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1142 Route 311
Patterson, NY 12563
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- ZONING BOARD OF APPEALS -

MEETING SCHEDULE

7:00 PM Meeting Time

Agendas for meetings change frequently and occasionally are not published until shortly before the start of a meeting. Meetings begin at 7:00 PM unless otherwise posted.

NOTICE IS HEREBY GIVEN BY THE TOWN OF PATTERSON ZONING BOARD OF APPEALS of a public hearing to be held on Wednesday, June 18th, 2025 at 7:00 p.m. at the Patterson Town Hall, 1142 Route 311, Patterson, Putnam County, New York to consider the following applications:

1. Fredy Beltran & Doris Vasquez: Case #20-24– Area Variances (Held Over since April 23, 2025): Applicant is requesting three area variances pursuant to §154-7 and §154-27A(12)(a) of the Patterson Town Code in order to legalize a 4 ft. x 6 ft. shed for garbage receptacle storage forward of the principal dwelling. Town Code §154-7 requires accessory structures in the R-1 Zoning District to meet a minimum front yard setback of 35 ft. and a minimum side yard setback of 15 ft. Structure exists 10 ft. from the front property line and 13 ft. from the side property line; variances requested are for 25 ft. and 2 ft. respectively. Town Code §154-27A(12)(a) prohibits accessory structures from being located in the front yard; variance requested is to allow the structure to be located in the front yard. This property is located at 155 Route 164. Tax Map 23.11-1-45 (R-1 Zoning District).

2. Paul & Julie Toscano: Case #11-25 – Area Variance (Held Over since April 23, 2025): Applicants are requesting one area variance pursuant to §154-27A(12)(a) of the Patterson Town Code in order to construct a 24 ft. x 12 ft. storage shed. Town Code §154-27A(12)(a) prohibits accessory structures from being located in the front yard. Shed will be located forward of the dwelling; variance requested is to allow for the construction of a shed in a front yard. This property is located at 162 Cornwall Hill Road. Tax Map 14.-1-4 (R-4 Zoning District).

3. Rebeca & Steven Bonacci: Case #12-25– Area Variances (Held Over since April 23, 2025): Applicants are requesting three area variances pursuant to §154-27A(12) of the Patterson Town Code in order to legalize a 12 ft. x 10 ft. shed in a front yard. Town Code §154-27A(12)(a) prohibits accessory structures from being located in the front yard. The subject property has frontage on two streets and, therefore, is deemed to have two front yards. Shed is located between the side of the dwelling and Wallace Place; variance requested is to allow the shed to be located in a front yard. Town Code §154-27A(12)(b) prohibits accessory structures from being located nearer than 15 ft. to the principal dwelling. Shed is 7 ft. from the dwelling; variance requested is for 8 ft. Town Code §154-7 requires accessory structures to meet a minimum front yard setback of 15 ft. Shed is 12 ft. from the front property line; variance requested is for 3 ft. This property is located at 15 Sharon Road. Tax Map 36.23-1-20 (RPL-10 Zoning District).

4. Greg Grabowy & Sabrina Lee: Case #13-25 – Area Variances (Held Over since April 23, 2025): Applicants are requesting three area variances pursuant to §154-27A(9) in order to remove an existing barn and construct a new 45.6 ft. x 57 ft. accessory structure on a nonconforming lot. Town Code §154-27A(9)(a) prohibits accessory structures from being located in a front yard. Proposed accessory structure will be located in the footprint of the existing barn in the front yard; variance requested is to allow an accessory structure to be located in a front yard. Town Code §154-27A(9)(c) limits accessory structures to a size of not more than 50% of the bulk area ratio of the principal dwelling. Proposed accessory structure will be 22,160 cu. ft. over the 10,047 cu. ft. permitted; variance requested is for 312% over the 50% bulk area ratio permitted. Town Code §154-27A(9)(c) also prohibits accessory structures from exceeding in height the height of the principal structure. Proposed accessory structure will be 5 ft. taller than the principal dwelling; variance requested is for 5 ft. over the 19 ft. permitted. This property is located at 156 Route 292. Tax Map 3.-1-58 (R-4 Zoning District).

5. Regina Bendix: Case #14-25 – Special Use Permit Renewal-Accessory Apartment: Applicant is requesting a renewal of their special use permit for an existing accessory apartment pursuant to §154-105 of the Patterson Town Code. This property is located at 37 Deerfield Road. Tax Map 25.49-1-27 (RPL-10 Zoning District).

6. James Maderi: Case #15-25 – Area Variance: Applicant is requesting one area variance pursuant to §154-27A(12)(a) of the Patterson Town Code in order to construct a 12 ft. x 20 ft. storage shed. Town Code §154-27A(12)(a) prohibits accessory structures from being located in the front yard. The shed will be located between the rear of the dwelling and Andover Road and will, therefore, be in a front yard; variance requested is to allow for the construction of a shed in a front yard. This property is located at 15 Brandon Road. Tax Map 25.49-1-33 (RPL-10 Zoning District).

7. Ann Denholm: Case #16-25– Special Use Permit-Accessory Apartment: Applicant is requesting a special use permit pursuant to §154-105 of the Patterson Town Code in order to legalize an accessory apartment in an existing single-family dwelling. This property is located at 61 Baldwin Road. Tax Map 13.-1-34 (R-4 Zoning District).



By Order of the ZBA
Robert Schmitt, Chairman