[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6512966,"mediaKeyId","5082802-569c5725f662a3bc118cafec12ff0298","parentId",5082802,"title","Long Beach Zoning Board of Appeals grants several conditional variances, denies a few applications","audioSeconds",2752,"startMs",519000,"endMs",3271000,"viewUrl","/Search/View?dp=1&key=5082802-569c5725f662a3bc118cafec12ff0298&start=519&end=3271","thumbnailUrl","https://assets.pipeline.soar.com/5082802-569c5725f662a3bc118cafec12ff0298/thumbnail_519000.jpg","articleUrl","/articles/6512966/Long-Beach/Nassau-County/New-York/Long-Beach-Zoning-Board-of-Appeals-grants-several-conditional-variances-denies-a-few-applications","mediaUrl","https://secure.pipeline.soar.com/6512966-148fe19e598ce9986ca2a9e7e30aebc0/orig.mp4?Expires=1771134673&Signature=ExgtHrytoxppz34AK4naaYMSazo-JeNoHdXRMir6firmCd5WnwJOtFvDVPcoxHIOioouqZzA719U401SZw9OREP7wxK3HNxZgIg6Kr6DocL8RI5ZDPhbWQh4wQS~cZohZVhRg6hn5w5cIqV8SAJb~PjdxxU~WS25t4fN-YpOta59cU8F~xOmhd6vES-W9eJRIf3Lc9nswJMysQZxbaeuEW14eo11aqgyg-47oeGERtQHrVgYTT~8X2pf5ZOrY4RHQpXPAWvqVn3dId6qoOXiA7qI701w0QKUYoWOOPtsHCn8w0zddIKRBoh4JV0Z406lAP6oClDqJIGfkPwlgHcvOg__&Key-Pair-Id=KUT5TJCACFTXG","author","Long Beach, NY","date","2025-06-27T01:30:37.523Z","article","The Long Beach Zoning Board of Appeals reviewed a packed calendar of variance and special-use applications and issued multiple decisions, including conditional approvals for temporary business uses and several denials for new construction.

The board approved two-year temporary conditional variances for several longtime and new uses, including a renewal for a doctor’s office at 714 East Park Avenue, a conditional permit for a part-time chiropractic office at 125 Cleveland Avenue, and a conditional renewal for Beach Street Commons LLC that included seat limits. In other matters the board denied applications for a new two‑family house at 20 Ohio Avenue and a proposed three‑story home at 85 Minnesota Avenue.

Why it matters: The board’s rulings affect residential expansion, parking availability and small-business operations in Long Beach’s neighborhoods. Several approvals carry specific conditions meant to limit community impacts — for example, restricted hours for a home‑based medical office, seat limits for a bar and a roof‑pitch condition tied to an addition’s approval.

Votes at a glance (case number — applicant — address — code cited — outcome — key conditions /notes):

- Case 3451 — John and Diane Joyce — 20 Ohio Avenue — 9-105.19 (multiple subsections) — Denied. Vote recorded on the transcript showed a majority voting to deny, with one abstention. (Applicant sought variances for a two‑family house; board concluded the application should be denied.)

- Case 2312 — Beach Street Commons LLC / Prophetic Corp — 777 West Beach Street — 9-106.14 (new bar) — Granted (2‑year temporary conditional variance). Conditions recorded on the record: bar seating limited to 17 seats; existing lessee to remain the lessee. The transcript includes a written legal rationale read aloud by Commissioner Markowitz explaining why, in his view, the application failed the burden for a use variance; the motion nevertheless passed with recorded yes and no votes.

- Case 3469 — Jonathan and Adriana Lazar — 125 Cleveland Avenue — 9-106.2 (mixed use) — Granted (2‑year conditional temporary variance). Condition recorded on the record: no weekend office hours; use limited to part‑time chiropractic practice two days per week (9 a.m.–5 p.m.) and subject to the temporary two‑year term.

- Case 3178 — Long Beach and Park Holding LLC / Dr. Ira Grusiak — 714 East Park Avenue — 9-105.2(k); 9-112.21 (off‑street parking) — Granted (renewal of 2‑year conditional temporary variance) for continued operation of an existing doctor’s office; applicant represented the practice has been long‑standing.

- Case 3464 — Blairham and Lejeet Chhatri — 512 State Street — 9-105.7(e); 9-107.7(f) — Granted (addition) with typical conditions noted on the record (no speakers in opposition recorded).

- Case 3465 — Jeffrey and Deborah Rabiner — 263 West Beach Street — 9-113.2(g) (off‑street parking) — Granted (front yard parking allowed); applicant will expand the existing driveway to create space for two vehicles on-site.

- Case 3466 — Alana Miceli and David Leach — 69 Farrell Street — 9-105.8(b) (height) — Granted with condition that roof pitch be reduced to 5 on 12 (motion and second recorded on the record). The applicant had proposed a 25.79‑foot height where 23 feet is allowed; the board attached the roof‑pitch requirement as a condition of approval.

- Case 3467 — Robert Faschetti — 85 Minnesota Avenue — 9-105.5(b) (height); 9-113.2(a) (off‑street parking) — Denied. The transcript records a motion to deny and a majority vote to deny the application. (Discussion on the record focused on parapet walls, rooftop deck and curb‑cut impacts; the board voted to deny.)

- Case 3471 — Patrick and Jackie Connell — 521 West Olive Street — 9-105.1(c) (front yard) — Granted (front deck). The board recorded a motion and a unanimous vote to grant the variance.

- Case 3134 — PSG Construction Co. / LG Long Beach Realty, LLC — 180 East Park Avenue — Request for a 6‑month extension of a previously granted variance for a commercial building — Granted (extension recorded on the minutes).

What the transcript shows about board process and patterns: Several approvals were issued as temporary two‑year conditional variances, a commonly used mechanism on the board to allow a business use while preserving the board’s future review authority. For new construction, the board’s discussion included close scrutiny of height, setbacks and curb‑cut impacts on on‑street parking; at least one new‑construction application was denied after members expressed concerns about curb‑cut length and rooftop parapets.

Next steps and follow-ups: Approved temporary variances carry conditions to be enforced through the city’s permitting and licensing processes. A number of items (including at least one new‑construction application) were discussed at length and, where requested, members asked applicants to return with revised plans before a final vote. The transcript indicates several cases will be revisited or subject to recorded conditions.

Ending: The board closed the meeting after dealing with the calendar and granting the extension request; several items included detailed public comment and legal argument recorded on the public record.","mediaType","Video","parentTitle","Zoning Board Meeting - 6/26/2025","oneSentenceSummary","The Long Beach Zoning Board of Appeals reviewed a packed calendar of variance and special‑use applications and issued multiple decisions, including conditional approvals for temporary business uses and several denials.","taxTitle","Long Beach, Nassau County, New York","taxId",54385,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6512951,"Board hears extended debate over second kitchen, parking and front‑porch at 108 Cleveland; final vote not recorded",703,3306000,4009000,"/Search/View?dp=1&key=5082802-569c5725f662a3bc118cafec12ff0298&start=3306&end=4009","https://assets.pipeline.soar.com/5082802-569c5725f662a3bc118cafec12ff0298/thumbnail_3306000.jpg","/articles/6512951/Long-Beach/Nassau-County/New-York/Board-hears-extended-debate-over-second-kitchen-parking-and-frontporch-at-108-Cleveland-final-vote-not-recorded","https://secure.pipeline.soar.com/6512951-4d63719f71fd663ddfbe9902200be0a0/orig.mp4?Expires=1771134673&Signature=k71Dyr1y-Etaw-JZPj2MunpQ27AEiMGxyoCcWw79X05VALPbu-xqPTqQP6ZAYUQfeVrBgQRqPZKJw8jxlG~KH0UVgrORfBNbcuMpEE~MdsOKLL3rvCyu49k-m4PO28Y7uS-5KY1iuog~AeCbWCJ1~tp8Mw39buDV0f361qlhqfWkANQgTWlhKHwLZUhVP6l5ioFkJbdfnD9LmvPatbecP4dAerzYUeEDd3WODr8FIZ6u6SrgGE2PHcja~zg-oSD1G2k4uw05nToswxZpcfpjZJ5F-hiYxV9HphjUvBWhTj3iI9L033U8UgfFrcD-0FrtQmFuGdEUpIZXKdJOl~-dxQ__&Key-Pair-Id=KUT5TJCACFTXG","The Zoning Board of Appeals spent substantial time on a mixed application for 108 Cleveland Avenue that included requests to keep an existing second kitchen, establish an additional off‑street parking space and build a small front porch that would reach the property line. The hearing featured prolonged legal and policy discussion about whether a temporary conditional variance for a second kitchen would be enforceable and whether it could enable conversion to an illegal two‑family use.

Why it matters: The case raises recurring issues for the board: how to treat pre‑existing interior alterations (like a second kitchen), how to structure enforceable conditions for temporary permissions and how to weigh neighborhood character and parking impacts when a home may be used intermittently by extended family.

What happened at the hearing: Attorney Stephen Kaiser presented the application on behalf of the applicant, Christopher Schreck, who said the house is a single‑family dwelling used by his family and occasional visiting relatives and that the second kitchen had existed when they purchased the property four years earlier. The application included: (1) retention of the second kitchen in a single‑family dwelling; (2) a one‑foot variance on required off‑street parking (proposed 8x20 vs. required 9x20); and (3) a four‑foot‑deep front porch (to the property line).

Public comment: Neighbors including Suhail Khan (115 Cleveland), Adam Steinman (110 Cleveland) and John Lazar (125 Cleveland) spoke in favor, describing the applicant as a good neighbor and saying the curb‑cut/parking changes posed minimal neighborhood impact. The transcript also shows commissioners pressed counsel about whether the house had an active violation and how specific a conditional variance could be (for example, whether it could be limited to identified relatives only).

Key legal and enforcement discussion: Board counsel and members cautioned that a temporary conditional variance that was too broadly worded (for example, granting a second kitchen with no occupant limitation) could be unenforceable and might be used to create a de‑facto rental unit. Counsel suggested the board could consider approving the parking and porch changes while denying or conditioning the second kitchen; one attorney on the record recommended naming specific conditions (for example: permit runs only while current owner lives in the house and names of allowed relatives), though commissioners noted enforcement of such named‑person conditions can be difficult.

Outcome on the record: The transcript ends with the board continuing the discussion and asking the applicant to consider whether to submit revised plans or conditions; no final vote appears in the supplied portion of the record.

Ending: The board left the case open for potential revision and asked for additional materials (possible renderings and plan clarifications) and additional legal framing of conditions; neighbors and counsel will likely be asked to return with a revised application or clarified conditions at a future meeting.","An extensive hearing over variances at 108 Cleveland Avenue focused on an existing second kitchen, a one‑foot parking variance and a front porch reaching the property line. Neighbors largely supported the applicant; board counsel and commissioners raised enforceability and conversion concerns; transcript does not show a final vote.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6512956,"Board approves two‑year conditional permit for part‑time chiropractic office at 125 Cleveland Avenue with no‑weekend condition",740,576000,1316000,"/Search/View?dp=1&key=5082802-569c5725f662a3bc118cafec12ff0298&start=576&end=1316","https://assets.pipeline.soar.com/5082802-569c5725f662a3bc118cafec12ff0298/thumbnail_576000.jpg","/articles/6512956/Long-Beach/Nassau-County/New-York/Board-approves-twoyear-conditional-permit-for-parttime-chiropractic-office-at-125-Cleveland-Avenue-with-noweekend-condition","https://secure.pipeline.soar.com/6512956-37adc1707b78cf833ec40af28538f245/orig.mp4?Expires=1771134673&Signature=ie2~QA~lykxHaDLouRpvmaryu1pOYM1xP~fgVuzi8BxfXyFr1EE6s95oYSYlu9xcAFKt0MmksN5Pyuw-eqqqX~TpRPWyt71vyzz8QQJum6CQ4EjZmKEkROmfhfcQ3CNpeOU~pSDP8V29t9lRdfJxo-VClYL1vGbnZWzrrfOftvvE2FXZpaFh9GX-RGrNS6MPJpR1Q2zFGh9j819ITsGhl0dzL13hGSu4jP28-QYKe5cTNnbAtgF64jSD7u30dqaQ-p9W3Bv76ajd0B~h7wR9nQenunE~tzZMYlNpJjnz4kt0NEXXtkQFB4WjR9LCd92HeOTLfRvh~FRiLQwtdLdEVA__&Key-Pair-Id=KUT5TJCACFTXG","The Long Beach Zoning Board of Appeals granted a two‑year temporary conditional variance allowing a downstairs unit at 125 Cleveland Avenue to be used as a part‑time chiropractic office for the applicant Adriana Lazar. The board recorded conditions limiting the practice to two days per week during daytime hours and prohibiting weekend office hours.

Why it matters: The decision allows a small local health‑care practice to continue operating in a residential area under a time‑limited, monitored permit intended to reduce impacts on neighborhood parking and character.

What the application proposed: The applicant sought to convert the downstairs unit of a two‑family home temporarily to mixed use so Adriana Lazar — a chiropractor — could see patients two days per week (stated in testimony as Mondays and Thursdays, 9 a.m.–5 p.m.), with no construction or exterior changes and with two off‑street parking spaces available on the property.

Public comment and board discussion: Neighbors voiced both support and concern. Angelina D’Aogas (128 Cleveland Avenue) said parking on the block is already limited and expressed concern that the office might expand beyond the stated days. Several neighbors — Christopher Schreck (108 Cleveland Avenue), Andrew Moreno (123 Cleveland Avenue) and Diane Freiburg (124 Cleveland Avenue) — spoke in support, saying daytime parking on weekdays is typically available and praising the applicants as good neighbors. During questioning, the applicant’s attorney said the office would see one patient at a time, roughly every 25 minutes, and that the applicants were giving up rental income to do the practice from home.

Board action: Chairman Morelli moved to grant a two‑year temporary conditional variance with the condition that there be no weekend office hours; the motion was seconded and carried with recorded votes of “grant with conditions” by the commissioners on the record.

Ending: The decision is recorded as a two‑year conditional temporary variance. The applicants and the city will monitor compliance with the no‑weekend condition and any parking impacts noted by neighbors.","The Zoning Board granted a two‑year temporary conditional variance allowing a part‑time chiropractic office in the downstairs unit of a two‑family home at 125 Cleveland Avenue, limited to two days a week and prohibiting weekend hours; neighbors both opposed and supported the request over parking concerns.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6512961,"Board grants temporary bar expansion at Beach Street Commons with 17‑seat limit after legal debate",341,162000,503000,"/Search/View?dp=1&key=5082802-569c5725f662a3bc118cafec12ff0298&start=162&end=503","https://assets.pipeline.soar.com/5082802-569c5725f662a3bc118cafec12ff0298/thumbnail_162000.jpg","/articles/6512961/Long-Beach/Nassau-County/New-York/Board-grants-temporary-bar-expansion-at-Beach-Street-Commons-with-17seat-limit-after-legal-debate","https://secure.pipeline.soar.com/6512961-088b792c092a4fc2f791595630eec39f/orig.mp4?Expires=1771134673&Signature=Kbss5DHGAVNlYasQx~4Zvzdiuwl9sPYoaVXMNLK2Y8C0Y4RIBfLBlSEWcxknrqLSHvYHk2pi6OG4P2QK4h4zLXwHjByrVgWalMUC8Ba0ASkutSNpyNlcFOo7njtDRVI76otHdq3n0Mh5GxMolKEaurST5HAI318Fi2UHaxLs9gd9kC5x1n8XkbFKRrFa-62gs42Pim5xAiY8nDyZ1FiQo~xW3FYcB8RitJrfXdIZqXMkuoBi--nTTOk-ycjPT7fkqhn3gEbPmeD~aOWSeZlSwYDodX5rkqxcZKEsSkiUirQAI~9bzlE6PaS~wQJnhH8osL4DYbxU~g9XldcK5jgDyA__&Key-Pair-Id=KUT5TJCACFTXG","The Long Beach Zoning Board of Appeals on the record granted a two‑year temporary conditional variance for Beach Street Commons LLC to expand an on‑premises bar at 777 West Beach Street, while attaching specific conditions and recording explicit opposition from at least one commissioner.

Why it matters: The board’s decision allows the business to expand bar service for two years while placing enforceable limits on seating and tying the variance to the existing lessee — a compromise intended to limit neighborhood impacts while permitting business continuity.

What the board decided and why: Beach Street Commons sought renewal of an expired conditional temporary variance and an increase in bar length from an earlier 15‑foot‑11‑inch bar to a proposed 44‑foot‑6‑inch bar (an increase of 28 feet 7 inches). On the record, Commissioner Markowitz read a detailed legal statement invoking General City Law §81‑b: he concluded the applicant did not present the “dollars and cents” proof required to show an inability to realize a reasonable return under permitted uses, and he argued the requested change constituted a use variance requiring a showing of unnecessary hardship. Markowitz said that, on that legal basis, he would vote to deny.

Despite that written legal rationale from Markowitz, the motion to grant the two‑year temporary conditional variance passed. The conditions recorded on the record: bar seating limited to 17 seats and that the current lessee remain the lessee. The transcript records the mover (Commissioner Liss) and second (Commissioner Callahan) and a vote that carried with recorded yes and no votes.

Board context and enforcement: The board used a temporary two‑year term rather than a permanent change in zoning use, and limited seat count was the explicit mitigation measure recorded on the public record. The City Code provision cited on the record (Long Beach City Code section 9‑106.14 and related licensing language) was discussed in relation to licensing limits and the board’s authority.

Ending: The application was granted with conditions and will be subject to licensing and building permitting oversight; the transcript preserves Commissioner Markowitz’s dissent and legal rationale for the record.","The Long Beach Zoning Board approved a two‑year temporary conditional variance allowing Beach Street Commons to operate a larger bar footprint at 777 West Beach Street but limited seating to 17 and required the current lessee to remain; one commissioner read a detailed legal opinion concluding the application failed the use‑variance burden.","actionData","errors"]

Article not found

Long Beach Zoning Board of Appeals grants several conditional variances, denies a few applications

Board hears extended debate over second kitchen, parking and front‑porch at 108 Cleveland; final vote not recorded

Board approves two‑year conditional permit for part‑time chiropractic office at 125 Cleveland Avenue with no‑weekend condition

Board grants temporary bar expansion at Beach Street Commons with 17‑seat limit after legal debate