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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
the following public hearings to be held on Tuesday, November 18, 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. Rebeca & Steven Bonacci: Case #12-25– Area Variances (Held Over since October 15, 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).

2. New York SMSA Limited Partnership d/b/a Verizon Wireless: Case #19-25– Use Variance and Area
Variance (Held Over since October 15, 2025): Applicant is requesting a use variance and area variance
in order to install a public utility wireless telecommunications facility. The Patterson Town Code does not
permit wireless telecommunications facilities in the GB Zoning District. The proposal includes the
installation of a 125 ft. monopole. Town Code §154-7 states that the maximum height for a structure is 38
ft.; variance requested is for 87 ft. This property is located at 4 Fairfield Drive. Tax Map 36.9-1-24 (GB
Zoning District).

3. Rebecca Mersand: Case #22-25– Area Variances: Applicant is requesting two area variances pursuant
to §154-27A(12)(a) & §154-7 of the Patterson Town Code in order to construct a 24 ft. x 21 ft. carport
in a front yard. Town Code §154-27A(12)(a) prohibits accessory structures from being located in the
front yard. The proposed carport will be located between the front of the dwelling and Farm to Market
Road; variance requested is to allow for a carport to be located in a front yard. Town Code §154-7
requires accessory structures to meet a minimum front yard setback of 40 ft. Carport will be 30 ft. from
the front property line; variance requested is for 10 ft. This property is located at 485 Farm to Market
Road. Tax Map 23.-2-53 (R-4 Zoning District).

4. Margaret Noah: Case #23-25– Special Use Permit and Area Variance-Accessory Apartment:
Applicant is requesting a special use permit and one area variance pursuant to §154-105 of the Patterson
Town Code in order to legalize an accessory apartment in a single-family dwelling. Town Code §154-
105A(3) limits accessory apartments to a maximum floor area of 600 sq. ft. Existing apartment is 710
sq. ft.; variance requested is for 110 sq. ft. over the 600 sq. ft. maximum permitted. This property is
located at 387 Cornwall Hill Road. Tax Map 13.-3-51 (R-4 Zoning District).

5. Paul DeMarinis: Case #24-25– Area Variances: Applicant is requesting three area variances pursuant
to §154-7 of the Patterson Town Code in order to remove an existing deck and construct a new 44 ft. x
12 ft. deck. Town Code §154-7 requires principal structures to meet a minimum side yard setback of 40
ft. Deck will 30 ft. from the side property line; variance requested is for 10 ft. Town Code §154-7 also
requires principal structures to meet a minimum rear yard setback of 80 ft. Deck will be 68 ft. from the
rear property line; variance requested is for 12 ft. Town Code §154-7 limits impervious surface
coverage levels to 10% of the site. The new deck will bring impervious surface coverage levels to
approximately 17.9%; variance requested is for 8%. This property is located 383 Route 164. Tax Map
24.-1-25 (R-4 Zoning District).

6. Daniel McLaughlin: Case #25-25– Area Variances: Applicant is requesting two area variances pursuant
to §154-27A(12) of the Patterson Town Code in order to legalize an aboveground swimming pool and a
jungle gym. This property is located at 51 Bullet Hole Road. Tax Map 34.13-1-55 (R-4 Zoning District).
The variances required are as follows:
• Swimming Pool: Town Code §154-27A(12)(b) requires accessory structures to meet a minimum
separation distance of 15 ft. from the principal building. Pool exists approximately 8.5 ft. from the
dwelling; variance requested is for 7 ft.
• Jungle Gym: Town Code §154-27A(12)(a) prohibits accessory structures from being located in
the front yard. Jungle gym is located between the front of the dwelling and Bullet Hole Road;
variance requested is to allow for a jungle gym to be located in a front yard.

7. Caccioppoli Engineering, PLLC (Pat Moretti): Case #26-25 – Area Variances: Applicant is
requesting two area variances pursuant to §154-7 of the Patterson Town Code due to insufficient lot
frontage and lot width for Lot #1 of a proposed 2-lot subdivision. Town Code §154-7 requires a
minimum road frontage of 225 ft. Lot #1 will have 108 ft.; variance requested is for 117 ft. of road
frontage. Town Code §154-7 also requires an average lot width of 250 ft. Lot #1 has a proposed average
lot width of 187 ft.; variance requested is for 63 ft. This proposed subdivision is located at 66
Somerset Drive. Tax Map 23.-1-21.3 (R-4 Zoning District).

8. Carlos Coronel: Case #27-25– Area Variance: Applicant is requesting one area variance pursuant to
§154-27A(12)(a) of the Patterson Town Code in order to legalize a shed on a wooden platform in a front
yard. Town Code §154-27A(12)(a) prohibits accessory structures from being located in the front yard.
Shed is located nearer to Panorama Drive than the closest point of the dwelling and is, therefore, located
in a front yard; variance requested is to allow for a shed be located in a front yard. This property is
located at 22 Panorama Drive. Tax Map 4.18-1-52 (R-1 Zoning District).


By Order of the ZBA
Robert Schmitt, Chairman