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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, December 16, 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 November 18, 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 November 18, 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. Caccioppoli Engineering, PLLC (Pat Moretti): Case #26-25 – Area Variances (Held Over since
November 18, 2025): 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).

4. Robert Herman: Case #28-25 – Area Variances: Applicant is requesting two area variances pursuant
to §154-7 and §154-81 of the Patterson Town Code in order to legalize a storage container and metal-
sided storage shed. Town Code §154-7 requires accessory structures to meet a minimum rear yard
setback of 30 ft. Storage container is 12.6 ft. from the rear property line; variance requested is for 17.4
ft. §154-81 of the Town Code requires metal-sided buildings to be at least 150 ft. away from a public
right of way. Storage shed is 51.4 ft. from State Route 22; variance requested is for 98.6 ft. This
property is located at 2249 Route 22. Tax Map 35.7-1-4 (C-1 Zoning District).

5. Nelson Colon: Case #29-25– Area Variances: Applicant is requesting two area variances pursuant to
§154-7 of the Patterson Town Code in order to construct a 10 ft. x 14 ft. shed on a nonconforming lot.
Town Code §154-7 requires accessory structures over 120 sq. ft. in the RPL-10 Zoning District to meet
a minimum rear yard setback of 10 ft. Shed is proposed 5 ft. from the rear property line; variance
requested is for 5 ft. Town Code §154-7 limits impervious surface coverage levels to a maximum of
38% of the lot; proposed shed will bring impervious surface coverage levels to 45%. A variance was
previously granted for 4% over the 38% permitted: additional variance requested is for 3% over the
42% impervious surface coverage levels that were previously approved. This property is located at
124 Lake Shore Drive. Tax Map 25.48-2-15 (RPL-10 Zoning District).


By Order of the ZBA
Robert Schmitt, Chairman