LocalForesight LocalForesight
Join

21 Braxmar Drive South

Sign in to follow

21 Braxmar Drive South is a residential proposed at 21 Braxmar Dr S, Harrison, NY, 10528-2817 in Harrison, NY. The project is currently pending before local land-use boards. William Cook is listed as the developer on the public record. LocalForesight has tracked 1 public hearing appearance before Zoning Board of Appeals.

Project Overview

21 Braxmar Drive South

William Cook is proposing a residential project at 21 Braxmar Drive South in Harrison. No additional details regarding the project scope, scale, zoning classification, required variances, or approval status are currently available.

Subscriber content

Upgrade for full access to project intelligence.

Upgrade

Property Stats

Status Pending
Type Residential
Address 21 Braxmar Dr S, Harrison, NY, 10528-2817
Developer William Cook

Map

Timeline

Jun 18, 2026
Zoning Board of Appeals
  • Adjourned unanimously – Board will not vote tonight; matter continues to future date
  • Applicant requesting variances for front yard, rear yard, and lot coverage on 0.23-acre lot in 1-acre zone
  • Proposed 583 sq ft expansion (2,610 sq ft existing to 3,193 sq ft); includes rear expansion, elevated deck on right side, new garage, mudroom, and removal of existing driveway
  • Board chair and at least one member plan site visit before next hearing; applicant and neighbors encouraged to meet, review plans in detail, and discuss screening and drainage solutions
  • Neighbors raised concerns: property encroachment (left side), deck privacy impact (right side), lack of plan transparency, stormwater/drainage impacts, and lack of screening plan

Next steps

  • Adjourn to future date – Board chair to schedule next hearing (date not specified in transcript)
  • Applicant and neighbors to meet before next hearing: discuss plans in detail, review screening options, and address drainage/stormwater concerns
  • Board members to conduct site visit – Chair and at least one other member plan to visit property to visualize lot and neighbor properties
  • Applicant to consider flagging/staking property lines on site to help neighbors visualize proposed footprint; notify town (Rosemary) if stakes placed to aid board visualization

Subscriber content

Upgrade for full access to project intelligence.

Upgrade

Sentiment

4 /10

From Zoning Board of Appeals · Jun 18, 2026

  • Board mixed/cautious: Chair and multiple board members stated they lack sufficient information to decide tonight; one member indicated application would likely be denied if voted immediately due to number of variances and neighbor opposition, but encouraged continued dialogue rather than rejection
  • Public opposition and confusion: Neighbor Nancy Hedges (daughter of 10 Braxmar) raised concerns about driveway encroachment, excessive size relative to lot, and lack of plan clarity; neighbors Frank and Alisa Olzewski (23 Braxmar, right side) expressed privacy concerns about elevated deck overlooking their kitchen/bedrooms and lack of screening plan; Michelle Geller (26 Glendale Rd) emphasized stormwater/flood mitigation concerns
  • Applicant stressed: William Cook expressed feeling attacked and noted family circumstances (newborn, wife breastfeeding) made pre-meeting neighbor contact difficult; architect Marco Staccato defended project scope and noted removal of impervious driveway

Subscriber content

Upgrade for full access to project intelligence.

Upgrade

Related Projects