section 132-4 of the Code of the Village of Sands Point to construct a single-family dwelling (“Residence A”) and a greater than 50% expansion/renovation of a second, existing, non-conforming single-family dwelling (“Residence B”) on the same lot on property owned by them in a Residence A District and located at 225 Middle Neck Road, Sands Point, New York 11050, also known as Section 4, Block B, Lot 17 on the Nassau County Land and Tax Map.

2)     Application of  Gennaro and Donna Sbarro for a Fill Permit pursuant to Chapter 84 of the Code of the Village of Sands Point to move approximately 1,400 cubic yards of fill and remove approximately 500 cubic yards of fill from the property owned by them in a Residence A District and located at 225 Middle Neck Road, Sands Point, New York 11050, also known as Section 4, Block B, Lot 17 on the Nassau County Land and Tax Map. 

3)     Application of Gennaro and Donna Sbarro for Variances pursuant to Chapter 176 of the Code of the Village of Sands Point, specifically variances from: (i) Section 176-7(A) to permit two detached single-family dwellings on the same lot, including the demolition and construction of one single-family dwelling (“Residence A”) and the greater than 50% expansion / renovation of a second single-family dwelling (“Residence B”); (ii)  Section 176-11(A)(1) to permit a habitable floor area of 15,891.6 square feet, where 14,207 square feet is the maximum permitted (1,684.6 square foot variance); (iii) Section 176-13(A)(1) to exacerbate an existing non-conforming front yard setback with the addition of a second story located 13’-3” from the front property line, where 60’ is the minimum required; (iv) Section 176-13(A)(1) to exceed the front yard sky exposure plane by 10’-3 ½”; (v) Section 176-13(A)(2) to exacerbate an existing non-conforming side yard setback with the addition of a second story located 17’ from the side property line, where 40’ is the minimum required; (vi) Section 176-13(A)(2) to exceed the side yard sky exposure plane at one point by 27’-3” and a second point by 15’-3” ; and (vii) Section 176-19(A) to maintain a driveway that is located 16.9 feet from the north side property line, where a minimum of 25 feet is required, and (ix) Section 176-19(A) to maintain two curb cuts, where only a single curb cut is permitted on property owned by it in Residence A District and located at 225 Middle Neck Road, Sands Point, New York 11050, also known as Section 4, Block B, Lot 17 on the Nassau County Land and Tax Map. 

E)    NEW CASE(S):

1)     Application of Adam & Stefanie Blumencranz for Site Plan Review Approval pursuant to Section 132-4(A)(5) of the Code of the Village of Sands Point to construct a Major Structural Alteration (50% or greater addition/alteration) on property owned by them in a Residence B District and located at 3 Oak Tree Court, Sands Point, New York 11050, also known as Section 4, Block 94, Lot 85 on the Nassau County Land and Tax Map.

2)     Application of Adam & Stefanie Blumencranz for Variance pursuant to Chapter 176 of the Code of the Village of Sands Point, specifically: Section 176-25-A to exceed the allowable building area by 176 square feet, where the allowable building area shall not exceed 12% of the lot area for the first acre or any part thereof, 8% for the second acre or any part thereof and 6% of any Lot Area in excess thereof, but in no case shall the ratio of Habitable Floor Area to Lot Area exceed a ratio of 0.12 for the first acre or any part thereof, 0.06 for the second acre or any part thereof and 0.04 for any Lot Area in excess thereof on property owned by them in a Residence B District and located at 3 Oak Tree Court, Sands Point, New York 11050, also known as Section 4, Block 94, Lot 85 on the Nassau County Land and Tax Map.