ZBA Meeting - December 3, 2026 at 7:15 PM - IN-PERSON ONLY!!!
LEGAL NOTICE
NOTICE IS HEREBY GIVEN THAT a public hearing will be held in person,by the Zoning Board of Appeals of the Town of Ramapo on Thursday, December 3, 2026, 2026, at 7:15 p.m., or as soon thereafter as possible, at Ramapo Town Hall, 237 Route 59, Suffern, New York on the following matters:
Application #26-469: T and S Construction, 1 Larissa Court, Airmont, New York, for variances of the requirements of Section 376-41 of the Zoning Law of the Town of Ramapo to permit the construction, maintenance and use of a three-family dwelling, which will have less than required lot area, lot width, street frontage, total side setback, rear setback and greater than permitted development coverage and floor area ratio. The existing structure will be demolished. The property in question is: 72 Twin Avenue, Spring Valley, New York, located on the east side of Elm Street, approximately 240 feet from the intersection of Park Street, which is known and designated on the Ramapo Tax map as Section, Block, Lot 50.17-2-18 and is located in an R-15C zone.
Application #26-470: Horton Gateway LLC, 18 College Road, Monsey, New York, for variances of the requirements of Section 376-41 of the Zoning Law of the Town of Ramapo to permit the construction, maintenance and use of a daycare. A use variance is required from section 376-31 in that a daycare is not permitted in an LO zone. The property in question is: 18 College Road, Monsey, New York, located on the east side of College Road, approximately 0 feet south from the intersection of Horton Drive and College Road, which is known and designated on the Ramapo Tax map as Section, Block, Lot 56.10-2-29 and is located in an LO zone.
Application #26-471: Ohr Zion, 28 Calvert Drive, Suite 1, Monsey, New York, for variances of the requirements of Section 376-41 of the Zoning Law of the Town of Ramapo to permit the construction, maintenance and use of a school, which will have less than required lot area, lot width, front yard, side setback, total side setback, rear setback and greater than permitted development coverage and floor area ratio. The existing structure will be demolished. The Town of Ramapo Planning Board issued a Negative Declaration for the project pursuant to the State Environmental Quality Review Act (SEQRA) for the Unlisted Action on March 16, 2026. The property in question is: 297 Spook Rock Road, Suffern, New York, located on the west side of Spook Rock Road, approximately 300 feet south from the intersection of Pioneer Avenue, which is known and designated on the Ramapo Tax map as Section, Block, Lot 56.05-1-53 and is located in an R-25 zone.
Application #26-473: Gershon & Sarah Hess, 105 Route 306, Monsey, New York, for variances of the requirements of Section 376-41 of the Zoning Law of the Town of Ramapo to permit the construction, maintenance and use of a three-family dwelling with three accessory apartments, which will have less than required lot area, front setback, front yard, side setback, total side setback, rear setback, rear setback to deck and greater than permitted development coverage and floor area ratio. A variance will be required from Section 376-65C for accessory units greater than 1,500sf and greater than 50% of the principle structure. A variance will be required from Section 376-65B for accessory unit entrances in front of the principal dwelling. A variance will be required from Section 376-65D, in that the location of the accessory dwelling unit cannot extend beyond the footprint of the principal structure. A variance will be required from Section 376-65G(1-3) in that only once accessory is permitted. The existing structure will be demolished. The property in question is: 105 Route 306, Monsey, New York, located on the west side of NYS Route 306, approximately 205 feet north from the intersection of Maple Avenue, which is known and designated on the Ramapo Tax map as Section, Block, Lot 56.07-4-16 and is located in an R-15C zone.
Application #26-474: Solomon Dov Gottlieb, 135 Route 306, Unit 202, Monsey, New York, for variances of the requirements of Section 376-41 of the Zoning Law of the Town of Ramapo to permit the construction, maintenance and use of a two-family dwelling, which will have less than required lot width, side setback, total side setback, street frontage and greater than permitted floor area ratio. The existing structure will be demolished. The property in question is: 16 Hilltop Lane, Monsey, New York, located on the south side of Hilltop Lane, approximately 320 feet south from the intersection of Briarcliff Drive, which is known and designated on the Ramapo Tax map as Section, Block, Lot 56.07-3-52 and is located in an R-15 zone.
Application #26-475: Joseph Levi, 46 Sinclair Court, Spring Valley, New York, for variances of the requirements of Section 376-41 of the Zoning Law of the Town of Ramapo to permit the construction, maintenance and use of a two-family dwelling, which will have less than required lot area, front setback, front yard, side setback, total side setback, street frontage, vehicle backup space, lot width and greater than permitted development coverage and floor area ratio. The existing structure will be demolished. The property in question is: 46 Sinclair Court, Spring Valley, New York, located on the west side of Sinclair Court, approximately 339 feet north from the intersection of North Pascack Road, which is known and designated on the Ramapo Tax map as Section, Block, Lot 50.19-1-26 and is located in an R-15 zone.
Application #26-478: Elliot Frankel, 7 Sylvan Road, Monsey, New York, for variances of the requirements of Section 376-41 of the Zoning Law of the Town of Ramapo to permit the construction, maintenance and use of a single-family dwelling with one accessory apartment, which will have less than required lot area, lot width, front setback, front yard, side setback, rear setback, rear setback to deck and greater than permitted development coverage and floor area ratio. The existing structure will be demolished. The property in question is: 7 Sylvan Road, Monsey, New York, located on the south side of Sylvan Road, approximately 50 feet south from the intersection of Eastview Road, which is known and designated on the Ramapo Tax map as Section, Block, Lot 56.11-1-59 and is located in an R-15A zone.
Application #26-479: Noyes House LLC, 16 East Castle Avenue, Spring Valley, New York, for variances of the requirements of Section 376-41 of the Zoning Law of the Town of Ramapo to permit the construction, maintenance and use of a two-family dwelling, which will have less than required lot area, lot width, front setback, front yard, side setback, total side setback, rear setback, rear setback to deck, street frontage and greater than permitted development coverage and floor area ratio. The existing structure will be demolished. The property in question is: 114 Noyes Avenue, Spring Valley, New York, located on the north side of Noyes Avenue, approximately 180 feet east from the intersection of George Street, which is known and designated on the Ramapo Tax map as Section, Block, Lot 57.18-2-14.2 and is located in an R-15 zone.
Application #26-480: Laura Rausman, 280 South Grandview Avenue, Monsey, New York, for variances of the requirements of Section 376-41 of the Zoning Law of the Town of Ramapo to permit the construction, maintenance and use of a two lot subdivision with a single-family dwelling on each lot, which will have less than required lot width and street frontage. A variance will be required from Section 376-52C, in which a fence or wall more than six (6) feet in height must be setback from the lot line a distance to two-thirds (2/3) its height. The existing structure will be demolished. Town of Ramapo Planning Board issued a Negative Declaration for the project pursuant to the State Environmental Quality Review Act (SEQRA) for the Unlisted Action on July 20, 2026. The property in question is: 280 South Grandview Avenue, Monsey, New York, located on the west side of Grandview Avenue, approximately 145 feet south from the intersection of Maple Avenue, which is known and designated on the Ramapo Tax map as Section, Block, Lot 56.07-2-57 and is located in an R-15A zone.
BY ORDER OF THE ZONING BOARD OF APPEALS OF THE TOWN OF RAMAPO
F. Charlene Weaver, Chairperson dated in Suffern, New York
Thisday, November 23, 2026