BZA Hearing - November 17, 2025

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, November 17, 2025, at 7:00 p.m. at Village Hall, 26 Tibbits Lane Sands Point, NY 11050 on the following applications: 

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. 

The application(s), plan(s), and specifications are on file at the Office of the Village Clerk, 26 Tibbits Lane, Sands Point.  At said time and place of Hearing as aforesaid stated all persons who wish to be heard will be heard.

BY ORDER OF THE BOARD OF APPEALS

F. WILLIAM SCHMERGEL, CHAIRMAN 

LIZ GAYNOR, VILLAGE CLERK