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HomeMy WebLinkAboutPotters - 675 Skippers Ln 4�gUFfQ4,�-�Qri y � Edward Webb, Chairperson � ♦ Town Hall Annex Anne Surchin,Vice Chair '�IQl �.�© 54375 Route 25 Donald Feiler PO Box 1179 James Grathwohl Southold,NY 11971 Robert Harper Fax(631)765-9502 James Garretson Telephone:'(631)765-1802 Joseph McCarthy www.southoldtownny.gov Tracey Dwyer,Administrative Assistant Town of Southold Historic Preservation Commission Tuesday, May 21, 2019 RESOLUTION #5.21.19.1 Denial of a Certificate of Appropriateness RE: 675 Skippers Lane, Orient, SCTM# 1000-24.-2-1 Owner: Louis Potters and Lenore Brancato RESOLUTION: WHEREAS, 675 Skippers Lane, Orient,NY is on the Town of Southold Registry of Historic Landmarks, and WHEREAS, as set forth in Section 56-7 (b) of the Town Law(Landmarks Preservation Code) of the Town of Southold, all proposals for material change/alteration must be reviewed and granted a Certificate of Appropriateness by the Southold Town Historic Preservation Commission, and, WHEREAS, the applicant is requesting permission to demolish the existing structure and construct a new home on the site, and, WHEREAS, a final public hearing was held on April 10,2019. NOW THEREFORE BE IT RESOLVED,that the Southold Town Historic Preservation Commission determines that the proposed work detailed in the above referenced application does not meet the criteria for approval under Section 170-8 (A) of the Southold Town Code and, BE IT FURTHER RESOLVED,that the Commission determined that the proposal as presented will have a substantial adverse effect on the aesthetic, historical and architectural significance of the Orient National Historic District and denied the request for a Certificate of Appropriateness. MOVER: Commissioner Garretson SECONDER: Commissioner Don Feiler AYES: Chairperson Edward Webb,Vice Chair Surchin, Commissioner Harper, Commissioner Garretson, Commissioner Joseph McCarthy, Commissioner Feiler and Commissioner Grathwohl. RESULT: Opposed Unanimously Please note that any deviation from the approved plaits referenced above may require fitrther review from the commission. Signed: Tracey L Dwyer,Application Coordinato for the Historic Preservation Commission Date: May 22,2019 i RESOLUTION 2019-995 ADOPTED DOC ID: 15765 THIS IS TO CERTIFY THAT THE FOLLOWING RESOLUTION NO.2019-995 WAS ADOPTED AT THE REGULAR MEETING OF THE SOUTHOLD TOWN BOARD ON DECEMBER 3,2019: WHEREAS, the Historic Preservation Commission denied the application of LOUIS POTTERS AND LENORE BRANCATO dated June 28, 2018, for a Certificate of Appropriateness for the demolition of 675 Skippers Lane, Orient,NY., pursuant to Section 170-9 (A) of the Southold Town Code, (Criteria for Approval of Demolition or Removal of Historic Landmarks). WHEREAS, on May 31, 2019, the Owners of 675 Skippers Lane appealed to the Town Board requesting a reversal of the Commission's Denial of the Certificate of Appropriateness pursuant to Section 170-11(Appeals), or in the alternative requested an approval from the Town Board on the grounds that prohibition of such demolition will subject the applicant to undue hardship pursuant to Section 170-10 (Hardship criteria for approval of demolition, removal or alteration of historic landmarks; and WHEREAS,the application has been reviewed pursuant to Sections 170-10 and 170-11, of the Southold Town Code (Landmarks Preservation); now, therefore, be it RESOLVED that the Town Board of the Town of Southold hereby finds that the appeal of the Historic Preservation Commission is hereby denied on the ground that the proposed demolition of the Structure at 675 Skippers Lane does not meet the criteria for approval under Section 170-9 (A) of the Southold Town Code, (Criteria for Approval of Demolition or Removal of Historic Landmarks) and be it further; RESOLVED that the Town Board of the Town of Southold hereby finds that the application for approval on a hardship basis is hereby denied on the ground that the proposed demolition of the Structure at 675 Skippers Lane does not meet the criteria for approval under Section 170-10 of the Southold Town Code, (Hardship criteria for approval of demolition, removal or alteration of historic landmarks) and be it further; RESOLVED that it is the Finding of the Town Board of the Town of Southold hereby denies the Certificate of Appropriateness for the demolition of the structure at 675 Skippers Lane and be it further RESOLVED that the Town Board of the Town of Southold does hereby adopt the Findings and Determination dated December 3,2019, denyine the application of LOUIS POTTERS AND LENORE BRANCATO for a Certificate of Appropriateness for the demolition of the structure at 675 Skippers Lane. and be it further 1— 1 1 Resolution 2019-995 Board Meeting of December 3, 2019 RESOLVED that the Town Board had determined that this action is consistent with Section 170-11, (Appeals); and be it further RESOLVED that this Determination shall not affect or deprive any other agency of its properly asserted jurisdiction, separate and apart from the proceedings under Southold Town Code Chapter 170 (Landmark Preservation) considered herein. Elizabeth A.Neville Southold Town Clerk RESULT: ADOPTED [UNANIMOUS] MOVER: Robert Ghosio, Councilman SECONDER:Louisa P. Evans, Justice AYES: Dinizio Jr, Ruland, Ghosio, Evans,Russell ABSENT: Jill Doherty Updated: 12/3/2019 3:44 PM by Lynda Rudder Page 2 RESOLUTION 2019-995 ADOPTED DOC ID: 15765 THIS IS TO CERTIFY THAT THE FOLLOWING RESOLUTION NO.2019-995 WAS ADOPTED AT THE REGULAR MEETING OF THE SOUTHOLD TOWN BOARD ON DECEMBER 3,2019: WHEREAS, the Historic Preservation Commission denied the application of LOUIS POTTERS AND LENORE BRANCATO dated June 28, 2018, for a Certificate of Appropriateness for the demolition of 675 Skippers Lane, Orient,NY., pursuant to Section 170-9 (A) of the Southold Town Code, (Criteria for Approval of Demolition or Removal of Historic Landmarks). WHEREAS,on May 31, 2019,the Owners of 675 Skippers Lane appealed to the Town Board requesting a reversal of the Commission's Denial of the Certificate of Appropriateness pursuant to Section 170-11(Appeals), or in the alternative requested an approval from the Town Board on the grounds that prohibition of such demolition will subject the applicant to undue hardship pursuant to Section 170-10 (Hardship criteria for approval of demolition, removal or alteration of historic landmarks; and WHEREAS,the application has been reviewed pursuant to Sections 170-10 and 170-11, of the Southold Town Code(Landmarks Preservation); now, therefore, be it RESOLVED that the Town Board of the Town of Southold hereby finds that the appeal of the Historic Preservation Commission is hereby denied on the ground that the proposed demolition of the Structure at 675 Skippers Lane does not meet the criteria for approval under Section 170-9 (A) of the Southold Town Code, (Criteria for Approval of Demolition or Removal of Historic Landmarks) and be it further; RESOLVED that the Town Board of the Town of Southold hereby finds that the application for approval on a hardship basis is hereby denied on the ground that the proposed demolition of the Structure at 675 Skippers Lane does not meet the criteria for approval under Section 170-10 of the Southold Town Code, (Hardship criteria for approval of demolition, removal or alteration of historic landmarks) and be it further; RESOLVED that it is the Finding of the Town Board of the Town of Southold hereby denies the Certificate of Appropriateness for the demolition of the structure at 675 Skippers Lane and be it further RESOLVED that the Town Board of the Town of Southold does hereby adopt the Findinl4s and Determination dated December 3,2019, denying the application of LOUIS POTTERS AND LENORE BRANCATO for a Certificate of Appropriateness for the demolition of the structure at 675 Skippers Lane. and be it further Resolution 2019-995 Board Meeting of December 3, 2019 RESOLVED that the Town Board had determined that this action is consistent with Section 170-11, (Appeals); and be it further RESOLVED that this Determination shall not affect or deprive any other agency of its properly asserted jurisdiction, separate and apart from the proceedings under Southold Town Code Chapter 170 (Landmark Preservation) considered herein. Elizabeth A. Neville Southold Town Clerk RESULT: ADOPTED [UNANIMOUS] MOVER: Robert Ghosio, Councilman SECONDER:Louisa P. Evans, Justice AYES: Dinizio Jr,Ruland, Ghosio, Evans, Russell ABSENT: Jill Doherty Updated: 12/3/2019 3:44 PM by Lynda Rudder Page 2 TOWN OF SOUTHOLD = HISTORIC PRESERVATION COMMISSION Edward Webb, Chair Anne Surchin, Vice Chair 54375 Route 25 Donald Feiler PO Box 1179 James Grathwohl Southold,NY 11971 Robert Harper Phone: (631765-1802 Jamie Garretson www.southoldtown.ny.gov Tracey Dwyer,Administrative Assistant Public Hearings April 10th, 2019 Town Hall Board Room Welcome and Call to Order Pledge of Allegiance Introduction of Commission Members Instructions from the Chair 5:05 PM Public Hearing (Continuation) REGARDING THE APPLICATION OF KATHY CAFFERY: REQUEST FOR A CERTIFICATE OF APPROPRIATENESS UNDER SECTION 170-7 OF THE SOUTHOLD TOWN CODE yCONCERN ING RECONSTRUCTION OF A NOW DEMOLISHED BARN IN THE ORIENT HISTORIC DISTRICT AT 1270 VILLAGE LANE, ORIENT, NY, SCTM# 1000-25. 1-27.5 Public comment 5:30 PM Public Hearing (Continuation) REGARDING THE APPLICATION OF DR. POTTERS: REQUEST FOR A CERTIFICATE OF APPROPRIATNESS UNDER SECTION 170-7 OF THE SOUTHOLD TOWN CODE CONCERNING ADDITIONS AND ALTERATIONS TO AN EXISTING DWELLING ON A LANDMARKED PROPERTY IN THE ORIENT HISTORIC DISTRICT, AT 675 SKIPPERS LANE, ORIENT, NY (SCTM# 1000-24.-2-1). Public comment Adjourn, Note: Applicants should review Commission 7 Stagy dards before planning ig wor K to insure that the application conforms to these requirements. 1. APPLICANT ame: AIA AeZO�aC;T Address: 10417 Telephone/email/fax: G 1 ab'7 (2he,()QkA1A.0,.NV- CAM 2. PROPERTY Owner's Name: U640'2E 5CAr4 GA--�p P® 1-t-e j.S Address: 2 '50 VS Ayai V SAA DS PO I�1T N Y . 110,50 Telephone/e-mail/fax: - .51(0 . 4-S 1 • X 28 (o L PbTrF-12S r101z7OWt LL . ,EOV Tax Map Number: /000 - 2Lf- Date Acquired by Current Owner. Zd 1'1 Status: Local Landmark () In Locallandmark District ( ) On National Historic Register or in NHR Dist. () Use: Current: S 1 r4 (4l F0#4 1 V`( Je6-'1 J0EwJ6' PFI-K~ 46Je4G C- Proposed: S+9in/l 1, AS A BDPV 3. PROPOSED WORK Scope of Work: S f X S 1J �1PrtL-�Co E • Reason for Work: c0CIM&jTSvB-S-1,aaoA2n AJD 14 D�1z-Jr -T�V Com D 17>�i rl ?m cm A-i � IVf1 aA Al 5gS r-A+A 1144 - Architect/F ee.: N-VE-2. Coo y, X41 } Contractor: Vlq K- DW J\1 Ift JWS fi MF Construction Schedule: } TOW!` OF 63011—ITHOLD HISTORIC PRESERVATION J APPLICATION f J Ni�etan s are ort the�i�Tue�d�`�'Of flims r�iar►�h�t�3 'i�"`pm in i�or�n-f���;��3C19�''. . .��:"�..�� Main Road, Southold, NY. All applications mast have a representative at the hearing in order to be,re- viewed. Questions? Call Historic Preservation Commission (631) 765-1860. Date: 2 ry god � Property Address, Als Owners Name: LP VIS Po rT E aS Sections of local Jaws authorizing review by the Historic Preservation Commis sion of proposed work on designated town landmark,properties are in Chapter 66 of the Southold Town Code. Categories of Proposed Work D Repair 0 Storm Windows & Doors V Alteration I1 Additions &other 0 Painting new construction fd Roofing D Signs Please attach a detailedNdescrlption of the proposed work to the application. At J the earliest stage of planning of the proposed work, the applicant should contact i the Chairmanf or Secretary of the Commission in order to establish a dialogue of the proposed work. I understand and agree that no work on this request shall commence until writtbn approval 'been given by the Building Inspector if a Building Permit is requirid_ Own r s g afore: 4 .r� �- - 1 1 FOR HPC USE ONLY I have reviewed the enclosed application and determined the following action to be taken: _._Exempt:_ -__-- Administrative Permit Required: Public Hearing Required: Signed: Date: peter h. coop architect 728 montauk highway I box 1102 1 water mill, ny 11976 675 SKIPPERS LANE BY WAY OF INTRODUCTION; The 13,817 SF.site at the corner of Skippers Lane currently includes an existing 1,874 SF.1-1/2 story wood frame residence and a 374 SF detached garage. The existing residence has 2 pre-existing non-conforming front yard setbacks of 21.2'on the north property line and 30.4'on the western property line where 35'is required under current zoning. Additionally the 373 SF pre-existing nonconforming two-car garage is set 5.3'to 5.7' From the easternmost property line where 35' rear yard set". isix�quired undercurrent zoning. The applicant intends to maintain this garage in its current location and re-finish it with a new roof,new siding,new windows,and new garage doors. Uncertain as to the original construction date of the structures,there appears to be two distinct wings to the main house;an original 1-1/2 story gabled structure which appears to have been constructed sometime around 1938,and a later single-story low pitched gable addition thought to have been built in the 1960s. The project as proposed would involve the reconstruction and expansion of the existing 1,827 SF 1-1/2 story residence, resulting in a new 3,341SF two-story residence built in a style compatible with detailing referenced throughout the Orient historic district.The footprint of the existing house would increase by 980 S.F.from 1,540 S.F.to 2,520 S.F. The original 1-1/2 story"cottage" roof line is proposed to be lengthened (enhancing the front porch feature) and is proposed to attach to a 2-story gabled farm house wing which will house the updated living areas. Due to the positioning of the original house and our desire to maintain its footprint,we will require a dimensional variance to maintain the existing 30.4'front yard dimension along Harbor River Road where 35'is required.The proposed front yard along Skippers Lane is conforming at 20.5'where the 20' average along that street is required. The project as proposed respects both the required rear yard set-back where we have a set-back of 47.9'where 35' is required, and the Oyster Pond Society Park side yard set-back where we have 17.8' where 10' is required. The proposed lot coverage for this new residence is 2,893 SF or 20.93%where 2,763.4 SF or 20%is permitted.As the project as proposed exceeds current lot coverage maximums by.093%or 129.6 SF applicant is actively seeking an area variance as well. petercookarchitect.com p: 631 .283.0077 1 f: 631 .283.5960 THE EXISTING HOUSE; The current house,which has remained largely unattended for the past several years has deteriorated to it current state of disrepair. The house is rife with mold and encased in asbestos. The siding is asbestos,the roofing is asphalt,the windows are single pane/single lite with circa 1980's aluminum combination storms and screens.The trim,soffits and window frames have all been encased in aluminum,The columns whether original or replaced have deteriorated to the point where they had to be replaced with 2 x 4 supports,and the foundation is neither stone nor brick but poured concrete similar to contemporary foundations. The original 1938 body of the house was expanded with a one story 60s vintage addition, ill- proportioned shed dormers, and possibly a rear addition that contribute to the asymmetrical and multi pitched roof lines. If anything other than the existence of this house,on this site,led to it being considered "contributing" in the 1970s, it is my opinion that anything that was of"significance"or"contributing" has since been either renovated, removed or has disintegrated.The house as it stands today has no architectural or craftsman like feature that one could consider historically significant or contributing, or worthy of restoration or in-kind reproduction. DESIGN: The design intent is to replicate the circa 1938 wing of the house and honor it's distinct and familiar roofline and front porch details, retaining the exact sitting as the existing structure. This would maintain visual familiarity in the most recognizable portions of the house,The north west corner of Skippers Lane where it turns along Harbor River Road towards the Bay. The design of the of the house as evidence by the plans,elevations,renderings and scale model include elements commonly found in the Orient historic district,and referenced in the Oyster Pond Historical Society 20th Anniversary issue of the"Historic Orient Village" publication (a 1995 edition of the 1976 original) featuring a"pictorial guide to the old buildings in the Orient historic District with historic and architectural notes on over 100 such structures" Note,675 Skippers lane was NOT featured in either publication. Elements featured on the design of 675 Skippers Lane include; Gabled and shed roofs. Covered porches with roof decks above. Reclaimed brick foundation and chimney. Pale gray cedar shingles. Integrated gutters in the roof edge. White trim, barge boards along the foundation line, and corner boards. Screened in porches And 2 over 2 double-hung windows. The house as proposed conforms entirely to The Town of Southold building codes.We are not asking for a house that is too large,or too tall, by any code. WHY 675? At our November Zoning Board of Appeals hearing the question was posed... (and I am paraphrasing) "why would the Potters buy this house knowing it's condition and that it was in the historic district if they didn't like the house as it was?" While the Potters recognized they were purchasing in the historic district,there was never any intention to retain the house as it was. It was recognized by the sellers themselves as well as others who they consulted with pre-purchase that major work was necessary to make the house habitable. With that understanding the Potters expected that they would be entitled to refurbish and expand this property within the parameters of zoning law and in the same way their neighbors have. 675 is not the first nor the only property on the street,or in this neighborhood,to come before this board seeking approval for an expansion/reconstruction nor for a variance to accomplish their goals. In fact every home along the south side of Skippers Lane has a non-conforming front yard . As does 100 Harbor River Road,the one and only neighbor south of 675 Skippers Lane.A property which,by the way, also enjoys a 6-inch side yard fronting on the Oyster Pond Society Park. Permits have been granted to neighbors for demolition, reconstructions and additions,and variances have been granted for yard relief, lot coverage,height,and use. Nothing requested in the application before you is any different or greater,and in most instances much less,than that which has been granted to prior applicants. Perhaps the Potters were naive of the process at first. I am the second architect on this project and my agreement with the Potters stipulates two things; 1- That I would work closely with the historic board from the get go,which I have done and 2-That at the end of the day, anyone with a black and white camera taking a picture of the new house would be not be able to distinguish it from any other original Orient home. WORK SESSION HISTORY/SUMMARY: I first introduced this project to the Board during the May 15 2018 work session and have I appeared and refined our design in tandem with the Boards input and recommendations at work sessions monthly over the ensuing 6 months. This is YOUR house.This will be our 6th meeting working with you.You have had 100%input on the house at every step of the way.You have advised us BEFORE a pencil was put on paper.And we have shared every draft with you.The process works)l We are building in-kind and on the exact footprint of the original house(and accepting the variance process that goes with it)with a complementary and appropriately scaled addition that is stylistically similar to other homes in the village. We have made compromises based on your comments.We took over 200 square feet off the foot print, we have lessened the mass by lowering the foundation and roof,we have softened the impact along the Oyster Pond Association park in terms of windows, porches and look. The only contributing element of 675 Skippers Ln.that remains today are romanticized reminiscences of a simpler time and of a summer cottage in pristine condition.The cottage is no longer, but the sentimental perspective over the property remains, and that is what we have endeavored to preserve. The application before you is a well thought out,sensitive, modest,fair and reasonable request for the expansion and rehabilitation of 675 Skippers Lane. YOU as a Board should be proud of your efforts to make this work for BOTH the home owner and the neighborhood. --M ROBERT O'BRIENP.E. CONSULTING ENGINEERING SERVICES 2074 MAIN ROAD, P.O. BOX 456, LAUREL, NY 11948 631-298-5252 APR 10 2019 January 15, 2019 TOWN OF SOUTE{OLD HISTORIC PRESERVATION COMMISSION Dr. & Mrs. Louis Potters 2 Sousa Drive Sands Point, New York 11050 675 Skippers Lane Orient, NY Dear Dr. & Mrs. Potters: Per your request, I performed visual inspections of the above-captioned house on January 9, 11 and 14, 2019. This to determine its overall condition and extent of re- medial work needed. Also to note the original components and details that still remain. Please be advised of the following findings and recommendations: The original house was a small one-and-one-half story wood frame structure that appears to date to the 1920s. It originally had a wood shingle roof and wood shingle siding. Basic construction consists of poured concrete perimeter foundation walls. The first-floor wood joists are supported on or embedded directly in the foundation walls. A number of small solid wood beams with locust post columns also provide support. The original house was dormered at the second-floor at the east side at some time in the past. This apparently to create the rear bedroom and bath. A new asphalt shingle roof was also constructed at the west side several feet above the original wood shingle roof, extending out over the front open porch. The old wood shingle roof is still in place in the new attic space that was created. There is a large one-story wood-framed dining room/living room addition at the south side of the original house. It appears to date to the 1950s. Basic construction consists of concrete block perimeter foundation walls. The floor joists are supported by built-up wood girders with hollow concrete block piers with wood shims at the tops in the low-height crawl space under it. Page 2 Both the original portion of the house and south addition and front porch now have asphalt shingle roofs and asbestos cement shingle siding. The southwest corner of the front lawn at the west side of the house is in an AE-6 flood zone, which means that it is projected by F. E. M. A. to flood to an elevation of six- feet above mean high tide in a 100-year storm. The southwest corner of the living room appears from the flood map to be approximately within 25-feet of the east edge of the flood zone. It is likely that the full-height basement under the original house partially floods in major and lesser storms. This due to its close proximity to the flood zone and the floor slab being below the flood elevation. The level of the groundwater table under the basement floor slab, which appears to be normally less than 15", will be elevated due to the wind-driven storm surge and wave action. Past flooding is evidenced by wa- ter stains on the bottoms of the vertical wood members, stair side stringers and work bench legs. Many of the vertical wood members that once were in direct contact with the concrete floor slab now have extensive wet rot. White fungi and black mold growth are also evident. Readings of the groundwater table were taken on January 11 and 14 at the well casing and an observation well pipe sleeve installed in a hole made in the basement slab. They showed the groundwater to be 15" at the well and 16" at the pipe sleeve below the top of the basement slab. The Orient Harbor mean high tide elevation was less than the average daily high tide normally observed and several feet below that even in moderate storms. This due to strong northwest winds. The readings are con- sistent with the water table elevation on the proposed septic system's vertical profile test pit boring data taken on 11/21/17 by McDonald Geoscience and shown on the Peconic Surveyors, P. C. survey, dated October 31,2018. 1 have lived in a waterfront house on Orient Harbor in East Marion for 28 years. The beach is also in an AE-6 flood zone at the base of my bulkhead. I have observed the water in excess of five-feet above the current high tide level. On my January 9, 2019 inspection, the foundation wall and floor slab at the northeast corner of the basement was saturated with water at the time of inspection. This apparently due to water penetration through the concrete foundation wall caused by the rain gutter leader depositing a large volume of rainwater directly next to it. The original gas-fired unit heater hung from the first-floor joists has extensive rust and corrosion due to the moist and wet conditions. The constant high humidity is the Page 3 likely cause of the extensive mold growth conditions found throughout the house. An environmental preliminary mold assessment report prepared by Insight Environmental Inc. on August 22, 2018 describes the concentrations and type of mold spores. It is likely that similar mold growth conditions also exist in all of the exterior wall cavities at the first and second-floors. This due to wet conditions in the basement and the lack of insulation in the walls. This allows the warm moist water-laden air in the house in the winter to condensate on the back sides of the cold exterior wall vertical wood sheathing boards, resulting in mold growth and wet rot. To remediate the existing mold conditions, all of the interior floor, wall and ceiling finishes will need to be removed. This for access to wall and ceiling cavities. The paint on the wood fiber beaverboard-type wall and ceiling panes contains lead paint. The New York State Code requires that any removals be made by a licensed O. S. H. A.- certified lead abatement contractor. The floor tiles in the kitchen, living room and some of the baths also contain asbestos fibers. They must also be removed by a licensed as- bestos abatement contractor, along with the asbestos cloth wrapped around a locust post column in the basement. Also asbestos fiber mastic flashing cement at the roof shingles and brick chimney flue openings. For health safety, all of the old deteriorated double-hung windows, which have a large amount of peeling lead paint, should also be removed at the same time by the lead abatement contractor. The asbestos cement siding shingles at the exterior also need to be removed by the asbestos contractor. Prior to performing mold remediation, the wet conditions and high humidity sources must be fully eliminated to prevent a reoccurrence of the problem in a short pe- riod of time. The following work is needed: (1) Installation of four sump pits with high-volume ejector pumps in the full- height basement. A perforated pipe French drain system also needs to be installed in the floor slab at the bottom of the perimeter foundation walls. The pipes will terminate in the sump pits. This in an attempt to keep the groundwater table below the bottom of the basement slab during storm periods. Filter fabric will need to be installed around the French drain pipes and sides and bottoms of the sump pits. This to prevent possible pumping of sand fines out from under the foundation walls that lack footings. The loss Page 4 of any sand could result in settlement of the foundation walls and house itself. The foundation walls at the exterior need to be excavated and waterproofed with rubber membranes. Note: These measures are still likely to fail to prevent flooding in a major storm. It would be preferable to partially fill in the basement with sand to create a low- height crawl space, similar to that which presently exists under the addition. Both areas would need concrete slabs constructed or heavy-mil plastic vapor barriers installed on the bare ground areas to prevent moisture evaporation. A new utility room would also need to be constructed at ground level for the installation of the new heating system and hot-water heater. (2) The active leaks in the asphalt roofs and at the flashings must be re- paired. (3) The rain gutter leaders need to be run to drywells located a distance away from the house. The original wood-framing members in the full-height basement are undersized and over-spaced by today's standards. Some of the floor joists have powder post bee- tle and termite damage. A number have been spliced, cut and notched for the installa- tion of floor-hung unit heaters and plumbing pipes. This has resulted in deflection and sloping of the floors above at the first and second-floors. The door jambs are also out- of-square due to the movement. A few small undersized wood beams with vertical di- mensional wood lumber members and locust post columns have been loosely wedged under the beams and joists for added support. A few of the insect-damaged joists have also been sistered with newer members. Extensive reinforcing is needed to prevent fur- ther movement. This would require the installation of new built-up girders with steel pipe columns and concrete footings. Many of the floor joists would also need to be rein- forced. The slopes in the floors will still remain. A number of the original dining room addition's floor joists have extensive termite damage. They have been sistered with new treated lumber members installed next to each of them for added support. The south half of the living room floor has a pronounced downward slope to the southwest corner from a high spot located near the original basement's poured concrete Page 5 foundation wall. This appears to be due to the rigidity of the basement foundation wall and deflection of the floor joists, caused by settlement of a portion of the addition's southwest concrete block foundation wall. The bottom of the wall footing is less than 36" below the ground, as required by Code. This makes it subject to frost heaves in winter. There are vertical cracks in the blocks due to past movement. The entire floor framing system will need to be removed and reframed to correct the problem. The foun- dation wall footing should be underpinned or the wall and footing removed and re-built to Code. The hollow concrete block piers in the crawl space need to be filled solid with a high-strength grout. The soft wood shims at the top of the piers also need to be re- placed with concrete bricks. The poured concrete foundation walls in the full-height basement lack footings. This makes them subject to settlement. This, in particular, when the groundwater table is elevated, greatly reducing the bearing capacity of the sand directly under the walls. No additional loads should be imposed on the walls. Well water for domestic use is provided by a shallow well pump and steel pipe casing located in the basement, in close proximity to the cesspools. The bottom of the well casing appears to only extend down 28" below the top of the basement floor slab, with the groundwater table only 16" below. Current Suffolk County Health Department codes do not allow shallow wells due to their susceptibility to contamination nor can any wells be located in basements. A new electric well pump will need to be located in a pipe casing at the exterior of the house, spaced 150-feet from the new septic system and those on the adjacent properties. This to prevent possible cross-contamination of the well water from a-coli infiltration. It is likely, due to the age of the house, that the existing septic system consists of a number of old, brick-type cesspools. This type of pool deteriorates over time and could be subject to sudden collapse. They appear to be located in close proximity to the house foundation and well in the basement. The cesspools will need to be replaced with a new modern septic system with a concrete septic tank and leaching pools. They must be located 150-feet away from the new well and any adjacent property wells. Due to the high groundwater table, it is likely that a number of shallow leaching pools will Page 6 need to be installed instead of one 12-foot-deep pool normally installed for a four-bed- room house. This as the bottom of the pools need to be at least three-feet above the highest anticipated seasonal groundwater table. A new waste main and trap, along with new fixture and vent lines, will need to be installed for the new kitchen and bath fixtures. They will replace the existing old cast- iron main and undersized galvanized steel fixture waste lines in place. All of the new fixtures will also have proper Code-compliant fresh air vents installed where none pres- ently exist. New copper or plastic Pex hot and cold-water supply lines will need to be run throughout the house for the kitchen and bath fixtures. The existing old glass-fused-type 60-ampere main electrical panel box is located in the basement. It has a large amount of rust and corrosion due to the constant high humidity. It is undersized and the service also does not meet the current State mini- mum standard of 100-amperes required by Code. It needs to be replaced with a new modern 200-ampere circuit breaker-type panel box with arc-fault-type breakers. All of the existing deteriorated rusted steel casing B. X. circuit wires running through the house will need to be replaced with new Romex wires. New outlets and lighting fixtures also need to be installed throughout the house. Some rooms presently have only one wall outlet. An automatic natural gas-fired electrical generator system also needs to be installed. This to keep the sump pumps operational during storm periods when there are power outages and they will be needed the most. New Energy Code-compliant high-efficiency natural gas-fired direct-wall vent heating system and hot-water heater will need to be installed. This replacing the two old summer cottage-type floor-hung gas-fired gravity-hot-air units located in the front sit- ting room and living room. Also the direct-wall vent unit heater in the dining room and small wall-mounted electric element fan units in the other rooms. All of the existing heating units no longer appear operational. The second-floor front bedrooms and hall in the past were only heated by hot-air convection from the first-floor front sitting room unit heater. This through small open steel grates located in the floors above it. Except for a few fiberglass insulation batts in the attics, the house presently lacks any insulation. The attics, exterior walls, basement and crawl space floor joists need to Page 7 be insulated to the current New York State Energy Code. To achieve the required R- value needed, all of the exterior walls will need to be furred out at the interior to increase the wall stud widths. Rigid insulation boards are also required by Code to be installed on the wood wall sheathing at the exterior. This will require that the existing asbestos shingles be removed. All new interior wall and ceiling finishes will be needed after the house is abated. This should include removal of the lead paint on the wood plank floor boards, trim, inte- rior and exterior doors by the lead abatement contractor when the other work needed is performed. New kitchen and plumbing fixtures are needed. The smoke damper in the living room brick fireplace has rusted out. A new chain-operated spring-loaded flat damper needs to be installed at the top to prevent heat loss from the house. Note: The asbestos fiber mortar noted in the basement also may exist in the flue liner joints. If this is found to be true, the chimney should not be used. Windows are mostly old wood-framed, single-pane, double-hung units with sash weights and cotton cords. They have aluminum storm sashes. There are also a num- ber of newer solid-vinyl tilting sash thermopane units. The wood windows are in poor condition, with a large amount of peeling paint and cracked and loose glazing putty. The sashweight cords are also broken or missing. Some of the newer solid vinyl win- dows have also fogged glass sashes due to edge seal failures. The aluminum storm windows also are generally in poor condition. All should be replaced with new hurri- cane-rated and Energy-Code-compliant thermopane windows. The front entrance porch roof canopy appears to have been constructed when the second-floor roof was raised. It has new floor joists, columns and a vinyl beadboard ceiling. Only a small original cross beam with locust posts remains. The newly-installed 4" x 4" deck post supports lack proper footings and only rest loosely on shallow solid concrete blocks. New concrete piers with concrete footings extending down three-feet below the ground need to be installed to conform to Code. Page 8 The rear entrance roof canopy, which also has a vinyl beadboard ceiling, slopes down to one side due to settlement of the concrete stair and landing platform. It needs to be re-built. As previously mentioned, it is recommended that the asbestos cement shingle siding be removed by the asbestos abatement contractor at the same time as the floor and ceiling tiles to save on future costs. This to allow for the installation of the exterior rigid foam board insulation required by Code to prevent thermo-bridging heat loss at the wall studs prior to installation of the new siding. It is likely that the extensive work needed will exceed fifty-per-cent of the fair mar- ket value of the existing house. The 2016 New York State Residential Building Code therefor requires that all electrical, heating and other mechanical systems be brought up to current codes. This needs to include the new insulation, windows and exterior doors. The house must also meet the entire current New York State Energy Code. It would otherwise only be exempt from some of the new provisions if the house is listed on the National Register of Historic Places or State Register of Historic Places. All of the original house's roofing, siding, fascia, soffits and window trim at the ex- terior has been replaced with newer materials. The only original house components and details noted still remaining are as follows: (1) A portion of the original wood shingle roof that still remains in the attic at the west side of the house above the two front bedrooms. (2) Original structural framing members. (3) The wood floor boards. (4) The wood beadboards on the kitchen walls. (5) Some of the interior and exterior doors. (6)A number of wood double-hung windows. (7)A few of the window, door and base moldings in the first-floor sitting room. Page 9 (8)The beam and locust posts under the front porch. As a Professional Engineer and contractor over the last 53 years, I have in- spected and written reports on hundreds of historical era houses. This includes a large number in Orient, Greenport Village, Southold, Sag Harbor and all of the hamlets and villages in the Hamptons. Most of the houses date to the mid to late-1800s; some to the 1700s and 1600s. I also have performed many pre-purchase and restoration inspec- tions over the years of historic houses and farms for the Peconic Land Trust. Also The Sag Harbor Community Housing Trust. Recently I inspected The United Methodist Church of Orient on Village Lane for the Oysterponds Historical Society. I have designed and am presently supervising restoration of a 1920s house and two 1850s houses in the Greenport Village Historic District for the North Fork Housing Alliance. The two older houses are listed on the State Historic Register and still have many of the original historic design details that will be restored. This after the lead paint and asbestos is abated at great expense. Taking into account the current general poor condition of the existing house, it is readily apparent that the house has not been maintained in good condition for many years. It also has major environmental and flooding issues. Only a few original details and components still remain. The extent of repairs far exceeds those normally found for a house of this age. It is therefore my professional opinion that consideration should be given to demolition of the house for safety and health reasons. If a new house is con- structed, it should be in a style in keeping with other houses in Orient of a similar or an earlier era. Even though not required by State Code, as the house is in a Flood Zone "X". a crawl space, if constructed under the first-floor, should still be above the adjacent AE-6 flood zone elevation. This to prevent any future possible flooding and mold is- sues. Very truly yours, rpt 0'azw Robert O'Brien P. E. • � ZY J'�' F... ♦4 mist st" -WrCal, i It r to"� A° s* Y '�, :1•� R. wer :z e #F am Vn i r W, w .. 40 syyr {♦ w w � r • • • Edward W. Webb, Chairman Town Hall Annex Anne Surchin, Vice Chair 54375 Route 25 Jamie Garretson P.O. Box 1179 Donald Feiler Southold,NY 11971 James Grathwohl www.southoldtownny.gov Robert Harper Joseph McCarthy Tracey Dwyer,Administrative Assistant Historic Preservation Commission Determination RelZardinjZ Application for Certificate of Appropriateness for 675 Skippers Lane, Orient NY Date: May 21, 2019 Re: 675 Skippers Lane, Orient,NY 11957: SCTM# 1000-24-02-01 Owners: Louis Potters and Lenore Brancato RESOLUTION: WHEREAS, 675 Skippers Lane, Orient,New York is listed on the Town of Southold and National Register of Historic places, and WHEREAS, as set forth in Section 170 of the Southold Town Code (Landmarks Preservation Code), all proposals for material changes/alteration or demolition must be reviewed and granted a certificate for appropriateness by the Southold Town Historic Preservation Commission prior to the issuance of a Building Permit, and WHEREAS, an application was submitted on June 28, 2018, to demolish the historic landmark at 675 Skippers Lane, Orient,NY, replace the original portion of the structure in kind with the addition of a newly designed two-story wing on the side adjacent to the park and WHEREAS, Commissioners made a visit to the site to inspect the proposed project, and later met with the owners and their architect. On multiple occasions the Commission reviewed and commented on plans and later amended plans for a proposed demolition of the existing structure'and construction of the new home on the site, and WHEREAS, a duly advertised public hearing for the purpose of considering approval of the proposed demolition was held on November 20, 2018, that hearing exceeded its allotted time, was adjourned for completion, and WHEREAS, on April 10, 2019, the Commission held a further public hearing on the application proposing the demolition of the home at which time written and oral evidence were presented prior to the close of the hearing, and WHEREAS, At that time the owners application for demolition of 675 Skippers Lane was offered, and the Commission accepted, a home inspection report by Robert O' Brien dated January 8, 2019, which does not indicate the structure must be demolished, as well as his oral testimony regarding the current condition of the structure, and the possibility of its complete demolition, that the commissioners deem inadequate, and WHEREAS, based upon the testimony, documentation and other evidence, the Commission has made the following findings of fact concerning the property and the proposal: 675 Skippers Lane is a registered landmark property and a contributing element of the Orient Village National Register Historic District. Although the applicant termed the proposed new structure as an"in kind" replacement, as set forth below, the proposed new structure is vastly different from the existing structure and therefore constitutes a proposed alteration to the existing facades subject to the criteria of Sections 170-8 and 170-9. The buildings on the property consist of the existing 1-1/2 story, 1880- square foot residence and a 373 square-foot, two-car garage. A one story gable roofed addition was added to the original cottage in the 1957. The 13,817 square-foot property fronts both Skippers Lane to the north and Harbor Road (formerly State Street) to the west. The back of the property faces Poquatuck Park to the south. Three facades are visible to the public from the streets and are also visible in two directions from Poquatuck Park. Additionally, the house can be also seen from the causeway on Route 25 before entering the Village from the west. The subject property, originally belonged to Edward S. Vail and his wife Agnes Vail. Edward Vail, who came from one of the oldest families in Orient, was a 4"' generation fisherman who sailed the family's fleet of boats along with his father, George Sumner Vail. A December 27, 1918 news item in the County Review newspaper noted, "Edward S. Vail has been discharged from the army and has returned to Orient where he and his wife are domiciled in their cottage recently built on State Street" (now Skippers Lane). The cottage, sold in 1938 to Hobart Van Nostrand and his wife Florence, remained in the Van Nostrand family for four generations until recently purchased by the applicants. The property is significant within the context of other properties in the Orient Historic District, which together reflect the history and growth of the early village from a farming and fishing community to a prominent year round and summer residential district. The subject property, although altered over the years, represents a worthy example of the rural regional vernacular style typical of bay cottages in the early part of the 201h Century. At one time, these cottages, which belonged to tradesmen and baymen, dotted the waterfront in Orient. In its evaluation, the Commission has considered how, and if, the proposal to demolish 675 Skippers Lane and replace it with a completely new structure meets the criteria outlined in Section 170- 8 Criteria for the Historic Preservation Commission for approval of alteration of facades of historic landmarks, as well as Section 170-9 of the Southold Town Code, Criteria for Approval of Demolition or Removal of Historic Landmarks. WHEREAS, pursuant to § 170-8 the Historic Preservation Commission considered the enumerated criteria for approval of alteration of facades of historic landmarks and made the following findings: (1) Whether the proposed alteration is consistent with principles of adaptive reuse,whereby the principal historic features of the landmark are maintained while permitting the use of the landmark for new uses other than its original use. Both the current structure and the structure with proposed alterations are to be occupied as single family homes. There has been no use proposed other than as a single family residence. Therefore, the principle of adaptive reuse would not be applicable to this determination. (2) The similarity in design, architecture and appearance of the proposed alteration with the historic design, architecture and appearance. The property owner has proposed demolition of the existing residence and the new construction of an enlarged structure. The proposed new structure pays homage to the 1918 cottage and is melded to a proposed addition modeled after vernacular, 19`h- Century residences in Orient Village. This addition combines details only found in the 19t"-Century such as 2 over 2 windows (Italianate style), low-pitched rooflines, Yankee gutters (c. 1870-1900) in flat soffit overhangs, etc. The proposed alterations are not similar in design, architecture and appearance to the historic design, architecture and appearance of the original structure. The two wings taken together,form a completely new house and bear only some superficial resemblance to what exists now. This is, essentially, a completely new structure from the roof to foundation, larger in almost all respects. Additionally, the new building does not maintain visual compatibility with the historic character of neighboring properties in public view. For example, the design of the addition facing Poquatuck Park was conceived to relate to the rear facades and rear facade additions of neighboring houses. Those earlier approved additions were not required to conform to the current, correct town code standard at the time of construction,which only considered the street facade instead of what lies within public view. Consequently, claiming relevance to non-conforming backside additions is simply not an acceptable or relevant design approach. While the average house in Orient Village is approximately 2,000 square feet, the proposed reconstruction and expansion of the 1,880 square-foot existing house will result in a two story 3,328 square- foot structure. This is a 77%increase to the existing home on a third of an acre. There is more building-added designed space than is compatible with the property's size in relationship to the existing community. In terms of scale, massing and size, the project is incompatible with the existing fabric of the historic district. While not written specifically into our code, the Secretary of the Interiors Standards apply to all National Register Historic Districts and are referenced as a resource in Southold's Historic Preservation Commission Handbook. The Standards provide recommendations, which are used as guidelines in National Register Districts throughout the United States. The Standards discourage mimicry and even encourage additions that differentiate themselves from the existing while still being compatible. This goes to the significance of the layers of history on a landmarked house. The Secretary's Standards recommend that additions be subordinate to the existing building. In the case of 675 Skippers Lane the historic house will read as the subordinate wing to the larger addition. The inappropriate scale, massing issues, and inchoate forms of the proposed project are not compatible with the historic district. (3) The necessity for complying with the applicable building codes or other federal or state regulations. The original,portion of the existing structure was constructed prior to the Town-'s adoption of a Building Code. The subsequent alterations are in compliance with the building-codes applicable at the time of;the alterations. , The applicant has not submitted sufficient evidence to establish that the proposed alterations are necessary for compliance with the applicable building codes or other federal or state regulations as they relate to a structure of this age. (4) The necessity of such alteration to allow for a use of the property permitted by the Town Code in the applicable zoning district. The original portion of the existing structure was constructed prior to the Town's adoption of a zoning code and therefore has a prior non-conforming use. -The property is currently zoned for a single family home and the use of the as built structure,is in compliance with the applicable zoning district: The-applicant lids not submitted sufficient evidence to establish that the proposed alterations are necessary to allow for u,use ,of the property permitted by the Southold Town Code in the applicable zoning district. (5) The�public interest in preserving the historic features of the landmark _.and its relation to the historic character of the community andTown.---._ ---- .- _— The property is significant within the context of other properties in the Orient Historic District which together reflect the history and growth of the early village from-a farming and fishing community to a prominent year round and'summer residential district. There are few examples of this type and size home left in Orient. Its demolition would significantly change the character of Skippers Lane,and the.Historic District as a whole. WHEREAS, pursuant to § 170-9 the,Historic,Preservation Commission considered the enumerated criteria for approval of demolition or removal!'of historic landmarks and made the following findings- (1) The landmark is of such architectural or historic interest that its demolition or-removal would be to the detriment of the public interest. The subject property, although altered over the years to be relevant for its time,represents a fine example of the rural regional vernacular style typical of bay cottages in the early part of the 20th_ Century. At one time these cottages,which•belonged to tradesmen and baymen, dotted the waterfront in Orient. Today, the significance of 675 Skippers Lane rests'in the fact that it is one of the few representative bay cottages remaining from that era in Orient's history. Therefore, the proposed alterations do not promote th6public interest in preserving the historic features-of the landmark and its relation to the historic character of the community and Town. ' (2) Retention of the landmark in its current form or location is important to the Town's history or character. The property is significant within the context of other properties in the Orient Historic District which together reflect the history and growth of the, early village from a farming and fishing community to a prominent year round and summer residential district. There are few examples of this type and size home left in Orient. Its demolition would significantly change the character of Skippers Lane and the Historic District. (3) The landmark is of such old and unusual or uncommon design, texture and material that it could not be reproduced or be reproduced only with great difficulty. Although not of such old and unusual or uncommon design, texture and material that it could not be reproduced or be reproduced only - - - - with great difficulty, it nonetheless has historical significance that .would be lost following the proposed demolition. While the home at 675 Skippers Lane is not historically significant because of its design, its type, a small, rather plain and unadorned workman's or fisherman's home of the early 201h century, makes it and important contributor to the overall streetscape and history of the Historic District. There are few examples of this type and size home left in - Orient. Its demolition would significantly change the character of Skippers lane and the Historic District: (4)' Retention of the landmark would help preserve and protect,an historic place or area of historic interest in the Town. 675 Skippers Lane is a registered landmark property and a contributing element of the Orient National Register Historic District. As such, it significantly contributes to the general historic ambience and attractiveness of not only Orient,Village, but also the entire Town of Southold. (5) Retention of the landmark will promote the general welfare by maintaining and increasing real estate values and encourage interest in American and local history and architecture. Properties in Orient,,especially in the historic district, continue to be sought after as both year round and summer homes. Even in a turbulent real estate market, the value of historic homes have generally not decreased and some have even increased over non historic properties. As a registered landmark, 675 Skippers Lane contributes to the historic nature and overall attractiveness of the hamlet that draws new homeowners and visitors to the area. The official policy of the Landmark Preservation Commission is adverse to demolition of a landmark structure unless there is no prudent alternative. The Commission cannot allow a registered landmark to be demolished under circumstances where the structure can be renovated and altered to accommodate the need of an applicant. The Commission notes that there is a design alternative (see Town of Southold Historic Preservation Commission (HPC handbook, Part II: Design guidelines for Appropriate Design in the Historic Context) and that the owners can accomplish their goals without demolishing this historic structure. The Southold Town Historic Preservation Commission (HPC) adheres to the Secretary of the Interior's Standards for Rehabilitation (see HPC Handbook, Appendix, II.) The Standards are ten basic principles created to.--help--preserve -the_ distinctive_ character of a historic building and its site, while allowing for-a reasonable chance to meet new needs. We reiterate, the owners can accomplish their goals without demolishing this historic structure. NOW THEREFORE IT BE RESOLVED, that Southold Town Historic Preservation Commission determines that the proposal as presented at the public:hearing on April 10, 2019, Will have a substantial adverse effect on the aesthetic, historical and architectural significance of the Orient National Historic District, and (1) Does not meet the criteria for approval under Section 170-8 Criteria for the Historic Preservation Commission for approval of alteration of facades of historic landmarks (2) Does not meet the criteria for approval under Section 170-9 (A) of the Southold Town Code, Criteria for Approval of Demolition or Removal of Historic Landmarks and, BE IT FURTHER RESOLVED, that the Southold Town Historic Preservation Commission denies the application for a Certificate of Appropriateness for the demolition and facade alteration of 675 Skippers Lane, Orient,NY.with the following conditions: the applicant may apply for relief on the ground that the determination results in a hardship in accordance with the procedures in Section 170-10. Record of vote: Yes: No: Recused.- This ecused:This Resolution was duly adopted Signed Date: Chairman, Historic Preservation'Conu ission 3 .1 .■ROBERT O'BR1EN P.E. CONSULTING ENGINEERING SERVICES DU'7074 MAIN ROAD, P.O. BOX 456, LAUREL, NY 11948 631-298-5252 r January 8, 2019 Transmitted by E-Mail Only: Martin D. Finnegan, Esq., Partner Twomey, Latham, Shea, Kelley, Dubin & Quartararo, LLP P. O. Box 9398 s Riverhead, NY 11901 675 Skippers Lane Orient, NY 11957 Dear Mr. Finnegan: Per your request, I performed a visual inspection of the above-captioned house on January 7, 2019. This to determine the extent of original cottage elements,thet still remain. It appears that the cottage may date to the 1920s or 30s. The findings are as follows: The cottage appears to have originally consisted of a small one-story wood frame structure. It also appears that it may have been lifted and set on existing poured con- crete perimeter foundation walls at some time in the past. The original house was dormered to create the existing second-floor for bed- rooms and a bath. A portion of the original roof framing members and wood shingles still remain in the attic space located below the existing newer roof framing. A newer large one-story living/dining room addition was also constructed at the south side of the original cottage, possibly as late as the 1960s. i' Page 2 It appears that the only original house elements still remaining are as follows: (1)A small portion of the original roof in the attic. (2) The moisture and insect-damaged, undersized and over-spaced';wood first-floor joists in the basement. (3) The wood floor boards in the rooms at the first-floor. (4) The wood beadboards on the walls in the kitchen. (5) The deteriorated double-hung single-pane windows with sash weights and cords. No interior decorative moldings, if they even existed, were noted. Most of the rooms have asbestos fiber or vinyl floor tiles. Some of the ceilings have glued acoustical tiles. None date to the original house. None of the siding and roofing materials at the exterior appear to date to the orig- inal house. The trim and fascia boards are not decorative and consist of fairly new con- ventional square-edge lumber. The entire front entrance porch also appears to be fairly new. If you have any questions, fell free to call me. Very truly yours, Robert O'Brien P. E. ROBERT O'BRIEN P.E. CONSULTING ENGINEERING SERVICES OU7074 MAIN ROAD, P.O. BOX 456, LAUREL, NY 1 1946 631-298-5252 January 15, 2019 Transmitted by E-Mail Dr. & Mrs.,Louis Potters 2 Sousa Drive Sands Point, New York 11050 675 Skippers Lane Orient, NY Dear Dr. & Mrs. Potters: Per your request, I performed visual inspections of the above-captioned house on January 9, 11 and 14, 2019. This to determine its overall condition and extent of re- medial work needed. Also to note the original components and details that still remain. Please be advised of the following findings and recommendations: The original house was a small one-and-one-half story wood frame structu're that appears to date to the 1920s. It originally had a wood shingle roof and wood shingle siding. Basic construction consists of poured concrete perimeter foundation walls. The first-floor wood joists are supported on or embedded directly in the foundation walls. A number of small solid wood beams with locust post columns also provide support. The original house was dormered at the second-floor at the east side at some time in the past. This apparently to create the rear bedroom and bath. A new asphalt shingle roof was also constructed at the west side several feet above the original;wood shingle roof, extending out over the front open porch. The old wood shingle roof is still in place in the new attic space that was created. There is a large one-story wood-framed dining room/living room addition at the south side of the original house. It appears to date to the 1950s. Basic construction consists of concrete block perimeter foundation walls. The floor joists are supported by built-up wood girders with hollow concrete block piers with wood shims at the tops in the low-height crawl space under it. Page 2 Both the original portion of the house and south addition and front porch now have asphalt shingle roofs and asbestos cement shingle siding. The southwest corner of the front lawn at the west side of the house is in an AE-6 flood zone, which means that it is projected by F. E. M. A. to flood to an elevation''of six- feet above mean high tide in a 100-year storm. The southwest corner of the living room appears from the flood map to be approximately within 25-feet of the east edge of the flood zone; It is likely that the full-height basement under the original house partially floods in major and lesser storms. This due to its close proximity to the flood zone and the floor slab being below the flood elevation. The level of the groundwater table under the basement floor slab, which appears to be normally less than 15", will be elevated due to the wind-driven storm surge and wave action. Past flooding is evidenced by wa- ter stains on the bottoms of the vertical wood members, stair side stringers and work bench legs. Many of the vertical wood members that once were in direct contact with the concrete floor slab now have extensive wet rot. White fungi and black mold growth are also evident. Readings of the groundwater table were taken on January 11 and 14 at the well casing and an observation well pipe sleeve installed in a hole made in the basement slab. They showed the groundwater to be 15" at the well and 16" at the pipe sleeve below the top of the basement slab. The Orient Harbor mean high tide elevation was less than the average daily high tide normally observed and several feet below that even in moderate storms. This due to strong northwest winds. The readings are con- sistent with the water table elevation on the proposed septic system's vertical profile test pit boring data taken on 11/21/17 by McDonald Geoscience and shown on the Peconic Surveyors, P. C. survey, dated October 31,2018. 1 have lived in a waterfront house on Orient Harbor in East Marion for 28 years. The beach is also in an AE-6 flood zone at the base of my bulkhead. I have observed the water in excess of five-feet above the current high tide level. On my January 9, 2019 inspection, the foundation wall and floor slab at the northeast corner of the basement was saturated with water at the time of inspection. This apparently due to water penetration through the concrete foundation wall caused by the rain gutter leader depositing a large volume of rainwater directly next to it. The original gas-fired unit heater hung from the first-floor joists has extensive rust and corrosion due to the moist and wet conditions. The constant high humidity is4he Page 3 likely cause of the extensive mold growth conditions found throughout the house. :An environmental preliminary mold assessment report prepared by Insight Environmental Inc. on August 22, 2018 describes the concentrations and type of mold spores. It''is likely that similar mold growth conditions also exist in all of the exterior wall cavities at the first and second-floors. This due to wet conditions in the basement and the lack of insulation in the walls. This allows the warm moist water-laden air in the house in:the winter to condensate on the back sides of the cold exterior wall vertical wood sheathing boards, resulting in mold growth and wet rot. To remediate the existing mold conditions, all of the interior floor, wall and ceiling finishes will need to be removed. This for access to wall and ceiling cavities. The paint on the wood fiber beave rboard-type wall and ceiling panes contains lead paint. The New York State Code requires that any removals be made by a licensed O. S. H. A.- certified lead abatement contractor. The floor tiles in the kitchen, living room and some of the baths also contain asbestos fibers. They must also be removed by a licensed as- bestos abatement contractor, along with the asbestos cloth wrapped around a locust post column in the basement. Also asbestos fiber mastic flashing cement at the roof shingles and brick chimney flue openings. For health safety, all of the old deteriorated double-hung windows, which have a large amount of peeling lead paint, should also be removed at the same time by the lead abatement contractor. The asbestos cement siding shingles at the exterior also need to be removed by the asbestos contractor. Prior to performing mold remediation, the wet conditions and high humidityl" sources must be fully eliminated to prevent a reoccurrence of the problem in a short pe- riod of time. The following work is needed: (1) Installation of four sump pits with high-volume ejector pumps in the full- height basement. A perforated pipe French drain system also needs to be installed in the floor slab at the bottom of the perimeter foundation walls. The pipes will terminate in the sump pits. This in an attempt to keep the groundwater table below the bottom'of the basement slab during storm periods. Filter fabric will need to be installed around the French drain pipes and sides and bottoms of the sump pits. This to prevent possible pumping of sand fines out from under the foundation walls that lack footings. The loss i Page 4 of any sand could result in settlement of the foundation walls and house itself. The foundation'walls at the exterior need to be excavated and waterproofed with rubber membranes. Note: These measures are still likely to fail to prevent flooding in a major storm. It would be preferable to partially fill in the basement with sand to create a;low- height crawl space, similar to that which presently exists under the addition. Both areas would need concrete slabs constructed or heavy-mil plastic vapor barriers installed on the bare ground areas to prevent moisture evaporation. A new utility room would also need to be constructed at ground level for the installation of the new heating system and hot-water heater. (2) The active leaks in the asphalt roofs and at the flashings must be re- paired. (3) The rain gutter leaders need to be run to drywells located a distance away from the house. The original wood-framing members in the full-height basement are undersized and over-spaced by today's standards. Some of the floor joists have powder post bee- tle and termite damage. A number have been spliced, cut and notched for the installa- tion of floor-hung unit heaters and plumbing pipes. This has resulted in deflection;;and sloping of the floors above at the first and second-floors. The door jambs are also, out- of-square due to the movement. A few small undersized wood beams with vertical di- mensional wood lumber members and locust post columns have been loosely wedged under the beams and joists for added support. A few of the insect-damaged joistshave also been sistered with newer members. Extensive reinforcing is needed to prevent fur- ther movement. This would require the installation of new built-up girders with steel pipe columns and concrete footings. Many of the floor joists would also need to be rein- forced. The slopes in the floors will still remain. I; A number of the original dining room addition's floor joists have extensive termite damage. They have been sistered with new treated lumber members installed next to each of them for added support. The,south half of the living room floor has a pronounced downward slope to the southwest corner from a high spot located near the original basement's poured concrete P Page 5 foundation wall. This appears to be due to the rigidity of the basement foundation,wall and deflection of the floor joists, caused by settlement of a portion of the addition's southwest concrete block foundation wall. The bottom of the wall footing is less than 36" below the ground, as required by Code. This makes it subject to frost heavesi'in winter. There are vertical cracks in the blocks due to past movement. The entire floor framing system will need to be removed and reframed to correct the problem. The foun- dation wall footing should be underpinned or the wall and footing removed and re built to Code. The hollow concrete block piers in the crawl space need to be filled solid with a high-strength grout. The soft wood shims at the top of the piers also need to be re- placed with concrete bricks. The poured concrete foundation walls in the full-height basement lack footings. This makes them subject to settlement. This, in particular, when the groundwater,table is elevated, greatly reducing the bearing capacity of the sand directly under the walls. No additional loads should be imposed on the walls. Well water for domestic use is provided by a shallow well pump and steel pipe casing located in the basement, in close proximity to the cesspools. The bottom of the well casing appears to only extend down 28" below the top of the basement floor slab, with the groundwater table only 16" below. Current Suffolk County Health Department codes do not allow shallow wells due to their susceptibility to contamination nor can any wells be located in basements. A new electric well pump will need to be located in a pipe casing at the exterior of the house, spaced 150-feet from the new septic system and those on the adjacent properties. This to prevent possible cross-contamination of the well water from a-coli infiltration. It is likely, due to the age of the house, that the existing septic system consists of a number of old, brick-type cesspools. This type of pool deteriorates over time and could be subject to sudden collapse. They appear to be located in close proximity to the house foundation and well in the-basement. The cesspools will need to be replaced with a new modern septic system with a concrete septic tank and leaching pools. [They must be located 150-feet away from the new well and any adjacent property wells;: Due to the high groundwater table, it is likely that a number of shallow leaching pools will Page 6 need to be installed instead of one 12-foot-deep pool normally installed for a four-bed- room house. This as the bottom of the pools need to be at least three-feet above1he highest anticipated seasonal groundwater table. A new waste main and trap, along with new fixture and vent lines, will needto be installed for the new kitchen and bath fixtures. They will replace the existing old cast- iron main and undersized galvanized steel fixture waste lines in place. All of the new fixtures will also have proper Code-compliant fresh air vents installed where nonepres- ently exist. New copper or plastic Pex hot and cold-water supply lines will need to be run throughout the house for the kitchen and bath fixtures. The existing old glass-fused-type 60-ampere main electrical panel box is located in the basement. It has a large amount of rust and corrosion due to the constant high humidity. It is undersized and the service also does not meet the current State mini- mum standard of 100-amperes required by Code. It needs to be replaced with a new modern 200-ampere circuit breaker-type panel box with arc-fault-type breakers. All of the existing deteriorated rusted steel casing B. X. circuit wires running through the house will need to be replaced with new Romex wires. New outlets and lighting fixtures also need to be installed throughout the house. Some rooms presently have only"One wall outlet. An automatic natural gas-fired electrical generator system also needs to be installed. This to keep the sump pumps operational during storm periods when there are power outages and they will be needed the most. New Energy Code-compliant high-efficiency natural gas-fired direct-wall vent heating system and hot-water heater will need to be installed. This replacing the two old summer cottage-type floor-hung gas-fired gravity-hot-air units located in the front sit- ting room and living room. Also the direct-wall vent unit heater in the dining room:and small wall-mounted electric element fan units in the other rooms. All of the existing heating units no longer appear operational. The second-floor front bedrooms and,hall in the past were only heated by hot-air convection from the first-floor front sitting room unit heater. This through small open steel grates located in the floors above it. Except for a few fiberglass insulation batts in the attics, the house presently lacks any insulation. The attics, exterior walls, basement and crawl space floor joists need to Page 7 be insulated to the current New York State Energy Code. To achieve the required R- value needed, all of the exterior walls will need to be furred out at the interior to increase the wall stud widths. Rigid insulation boards are also required by Code to be installed on the wood wall sheathing at the exterior. This will require that the existing asbestos shingles be removed. All new interior wall and ceiling finishes will be needed after the house is abated. This should include removal of the lead paint on the wood plank floor boards, trim; inte- rior and exterior doors by the lead abatement contractor when the other work needed is performed. New kitchen and plumbing fixtures are needed. The smoke damper in the living room brick fireplace has rusted out. A new chain-operated spring-loaded flat damper needs to be installed at the top to prevent heat loss from the house. Note: The asbestos fiber mortar noted in the basement also may exist in the flue liner joints. If this is found to be true, the chimney should not be used. Windows are mostly old wood-framed, single-pane, double-hung units with'sash weights and cotton cords. They have aluminum storm sashes. There are also a num- ber of newer solid-vinyl tilting sash thermopane units. The wood windows are in poor condition, with a large amount of peeling paint and cracked and loose glazing putty. The sashweight cords are also broken or missing. Some of the newer solid vinyl win- dows have also fogged glass sashes due to edge seal failures. The aluminum storm windows also are generally in poor condition. All should be replaced with new hurri- cane-rated and Energy-Code-compliant thermopane windows. ii The front entrance porch roof canopy appears to have been constructed when the second-floor roof was raised. It has new floor joists, columns and a vinyl beadboard ceiling. Only a small original cross beam with locust posts remains. The newly-installed 4" x 4" deck post supports lack proper footings and only rest loosely on shallow solid concrete blocks. New concrete piers with concrete footings extending down three-feet below the ground need to be installed to conform to Code. Page 8 The rear entrance roof canopy, which also has a vinyl beadboard ceiling, slopes down to one side due to settlement of the concrete stair and landing platform. It needs to be re-built. As previously mentioned, it is recommended that the asbestos cement shingle siding be removed by the asbestos abatement contractor at the same time as the'floor and ceiling tiles to save on future costs. This to allow for the installation of the exterior rigid foam board insulation required by Code to prevent thermo-bridging heat loss'at the wall studs prior to installation of the new siding. It is likely that the extensive work needed will exceed fifty-per-cent of the fair mar- ket value of the existing house. The 2016 New York State Residential Building Code therefor requires that all electrical, heating and other mechanical systems be brought up to current codes. This needs to include the new insulation, windows and exterior doors. The house must also meet the entire current New York State Energy Code. It would otherwise only be exempt from some of the new provisions if the house is listed on the National Register of Historic Places or State Register of Historic Places. All of the original house's roofing, siding, fascia, soffits and window trim at the ex- terior has been replaced with newer materials. The only original house components and details noted still remaining are as follows: (1) A portion of the original wood shingle roof that still remains in the attic at the west side of the house above the two front bedrooms. (2) Original structural framing members. (3) The wood floor boards. (4) The wood beadboards on the kitchen walls. (5) Some of the interior and exterior doors. (6) A number of wood double-hung windows. (7) A few of the window, door and base moldings in the first-floor sitting room. 4 e Page 9 (8) The beam and locust posts under the front porch. As a Professional Engineer and contractor over the last 53 years, I have in- spected and written reports on hundreds of historical era houses. This includes a large number in Orient, Greenport Village, Southold, Sag Harbor and all of the hamlets;and villages in the Hamptons. Most of the houses date to the mid to late-1800s; some to the 1700s and 1600s. I also have performed many pre-purchase and restoration inspec- tions over the years of historic houses and farms for the Peconic Land Trust. Also The Sag Harbor Community Housing Trust. Recently I inspected The United Methodist Church of Orient on Village Lane for the Oysterponds Historical Society. I have designed and am presently supervising restoration of a 1920s house and two 1850s houses in the Greenport Village Historic District for the North Fork Housing Alliance. The two older houses are listed on the State Historic Register and still have many of the original historic design details that will be restored. This after the lead paint and asbestos is abated at great expense. Taking into account the current general poor condition of the existing house, it is readily apparent that the house has not been maintained in good condition for many years. It also has major environmental and flooding issues. Only a few original details and components still remain. The extent of repairs far exceeds those normally found for a house of this age. It is therefore my professional opinion that consideration should be given to demolition of the house for safety and health reasons. If a new house is con- structed, it should be in a style in keeping with other houses in Orient of a similar or an earlier era. Even though not required by State Code, as the house is in a Flood Zone "X". a crawl space, if constructed under the first-floor, should still be above the adjacent AE-6 flood zone elevation. This to prevent any future possible flooding and mold is- sues. Very truly yours, • i�a6elt 0' Robert O'Brien P. E. J / James Garretson,Chairperson �� G� Town Hall Annex Anne Surchin,Vice Chair54375 Route 25 Donald Feiler CO3 PO Box 1179 James Grathwohl Southold,NY 11971 Obert-Harper yjjlQ— �fi`3 �=169302 Gary Parker Telephone: (631)765-1802 + Edward Webb www.southoldtownny.gov 1 Damon Rallis,Application Coordinator Southold Town Historic Preservation Commission INSTRUCTIONS FOR "CERTIFICATE OF APPROPRIATENESS (C OF A)"APPLICATION (Required for Buildin_a Permit on Registered Landmarks) DRAWINGS and/or SKETCHES: Please submit one(1) set of measured drawings or sketches. The set should include: Site plan; elevations of all sides that are affected; existing and proposed floor plans at'/"scale; door and window schedule; sample(s)or photo(s) of exterior hardware, lighting, shutters, etc.; roofing and siding specifications and samples; paint samples/chips(only when requested). NOTICE OF DISAPPROVAL from the Building Inspector dated within the last sixty(60) days, together with copies of permit application and correspondence on file with the Building Department. APPLICATION: Typed or neatly written, signed by the property owner or representative and notarized. If you have a representative, please provide a signed consent form stating that he/she is authorized to sign and submit this application. FLAG OR STAKE outside corners of new construction areas for on-site inspections and provide photos, as necessary, to identify all areas where new construction or renovation will occur. LANDMARKS PRESERVATION COMMISSION REVIEW: If you wish, a Commissioner will be assigned to assist you with completing the requirements for the C of A. After the Historic Preservation Commission has reviewed the application and set the date for a public hearing, we will confirm the date, time and place of the hearing. ANY CHANGES MADE AFTER THE APPLICATION IS SUBMITTED MUST BE PLACED IN R1 TING. REVISEDRDRAWIN S-CLARIFGTHE CFTANGES- LSO?VIUS SUBMITTED. Changes may also require an amended Notice of Disapproval and certain other documents. Thank you. LPC/CofA:5/10/06;10/11/17 ELIZABETKA- NEVILLE TOWN I-[ALL, 53095 t1,1A, INROAD TO HIN CL ER K P-0- BOX 1179 REGISTRAR OF VITAL ScATIS(LCS SOUTIVOLD NY 11971 MARRIAGE OFFICER FAX--- 631-76S--6145 RECORDS MANAGEME1VT OFFICER TELEP901VE- 631-765-11800 FREEDOM OF.INFORMA.TfON OFFICER souilzoldtowLz-Lzor(1Lfork-fzet APR - 8 2019 OFFICE OF THE TOWN CLERIC MUILDEiG TOWN OF S O-UTHO LD i TOWN OFSOU . ,XCA` ION FOR PUBLIC ACCESS TO RECORDS i INSTRUCTIONS: Please complete section I of this form and give to Town Cle-i-ld's Office (agency Freedom of Information Officer). One copy will be returned to you in response to lour request, or as an interim response- 4-4- esponse_ w�a ��},t 4¢ �y t to rs �t�rrt4-s-+4-+ �FF4 10Vfjlv.; �ULIMb SECTION I. T � P C P.O. Boz 1179 TO: Southold, N.Y. 11971 (Department or Officer, if known, that has the information you are requesting). RECORD YOU WISH TO INSPECT: (Describe the,w6pr4.sought- If possible, supply date, file title, tax map number,anal any other pe at information}: Signature of Applicant: Printed Na►ne:., _ _ h D-e �• : Address: i 1 Mailing Address (if different from above): Telephone Number: Date: [ ] APPROVED [ ] DENIED* [ ] APPROVED WITEI DELAY'S Elizabeth A. Neville Date ' - Accepting Clerk's Initials Yes No Applicant's initials *If delayed or cleated, see re>>erse side for- explanation. SECTION It: (For use by Freedom of Information Officer only)- Your request has been DENTED for the reason(s) check below: [ ) Confidential Disclosure [ ) Part of Investigatory Files 7 -h [ ) Unwarranted Invasion-of Privacy Reco��d�of-wEttc(,,-�iis a enc is Ie aI custody -- - UomtLd- E 6,irilite liy Stii�Lute atLrier [tan the��•eedoril o;Lr-�fo�matiorl acr r 7 other (sp�I�.r): • - = - - _ Zl. VF t► !xci .Your r- uest is ACKIYO ,' ,T - � - '�E]DG�D.�-Tha�•et :adeia�►��ns-u • - - pgTyiag the regae Cedrecord uritil: aartf�F...o-.+aeFf*�taFaa4. ta+,a+4�Fa... +.���tttr.r++ r�kk��a+artf��ssa _s1 �rrohr z17C`. RrGR-LT0 AU- EA-L -_ YOU HAVE A RIGEIT-TO ADFEAII A-DFXff L OF TIUS-A�I�xG�Tlo�r:Il`�F W��� ' �, T; �N 30 DAYS OF TIMD NL4_L CONTACT THE SOUTHOLD TOWN 13OA-RD _(see ' below). : TBF-' TOWN BOARD.* MUST RESPOND TO yoU W �G l�i TRIP USD SS DAYS- 'OR RE-CETT-OF Y-(UR ATPEAL. - - So.uthold Town all _ 53095 Main RQad, P 0 Bo'x 1179' Southold NY 11971 Telephone_ 63-1-765---1800 t4l4etS4.%F?44 t-42 6�•b0�6trO6C o604a PPC0.?4�?: , e 4:4,4-a e t o a t t RIGAS CO BUILDING COMPANY + DESIGN STUDIO March 11, 2019 Mr. Edward W. Webb D Southold Town Historic Preservation Commission APR 10 2019 Southold NY 11957 TOWN OF SOUTHOW HISTORIC PRESERVATION COMMISSION Dear Members of the Southold Town Historic Preservation Commission, I am writing to you as a full time Orient resident and business owner regarding 675 Skippers Lane in Orient. I was a lifelong East Marion weekender before purchasing my own home in Orient 15 years ago. That said, my only interest in 675 Skippers Lane is as a resident and business owner hoping to preserve the character of Orient. I have been a residential builder and designer for the last 22 years and given my profession I took an interest in the coverage regarding the demolition of 675 Skippers Lane. Since my office is around the corner, I took a walk to see the home for myself. As someone who has completed numerous restorations and renovations of historic and landmarked properties throughout NYC and Long Island, I do not see how the demolition of this home would change the character of Orient Village. On the contrary, the home as it stands is an eyesore with no visible historical details and in its current state is a detriment to the character of the Orient Historic District. If the neglected exterior is any indicator to the overall health of the home, I would surmise that the interior and structure of the home are in similar disrepair. From the renderings that I have seen, the design of the proposed house would better fit in with the neighboring homes and would be more appropriate than the existing structure. The new home would be a positive addition to the Orient Historic District. C I am all for preserving true historical homes such as the numerous 17t1i, 18t1'and 19th century homes in Orient, yet I do not believe that demolishing this non-descript, 20th century cape, with no remaining historical details, would alter the essential character of the Orient Historic District. As an Orient resident and business owner I support the demolition of 675 Skippers Lane and hope that the Commission approves the application so that the owners of the property may begin the process of building a new home that will enhance the beauty and character of the Orient Historic District. Respectfully, Constantine Rigas CI www.rigasco.com 631 3238022 077Ar) AArilr% PA Trion+ KIV 1 1 Or.7 RIGAS CO BUILDING COMPANY + DESIGN STUDIO March 11, 2019 Mr. Edward W. Webb �2 �' DDJ Southold Town Historic Preservation Commission / PR { 0 2019 Southold NY 11957 TOWN OF SOUT;HOLD HISTORIC PRESERVATION COMMISSION Dear Members of the Southold Town Historic Preservation Commission, I am writing to you as a full time Orient resident and business owner regarding 675 Skippers Lane in Orient. I was a lifelong East Marion weekender before purchasing my own home in Orient 15 years ago. That said, my only interest in 675 Skippers Lane is as a resident and business owner hoping to preserve the character10 Orient. I have been a residential builder and designer for the last 22 years and given my profession I to&zn interest in the coverage regarding the demolition of 675 Skippers Lane. Since my office is around the corner, I took a walk to see the home for myself. As someone who has completed numerous restorations and renovations of historic and landmarked properties throughout NYC and Long Island, I do not see how the demolition of this home would change the;character of Orient Village. On the contrary, the home as it stands is an eyesore with no visible historical details and in its current state is a detriment to the character of the Orient Historic District. If the neglected exterior is any indicator to the overall health of the home, I would surmise that the interior and structure of the home are in similar disrepair. v. From the renderings that I have seen, the design of the proposed house would better fit in with the''neighboring homes and would be more appropriate than the existing structure. The new home would be a positive addition to the Orient Historic District. I am all for preserving true historical homes such as the numerous 17t1i, 18th and 19"century homes in Orient, yet I do not believe that demolishing this non-descript, 20th century cape, with no remaining historical details, would alter the essential character of the Orient Historic District. As an Orient resident and business owner I support the demolition of 675 Skippers Lane and hopelthat the Commission approves the application so that the owners of the property may begin the process of building a new home that will enhance the beauty and character of the Orient Historic District. Respectfully, Constantine Rigas www.(igasco.com 631 3238022 ')OOA ) Ur4in Del (bion+ KIV 1 1 097 1, N ' } ®■�ROBERT O'BRIEN 'P.E. CONSULTING ENGINEERING SERVICES % 2074 MAIN ROAD. P.O, BOX 455, LAUREL, NY 11949 631-298-5252 A January 15, 2019 T011,P1OT1,r,UTHOLD HISTORIC PF IF FP (TION COMMISSION Dr. & Mrs. Louis Potters 2 Sousa Drive Sands Point, New York 11050 675 Skippers Lane Orient, NY Dear Dr. & Mrs. Potters: Per your request, I performed visual inspections of the above-captioned house on January 9, 11 and 14, 2019. This to determine its overall condition and extent of re- medial work needed. Also to note the original components and details that still remain. Please be advised of the following findings and recommendations: The original house was a small one-and-one-half story wood frame structure that appears to date to the 1920s. It originally had a wood shingle roof and wood:shingle siding. Basic construction consists of poured concrete perimeter foundation walls. The first-floor wood joists are supported on or embedded directly in the foundation walls. A number of small solid wood beams with locust post columns also provide support. The original house was dormered at the second-floor at the east side at some time in the past. This apparently to create the rear bedroom and bath. A new asphalt shingle roof was also constructed at the west side several feet above the original wood shingle roof, extending out over the front open porch. The old wood shingle roof is still in place in the new attic space that was created. There is a large one-story wood-framed dining room/living room addition at the south side of the original house. It appears to date to the 1950s. Basic construction consists of concrete block perimeter foundation walls. The floor joists are supported by built-up wood girders with hollow concrete block piers with wood shims at the tops in the low-height crawl space under it. ` c t Page 2 Both the original portion of the house and south addition and front porch now have asphalt shingle roofs and asbestos cement shingle siding. The southwest corner of the front lawn at the west side of the house is in an AE-6 flood zone, which means that it is projected by F. E. M. A. to flood to an elevation of six- feet above mean high tide in a 100-year storm. The southwest corner of the living room appears from the flood map to be approximately within 25-feet of the east edge of the flood zone. It is likely that the full-height basement under the original house partially floods in major and lesser storms. This due to its close proximity to the flood zone and the floor slab being below the flood elevation. The level of the groundwater table under the basement floor slab, which appears to be normally less than 15", will be elevated due to the wind-driven storm surge and wave action. Past flooding is evidenced by wa- ter stains on the bottoms of the vertical wood members, stair side stringers and work bench legs. Many of the vertical wood members that once were in direct contact with the concrete floor slab now have extensive wet rot. White fungi and black mold growth are also evident. Readings of the groundwater table were taken on January 11 and 14 at the well casing and an observation well pipe sleeve installed in a hole made in the basement slab. They showed the groundwater to be 15" at the well and 16" at the pipe sleeve below the top of the basement slab. The Orient Harbor mean high tide elevation was less than the average daily high tide normally observed and several feet below that even in moderate storms. This due to strong northwest winds. The readings are con- sistent with the water table elevation on the proposed septic system's vertical profile test pit boring data taken on 11/21/17 by McDonald Geoscience and shown on the Peconic Surveyors, P. C. survey, dated October 31,2018. 1 have lived in a waterfront house on Orient Harbor in East Marion for 28 years. The beach is also in an AE-6 flood zone'at the base of my bulkhead. I have observed the water in excess of five-feet above the , current high tide level. On my January 9, 2019 inspection, the foundation wall and floor slab at the northeast corner of the basement was saturated with water at the time of inspection. This apparently due to water penetration through the concrete foundation wall caused by the rain gutter leader depositing a large volume of rainwater directly next to it. The original gas-fired unit heater hung from the first-floor joists has extensive rust and corrosion due to the moist and wet conditions. The constant high humidity is the r . Page 3 likely cause of the extensive mold growth conditions found throughout the house. An environmental preliminary mold assessment report prepared by Insight Environmental Inc. on August 22, 2018 describes the concentrations and type of mold spores. It is likely that similar mold growth conditions also exist in all of the exterior wall cavities at the first and second-floors. This due to wet conditions in the basement and the lack of insulation in the walls. This allows the warm moist water-laden air in the house in the winter to condensate on the back sides of the cold exterior wall vertical wood sheathing boards, resulting in mold growth and wet rot. To remediate the existing mold conditions, all of the interior floor, wall and ceiling finishes will need to be removed. This for access to wall and ceiling cavities. The paint on the wood fiber beaverboa rd-type wall and ceiling panes contains lead paint. The New York State Code requires that any removals be made by a licensed O. S. H. A.- certified lead abatement contractor. The floor tiles in the kitchen, living room and some of the baths also contain asbestos fibers. They must also be removed by a licensed as- bestos abatement contractor, along with the asbestos cloth wrapped around a locust post column in the basement. Also asbestos fiber mastic flashing cement at the roof shingles and brick chimney flue openings. For health safety, all of the old deteriorated double-hung windows, which have a large amount of peeling lead paint, should also be removed at the same time by the lead abatement contractor. The asbestos cement siding shingles at the exterior also need to be removed by the asbestos contractor. Prior to performing mold remediation, the wet conditions and high humidity sources must be fully eliminated to prevent a reoccurrence of the problem in.a short pe- riod of time. The following work is needed: (1) Installation of four sump pits with-high-volume ejector pumps in the full- height basement. A perforated pipe French drain system also needs to be installed in the floor slab at the bottom of the perimeter foundation walls. The pipes will terminate in the sump pits. This in an attempt to keep the groundwater table below the bottom of the basement slab during storm periods. Filter fabric will need to be installed around the French drain pipes and sides and bottoms of the sump pits. This to prevent;possible pumping of sand fines out from under the foundation walls that lack footings. The loss Page 4 of any sand could result in settlement of the foundation walls and house itself. The foundation walls at the exterior need to be excavated and waterproofed with rubber membranes. Note: These measures are still likely to fail to prevent flooding in a major storm. It would be preferable to partially fill in the basement with sand to create a low- height crawl space, similar to that which presently exists under the addition. Both areas would need concrete slabs constructed or heavy-mil plastic vapor barriers installed on the bare ground areas to prevent moisture evaporation. A new utility room would also need to be constructed at ground level for the installation of,the new heating system and hot-water heater. (2) The active leaks in the asphalt roofs and at the flashings must be re- paired. (3) The rain gutter leaders need to be run to drywells located a distance away from the house. The original wood-framing members in the full-height basement are undersized and over-spaced by today's standards. Some of the floor joists have powder post bee- tle and termite damage. A number have been spliced, cut and notched for the installa- tion of floor-hung unit heaters and plumbing pipes. This has resulted in deflection and sloping of the floors above at the first and second-floors. The door jambs are also out- of-square due to the movement. A few small undersized wood beams with vertical di- mensional wood lumber members and locust post columns have been loosely;wedged under the beams and joists for added support. A few of the insect-damaged joists have also been sistered with newer members. Extensive reinforcing is needed to prevent fur- ther movement. This would require the installation of new built-up girders with;steel pipe columns and concrete footings. Many of the floor joists would also need to be rein- forced. The slopes in the floors will still remain. A number of the original dining room addition's floor joists have extensive termite damage. They have been sistered with new treated lumber members installed next to each of them for added support. The south half of the living room floor has a pronounced downward slope to the southwest corner from a high spot located near the original basement's poured concrete f Page 5 foundation wall. This appears to be due to the rigidity of the basement foundation wall and deflection of the floor joists, caused by settlement of a portion of the addition's southwest concrete block foundation wall. The bottom of the wall footing is less than 36" below the ground, as required by Code. This makes it subject to frost heaves in winter. There are vertical cracks in the blocks due to past movement. The entire floor framing system will need to be removed and reframed to correct the problem. The foun- dation wall footing should be underpinned or the wall and footing removed and re-built to Code. The hollow concrete block piers in the crawl space need to be filled solid with a high-strength grout. The soft wood shims at the top of the piers also need to be re- placed with concrete bricks. The poured concrete foundation walls in the full-height basement lack footings. This makes them subject to settlement. This, in particular, when the groundwater table is elevated, greatly reducing the bearing capacity of the sand directly under the walls. No additional loads should be imposed on the walls. Well water for domestic use is provided by a shallow well pump and steel pipe casing located in the basement, in close proximity to the cesspools. The bottom of the well casing appears to only extend down 28" below the top of the basement floor slab, with the groundwater table only 16" below. Current Suffolk County Health Department codes do not allow shallow wells due to their susceptibility to contamination nor can any wells be located in basements. A new electric well pump will need to be located in a pipe casing at the exterior of the house, spaced 150-feet from the new septic system and those on the adjacent properties. This to prevent possible cross-contamination of the well water from a-coli infiltration. It is likely, due to the age of the house, that the existing septic system consists of a number of old, brick-type cesspools. This type of pool deteriorates over time and could be subject to sudden collapse. They appear to be located in close proximity to the house foundation and well in the basement. The cesspools will need to be replaced with a new modern septic system with a concrete septic tank and leaching pools. They must be located 150-feet away from the new well and any adjacent property wells. Due to the high groundwater table, it is likely that a number of shallow leaching pools will s Page 6 need to be installed instead of one 12-foot-deep pool normally installed for a four-bed- room house. This as the bottom of the pools need to be at least three-feet above the highest anticipated seasonal groundwater table. A new waste main and trap, along with new fixture and vent lines, will need to be installed for the new kitchen and bath fixtures. They will replace the existing old cast- iron main and undersized galvanized steel fixture waste lines in place. All of the new fixtures will also have proper Code-compliant fresh air vents installed where none pres- ently exist. New copper or plastic Pex hot and cold-water supply lines will need to be run throughout the house for the kitchen and bath fixtures. The existing old glass-fused-type 60-ampere main electrical panel box is located in the basement. It has a large amount of rust and corrosion due to the constant high humidity. It is undersized and the service also does not meet the current State mini- mum standard of 100-amperes required by Code. It needs to be replaced with a new modern 200-ampere circuit breaker-type panel box with arc-fault-type breakers. All of the existing deteriorated rusted steel casing B. X. circuit wires running through the house will need to be replaced with new Romex wires. New outlets and lighting fixtures also need to be installed throughout the house. Some rooms presently have only one wall outlet. An automatic natural gas-fired electrical generator system also needs to be installed. This to keep the sump pumps operational during storm periods when there are power outages and they will be needed the most. New Energy Code-compliant high-efficiency natural gas-fired direct-wall vent heating system and hot-water heater will need to be installed. This replacing the two old summer cottage-type floor-hung gas-fired gravity-hot-air units located in the front sit- ting room and living room. Also the direct-wall vent unit heater in the dining room and small wall-mounted electric element fan units in the other rooms. All of the existing heating units no longer appear operational. The second-floor front bedrooms and hall in the past were only heated by hot-air convection from the first-floor front sitting room unit heater. This through small open steel grates located in the floors above it. Except for a few fiberglass insulation batts in the attics, the house presently lacks any insulation. The attics, exterior walls, basement and crawl space floor joists need to a Page 7 be insulated to the current New York State Energy Code. To achieve the required R- value needed, all of the exterior walls will need to be furred out at the interior to increase the wall stud widths. Rigid insulation boards are also required by Code to be installed on the wood wall sheathing at the exterior. This will require that the existing asbestos shingles be removed. All new interior wall and ceiling finishes will be needed after the house is abated. This should include removal of the lead paint on the wood plank floor boards, trim, inte- rior and exterior doors by the lead abatement contractor when the other work needed is performed. New kitchen and plumbing fixtures are needed. The smoke damper in the living room brick fireplace has rusted out. A new chain-operated spring-loaded flat damper needs to be installed at the top to prevent heat loss from the house. Note: The asbestos fiber mortar noted in the basement also may exist in the flue liner joints. If this is found to be true, the chimney should not be used. Windows are mostly old wood-framed, single-pane, double-hung units with sash weights and cotton cords. They have aluminum storm sashes. There are also a num- ber of newer solid-vinyl tilting sash thermopane units. The wood windows are in poor condition, with a large amount of peeling paint and cracked and loose glazing putty. The sashweight cords are also broken or missing. Some of the newer solid vinyl win- dows have also fogged glass sashes due to edge seal failures. The aluminum storm windows also are generally in poor condition. All should be replaced with new hurri- cane-rated and Energy-Code-compliant thermopane windows. The front entrance porch roof canopy appears to have been constructed when the second-floor roof was raised. It has new floor joists, columns and a vinyl beadboard ceiling. Only a small original cross beam with locust posts remains. The newly-installed 4" x 4" deck post supports lack proper footings and only rest loosely on shallow solid concrete blocks. New concrete piers with concrete footings extending down three-feet below the ground need to be installed to conform to Code. ' r Page 8 The rear entrance roof canopy, which also has a vinyl beadboard ceiling, slopes down to one side due to settlement of the concrete stair and landing platform. It needs to be re-built. As previously mentioned, it is recommended that the asbestos cement shingle siding be removed by the asbestos abatement contractor at the same time as the floor and ceiling tiles to save on future costs. This to allow for the installation of the exterior rigid foam board insulation required by Code to prevent thermo-bridging heat loss at the wall studs prior to installation of the new siding. It is likely that the extensive work needed will exceed fifty-per-cent of the fair mar- ket value of the existing house. The 2016 New York State Residential Building Code therefor requires that all electrical, heating and other mechanical systems be brought up to current codes. This needs to include the new insulation, windows and exterior doors. The house must also meet the entire current New York State Energy Code. It would otherwise only be exempt from some of the new provisions if the house is listed on the National Register of Historic Places or State Register of Historic Places. All of the original house's roofing, siding, fascia, soffits and window trim at the ex- terior has been replaced with newer materials. The only original house components and details noted still remaining are as follows: (1) A portion of the original wood shingle roof that still remains in the attic at the west side of the house above the two front bedrooms. (2) Original structural framing members. (3) The wood floor boards. (4) The wood beadboards on the kitchen walls. (5) Some of the interior and exterior doors. (6) A number of wood double-hung windows. (7) A few of the window, door and base moldings in the first-floor sitting room. Page 9 (8) The beam and locust posts under the front porch. As a Professional Engineer and contractor over the last 53 years, I have in- spected and written reports on hundreds of historical era houses. This includes a large number in Orient, Greenport Village, Southold, Sag Harbor and all of the hamlets and villages in the Hamptons. Most of the houses date to the mid to late-1800s; some to the 1700s and 1600s. I also have performed many pre-purchase and restoration inspec- tions over the years of historic houses and farms for the Peconic Land Trust. Also The Sag Harbor Community Housing Trust. Recently I inspected The United Methodist Church of Orient on Village Lane for the Oysterponds Historical Society. I have designed and am presently supervising restoration of a 1920s house and two 1850s houses in the Greenport Village Historic District for the North Fork Housing Alliance. The two older houses are listed on the State Historic Register and still have many of the original historic design details that will be restored. This after the lead paint and asbestos is abated at great expense. Taking into account the current general poor condition of the existing house, it is readily apparent that the house has not been maintained in good condition for many years. It also has major environmental and flooding issues. Only a few original details and components still remain. The extent of repairs far exceeds those normally found for a house of this age. It is therefore my professional opinion that consideration should be given to demolition of the house for safety and health reasons. If a new house is'con- structed, it should be in a style in keeping with other houses in Orient of a similar or an earlier era. Even though not required by State Code, as the house is in a Flood Zone "X". a crawl space, if constructed under the first-floor, should still be above the adjacent AE-6 flood zone elevation. This to prevent any future possible flooding and mold'is- sues. Very truly yours, RO&W 0'mac Robert O'Brien P. E. TOWN OF SOUTHOLD HISTORIC PRESERVATION COMMISSION Edward Webb, Chair Anne Surchin,Vice Chair 54375 Route 25 Donald Feiler PO Box 1179 James Grathwohl Southold,NY 11971 Robert Harper Phone: (631765-1802 Jamie Garretson www.southoldtown.ny.gov Tracey Dwyer,Administrative Assistant Public Hearings April 10th,2019 Town Hall Board Room Welcome and Call to Order Pledge of Allegiance Introduction of Commission Members Instructions from the Chair 5:05 PM Public Hearing(Continuation) REGARDING THE APPLICATION OF KATHY CAFFERY: REQUEST FOR A CERTIFICATE OF APPROPRIATENESS UNDER SECTION 170-7 OF THE SOUTHOLD TOWN CODE CONCERNING RECONSTRUCTION OF A NOW DEMOLISHED BARN IN THE ORIENT HISTORIC DISTRICT AT 1270 VILLAGE LANE, ORIENT, NY, SCTM# 1000-25. 1-27.5 Public comment 5:30 PM Public Hearing(Continuation) REGARDING THE APPLICATION OF DR. POTTERS: REQUEST FOR A CERTIFICATE OF APPkOPRIATNESS UNDER SECTION 170-7 OF THE SOUTHOLD TOWN CODE CONCERNING ADDITIONS AND ALTERATIONS TO AN EXISTING DWELLING ON A LANDMARKED PROPERTY IN THE ORIENT HISTORIC DISTRICT, AT 675 SKIPPERS LANE, ORIENT, NY (SCTM# 1000-24.-2-1). Public comment Adjourn Edward Webb, Chairperson Town Hall Annex Anne Surchin,Vice Chair 54375 Route 25 jo Donald Feiler PO Box 1179 James Grathwohl Southold,NY 11971 Robert Harper Fax(631)765-9502 James Garretson Telephone: (631)765-1802 Joseph McCarthy www.southoldtownny.gov Tracey Dwyer,Administrative Assistant Town of Southold Historic Preservation Commission Tuesday, May 21, 2019 SOLUTION #5.21.19.1 Denial of a Certificate of A )ro riateness RE: 675 Skippers Lane, Orient, SCT # 1000-24.-2-1 Owner: Louis Potters and Lenore Brancato RESOLUTION: WHEREAS, 675 Skippers Lane, Orient, NY is on the Town of Southold Registry of Historic Landmarks, and WHEREAS, as set forth in Section 56-7 (b)of the Town Law(Landmarks Preservation Code) of the Town of Southold, all proposals for material change/alteration must be reviewed and granted a Certificate of Appropriateness by the Southold Town Historic Preservation Commission, and, WHEREAS, the applicant is requesting permission to demolish the existing structure and construct a new home on the site, and, WHEREAS, a final public hearing was held on April 10, 2019. NOW THEREFORE BE IT RESOLVED,that the Southold Town Historic Preservation Commission determined that the proposed work detailed in the above referenced application does not meet the criteria for approval under Section 170-8 (A) of the Southold Town Code and, BE IT FURTHER RESOLVED,that the Commission determined that the proposal as presented will have a substantial adverse effect on the aesthetic, historical and architectural significance of the Orient National Historic District and denied the request for a Certificate of Appropriateness. MOVER: Commissioner Garretson SECONDER: Commissioner Don Feiler AYES: Chairperson Edward Webb, Vice Chair Surchin, Commissioner Harper, Commissioner Garretson, Commissioner Joseph McCarthy, Commissioner Feiler and Commissioner Grathwohl. RESULT: Opposed Unanimously Please note that any deviation from the approved plans referenced above may require further review from the commission. Signed: n ., Tracey L Dwyer, Application Coordinator for the Historic Preservation Commission Date: May 22, 2019 Telephone (631)765-1802 �� 4d Town Hall,53095 Route 25 Fax (631) 765-9502 " P.O.Box 1179 Southold,New York 11971-0959 � p ( � -4 SOUTHOLD TOWN LANDMARK PRESERVATION COMMISSION Record of vote: Yes: 7 No: 0 Recused: 0 This Resln was duly adopted: May 21, 2019. Sig .��� Date: Chairman Edward Webb, Historic Preservation Commission Town Hall Annexw ° Telephone(631)765-1802 54375 Main Road � Fax(631)765-9502 a P.O.Box 1179 Southold,NY 11971-0959 �J�� BUILDING DEPARTMENT TOWN OF SOUTHOLD Determination Regarding Application for Certificate of Appropriateness for 675 Skippers Lane Orient NY Date: May 21, 2019 Re: 675 Skippers Lane, Orient, NY 11957: SCTM# 1000-24-02-01 Owners: Louis Potters and Lenore Brancato RESOLUTION: WHEREAS, 675 Skippers Lane, Orient,New York is listed on the Town of Southold and National Register of Historic places, and WHEREAS, as set forth in Section 170 of the Southold Town Code (Landmarks Preservation Code), all proposals for material changes/alteration or demolition must be reviewed and granted a certificate for appropriateness by the Southold Town Historic Preservation Commission prior to the issuance of a Building Permit, and WHEREAS, an application was submitted on June 28, 2018, to demolish the historic landmark at 675 Skippers Lane, Orient, NY, replace the original portion of the structure in kind with the addition of a newly designed two-story wing on the side adjacent to the park and WHEREAS, Commissioners made a visit to the site to inspect the proposed project, and later met with the owners and their architect. On multiple occasions the Commission reviewed and commented on plans and later amended plans for a proposed demolition of the existing structure and construction of the new home on the site, and WHEREAS, a duly advertised public hearing for the purpose of considering approval of the proposed demolition was held on November 20, 2018, that hearing exceeded its allotted time, was adjourned for completion, and p Town Hall AnnexTelephone(631)765-1802 54375 Main Road � k Fax(631)765-9502 P.O.Box 1179 ? % Southold,NY 11971-0959y BUILDING DEPARTMENT TOWN OF SOUTHOLD WHEREAS, on April 10, 2019,the Commission held a further public hearing on the application proposing the demolition of the home at which time written and oral evidence were presented prior to the close of the hearing, and WHEREAS, At that time the owners application for demolition of 675 Skippers Lane was offered, and the Commission accepted, a home inspection report by Robert O' Brien dated January 8, 2019, which does not indicate the structure must be demolished, as well as his oral testimony regarding the current condition of the structure, and the possibility of its complete demolition, that the conimissioners deem inadequate, and WHEREAS, based upon the testimony, documentation and other evidence, the Commission has made the following findings of fact concerning the property and the proposal: 675 Skippers Lane is a registered landmark property and a contributing element of the Orient Village National Register Historic District. Although the applicant termed the proposed new structure as an "in kind" replacement, as set forth below, the proposed new structure is vastly different from the existing structure and therefore constitutes a proposed alteration to the existing facades subject to the criteria of Sections 170-8 and 170-9. The buildings on the property consist of the existing 1-1/2 story, 1880- square foot residence and a 373 square-foot, two-car garage. A one story gable roofed addition was added to the original cottage in the 1957. The 13,817 square-foot property fronts both Skippers Lane to the north and Harbor Road (formerly State Street) to the west. The back of the property faces Poquatuck Park to the south. Three facades are visible to the public from the streets and are also visible in two directions from Poquatuck Park. Additionally, the house can be also seen from the causeway on Route 25 before entering the Village from the west. J Town Hall Annex Telephone(631)765-1802 54375 Main Road " Fax(631)765-9502 P.O.Box 1179 � Southold,NY 11971-0959 y" BUILDING DEPARTMENT TOWN OF SOUTHOLD The subject property, originally belonged to Edward S. Vail and his wife Agnes Vail. Edward Vail, who came from one of the oldest families in Orient, was a 0h generation fisherman who sailed the family's fleet of boats along with his father, George Sumner Vail. A December 27, 1918 news item in the County Review newspaper noted, "Edward S. Vail has been discharged from the army and has returned to Orient where he and his wife are domiciled in their cottage recently built on State Street" (now Skippers Lane). The cottage, sold in 1938 to Hobart Van Nostrand and his wife Florence, remained in the Van Nostrand family for four generations until recently purchased by the applicants. The property is significant within the context of other properties in the Orient Historic District, which together reflect the history and growth of the early village from a farming and fishing colmnunity to a prominent year round and summer residential district. The subject property, although altered over the years, represents a worthy example of the rural regional vernacular style typical of bay cottages in the early part of the 20th Century. At one time, these cottages, which belonged to tradesmen and baymen, dotted the waterfront in Orient. In its evaluation, the Commission has considered how, and if, the proposal to demolish 675 Skippers Lane and replace it with a completely new structure meets the criteria outlined in Section 170- 8 Criteria for the Historic Preservation Commission for approval of alteration of facades of historic landmarks, as well as Section 170-9 of the Southold Town Code, Criteria for Approval of Demolition or Removal of Historic Landmarks. WHEREAS, pursuant to § 170-8 the Historic Preservation Commission considered the enumerated criteria for approval of alteration of facades of historic landmarks and made the following findings: Town Hall Annex �` Telephone(631)765-1802 54375 Main Road Fax(631)765-9502 P.O.Box 1179 Southold,NY 11971-0959 � � BUILDING DEPARTMENT TOWN OF SOUTHOLD (1) Whether the proposed alteration is consistent with principles of adaptive reuse,whereby the principal historic features of the landmark are maintained while permitting the use of the landmark for new uses other than its original use. Both the current structure and the structure with proposed alterations are to be occupied as single family homes. There has been no use proposed other than as a single family residence. Therefore, the principle of adaptive reuse would not be applicable to this determination. (2) The similarity in design, architecture and appearance of the proposed alteration with the historic design, architecture and appearance. The property owner has proposed demolition of the existing residence and the new construction of an enlarged structure. The proposed new structure pays homage to the 1918 cottage and is melded to a proposed addition modeled after vernacular, 19t"- Century residences in Orient Village. This addition combines details only found in the 19"'-Century such as 2 over 2 windows (Italianate style), low-pitched rooflines, Yankee gutters (c. 1870-1900) in flat soffit overhangs, etc. The proposed alterations are not similar in design, architecture and appearance to the historic design, architecture and appearance of the original structure. The two wings taken together, form a completely new house and bear only some superficial resemblance to what exists now. This is, essentially, a completely new structure from the roof to foundation, larger in almost all respects. Additionally, the new building does not maintain visual compatibility with the historic character of neighboring properties in public view. For example, the design of the addition facing Poquatuck Park was conceived to relate to the rear fagades and rear facade additions of neighboring houses. Those earlier approved additions were not required to conform to the current, correct town code standard at the time of construction,which only considered the street facade instead Town Hall AnnexNR Telephone(631)765-1802 54375 Main Road Fax(631)765-9502 P.O.Box 1179 Southold,NY 11971-0959 ' ..� . BUILDING DEPARTMENT TOWN OF SOUTHOLD of what lies within public view. Consequently, claiming relevance to non-conforining backside additions is simply not an acceptable or relevant design approach. While the average house in Orient Village is approximately 2,000 square feet, the proposed reconstruction and expansion of the 1,880 square-foot existing house will result in a two story 3,328 square- foot structure. This is a 77% increase to the existing home on a third of an acre. There is more building-added designed space than is compatible with the property's size in relationship to the existing colninunity. In terms of scale, massing and size, the project is incompatible with the existing fabric of the historic district. While not written specifically into our code, the Secretary of the Interiors Standards apply to all National Register Historic Districts and are referenced as a resource in Southold's Historic Preservation Commission Handbook. The Standards provide recommendations, which are used as guidelines in National Register Districts throughout the United States. The Standards discourage mimicry and even encourage additions that differentiate themselves from the existing while still being compatible. This goes to the significance of the layers of history on a landmarked house. The Secretary's Standards recommend that additions be subordinate to the existing building. In the case of 675 Skippers Lane the historic house will read as the subordinate wing to the larger addition. The inappropriate scale, massing issues, and inchoate forms of the proposed project are not compatible with the historic district. (3) The necessity for complying with the applicable building codes or other federal or state regulations. The original portion of the existing structure was constructed prior to the Town's adoption of a Building Code. The subsequent alterations are in compliance with the building codes applicable at the time of the alterations. The applicant has not submitted sufficient evidence to establish that the proposed alterations are a Town Hall Annex ti Telephone(631)765-1802 54375 Main Road Fax(631)765-9502 P.O.Box 1179 Southold,NY 11971-0959 w. BUILDING DEPARTMENT TOWN OF SOUTHOLD necessary for compliance with the applicable building codes or other federal or state regulations as they relate to a structure of this age. (4) The necessity of such alteration to allow for a use of the property permitted by the Town Code in the applicable zoning district. The original portion of the existing structure was constructed prior to the Town's adoption of a zoning code and therefore has a prior non-conforming use. The property is currently zoned for a single family home and the use of the as built structure is in compliance with the applicable zoning district. The applicant has not submitted sufficient evidence to establish that the proposed alterations are necessary to allow for a use of the property permitted by the Southold Town Code in the applicable zoning district. (5) The public interest in preserving the historic features of the landmark and its relation to the historic character of the community and Town. The property is significant within the context of other properties in the Orient Historic District which together reflect the history and growth of the early village fi-om a farming and fishing community to a prominent year round and summer residential district. There are few examples of this type and size home left in Orient. Its demolition would significantly change the character of Skippers Lane and the Historic District as a whole. WHEREAS, pursuant to § 170-9 the Historic Preservation Commission considered the enumerated criteria for approval of demolition or removal of historic landmarks and made the following findings: (1) The landmark is of such architectural or historic interest that its demolition or removal would be to the detriment of the public interest. Town Hall Annex Telephone(631)765-1802 54375 Main Road v Fax(631)765-9502 P.O.Box 1179 Southold,NY 11971-0959 � � � � t BUILDING DEPARTMENT TOWN OF SOUTHOLD The subject property, although altered over the years to be relevant for its time,represents a fine example of the rural regional vernacular style typical ofbay cottages in the early part of the 24tH- Century. At one time these cottages, which belonged to tradesmen and baymen, dotted the waterfront in Orient. Today, the significance of 675 Skippers Lane rests in the fact that it is one of the few representative bay cottages remaining from that era in Orient's history. Therefore, the proposed alterations do not promote the public interest in preserving the historic features of the landmark and its relation to the historic character of the community and Town. (2) Retention of the landmark in its current form or location is important to the Town's history or character. The property is significant within the context of other properties in the Orient Historic District which together reflect the history and growth of the early village from a farming and fishing community to a prominent year round and summer residential district. There are few examples of this type and size home left in Orient. Its demolition would significantly change the character of Skippers Lane and the Historic District. (3) The landmark is of such old and unusual or uncommon design, texture and material that it could not be reproduced or be reproduced only with great difficulty. Although not of such old and unusual or uncommon design, texture and material that it could not be reproduced or be reproduced only with great difficulty, it nonetheless has historical significance that would be lost following the proposed demolition. While the home at 675 Skippers Lane is not historically significant because of its design, its type, a small, rather plain and unadorned workman's or fisherman's home of the early 20t" century, makes it and important contributor to the overall streetscape and history of the Historic District. There are few examples of this type and size home left in Orient. Its dernolition would significantly change the character of Skippers lane and the Historic District. G Town Hall Annex Telephone(631)765-1802 54375 Main Road Fax(631)765-9502 P.O.Box 1179 .jjit4�, Southold,NY 11971-0959 � �� BUILDING DEPARTMENT TOWN OF SOUTHOLD (4) Retention of the landmark would help preserve and protect an historic place or area of historic interest in the Town. 675 Skippers Lane is a registered landmark property and a contributing element of the Orient National Register Historic District. As such, it significantly contributes to the general historic ambience and attractiveness of not only Orient Village, but also the entire Town of Southold. (5) Retention of the landmark will promote the general welfare by maintaining and increasing real estate values and encourage interest in American and local history and architecture. Properties in Orient, especially in the historic district, continue to be sought after as both year round and summer homes. Even in a turbulent real estate market, the value of historic homes have generally not decreased and some have even increased over non- historic properties. As a registered landmark, 675 Skippers Lane contributes to the historic nature and overall attractiveness of the hamlet that draws new homeowners and visitors to the area. The official policy of the Landmark Preservation Colnnlission is adverse to demolition of a landmark structure unless there is no prudent alternative. The Commission cannot allow a registered landmark to be demolished under circumstances where the structure can be renovated and altered to accommodate the need of an applicant. The Commission notes that there is a design alternative (see Town of Southold Historic Preservation Colmnission (HPC handbook, Part II: Design guidelines for Appropriate Design in the Historic Context) and that the owners can accomplish their goals without demolishing this historic structure. The Southold Town Historic Preservation Commission (HPC) adheres to the Secretary of the Interior's Standards for Rehabilitation (see HPC Handbook, Appendix, II.) The Standards are ten basic principles created to help preserve the distinctive Town Hall Annex a Telephone(631)765-1802 54375 Main Road p Fax(631)765-9502 P.O.Box 1179 Southold,NY 11971-0959 ! �lU IV 1111 � N' F BUILDING DEPARTMENT TOWN OF SOUTHOLD character of a historic building and its site, while allowing for a reasonable chance to meet new needs. We reiterate, the owners can accomplish their goals without demolishing this historic structure. NOW THEREFORE IT BE RESOLVED, that Southold Town Historic Preservation Commission determines that the proposal as presented at the public hearing on April 10, 2019, Will have a substantial adverse effect on the aesthetic, historical and architectural significance of the Orient National Historic District, and (1) Does not meet the criteria for approval under Section 170-8 Criteria for the Historic Preservation Commission for approval of alteration of facades of historic landmarks (2) Does not meet the criteria for approval under Section 170-9 (A) of the Southold Town Code, Criteria for Approval of Demolition or Removal of Historic Landmarks and, BE IT FURTHER RESOLVED, that the Southold Town Historic Preservation Commission denies the application for a Certificate of Appropriateness for the demolition and facade alteration of 675 Skippers Lane, Orient, NY. with the following conditions: the applicant may apply for relief on the ground that the detennination results in a hardship in accordance with the procedures in Section 170-10.