HomeMy WebLinkAbout49244-Z FF TOWN OF SOUTHOLD
BUILDING DEPARTMENT
TOWN CLERK'S OFFICE
SOUTHOLD, NY
BUILDING PERMIT
(THIS PERMIT MUST BE KEPT ON THE PREMISES
WITH ONE SET OF APPROVED PLANS AND SPECIFICATIONS
UNTIL FULL COMPLETION OF THE WORK AUTHORIZED)
Permit #: 49244 Date: 5/15/2023
Permission is hereby granted to:
Silver Sands Hld s I LLC
c/o Alexander Perros
19215 Soundview Ave
Southold NY 11971
To: (unit 28) legalize "as built" alterations and deck addition to existing motel building as
applied for per DEC NJ letter,
At premises located at:
1220 Silvermere Rd, Greenport
SCTM #473889
Sec/Block/Lot#47.-2-13
Pursuant to application dated 12/9/2022 and approved by the Building Inspector.
To expire on 11/13/2024.
Fees:
AS BUILT-COMMERCIAL ADDITIONS/ALTERATIONS $692.80
CERTIFICATE OF OCCUPANCY $50.00
Total: $742.80
Building Inspector
rt ;. TOWN OF SOUTHOLD—BUILDING DEPARTMENT
Town Hall Annex 54375 Main Road P. O. Box 1179 Southold,NY 11971-0959
Telephone 631 765-1802 Fax 631 765-9502 htt s // rww.sotitlioldtownn �o�v'
P ) ) 1 ,
Date Received
APPLICATION FOR BUILDING PERMIT
I t � �GI� III►�/ I
For Office Use Only 9 ,2022
PERMIT NO. Building Inspector°, LM
SUILO NG DEPT
Applications and forms must be filled out in their entirety. Incomplete TOWNCIFSOUTH6LID
applications will not be accepted. Where the Applicant is not the owner,an
Owner's Authorization form(Page 2)shall be completed.
Date:December 1, 2022
OWNER(S)OF PROPERTY:
Name:SILVER SANDS HOLDINGS I, LLC SCTM#1000-47-2-13
Project Address: 1220 Silvermere Road, Unit 28 ,Greenport, NY 11944
Phone#:917-318-0027 Email:ALEX@SILVERSANDS-MOTEL.COM
Mailing Address: 1400 SILVERMERE ROAD, GREENPORT, NY 11944
CONTACT PERSON:
Name:RICHARD VANDENBURGH, ESQ..
Mailing Address:42155 MAIN ROAD, PECONIC, NY 11958
Phone#:631-613-9019 Email:RICH@GREENPORTBREW.COM
DESIGN PROFESSIONAL INFORMATION:
Name:JOHN CONDON, PE. - CONDON ENGINEERING
Mailing Address:1755 SIGSBEE ROAD, MATTITUCK, NY 11952
Phone#:631-298-1896 Email:condoneng@optonline.net
CONTRACTOR INFORMATION:
Name:HIGHLAND PEAK GROUP, LLC
Mailing Address:19215 SOU NDVIEW AVENUE, SOUTHOLD, NY 11971
Phone#.917-318-0027 Email:ALEX@SILVERSANDS-MOTEL.COM
DESCRIPTION OF PROPOSED CONSTRUCTION
[]NewStructure ❑Addition E Alteration RRepair ❑Demolition Estimated Cost of Prct:
See Attached. $
I
❑Other � - ---
Will the lot be re-graded? ❑Yes RNo Will excess fill be removed from premises? ❑Yes 51 No
1
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PROPERTY INFORMATION
Existing use of property:R_3 Intended use of property: R-3
Zone or use district in which premises is situated: Are there any covenants and restrictions with respect to
R-3 this property? ❑Yes ®No IF YES, PROVIDE A COPY.
Q Check Box After Reading: The owner/contractor/design professional is responsible for all drainage and storm water Issues as provided by
Chapter 236 of the Town Code. APPLICATION IS HEREBY MADE to the Building Department for the issuance of a Building Permit pursuant to the Building Zone
Ordinance of the Town of Southold,Suffolk,County,New York and other applicable Laws,Ordinances or Regulations,for the construction of buildings,
additions,alterations or for removal or demolition as herein described.The applicant agrees to comply with all applicable laws,ordinances,building code,
housing code and regulations and to admit authorized inspectors on premises and In building(s)for necessary inspections.False statements made herein are
punishable as a Class A misdemeanor pursuant to Section 210.45 of the New York State Penal Law.
Application Submitted By(print name): ®Authorized Agent ❑Owner
Signature of Applicant: Date: 'Z 17
L
STATE OF NEW YORK)
SS:
COUNTY OF SUFFOLK
RICHARD W. VANDENBURGH being duly sworn,deposes and says that(s)he is the applicant
(Name of individual signing contract) above named,
(S)heisthe AGENT
(Contractor,Agent,Corporate Officer, etc.)
of said owner or owners,and is duly authorized to perform or have performed the said work and to make and file this
application;that all statements contained in this application are true to the best of his/her knowledge and belief; and
that the work will be performed in the manner set forth in the application file therewith.
Sworn before me this
day of 20
DECEMBER 22
Notary Public
CONNIE D.BUNCH
Notary Public,State of New York
No.01 BU6185050
PROPERTYAUTHORIZATION Qualified in Suffolk County
('''here the applicant is not theowner) Commission Expires April 14,2 Oa
I,
ALEX PERROS residing at,19215 SOUNDVIEW AVENUE,
,
SOUTHOLD, NY RICHARD W. VANDENBURGH
do hereby authorize to apply on
my behalf to the Town of Southold Building Department for approval as described herein,
Owner's Signature Date
ALEX PERROS
Print Owner's Name
2
9
N. J. MAZZAFERRO P.E.
PO Box 57, Greenport,N.Y. 11944
Phone- 516-457-5596
Consulting Engineer
March 16, 2023 Design,,,Construction. Inspection
Silver Sands Holdings 1, LLC
1400 Silvermere Road, Greenport,NY 11944
Re: - Certification Statement-Construction Costs for Refurbishment of
Cabins 26-27-29 House Unit 28
Tax Lot— 1000-047-02-13
(1220 Silvermere Road, Gpt,NY 11944; Cabins 26-27,29 House 28)
Property Occupancy Code—Comm—Motel/Cabins—NYS Building Code Section 310.2
Project Category—Alteration 2 -NYS Existing Building Code Section 603
Tax Info—Comm—Motel—3 Buildings on 0.50 acres—Pre-Existing 1957. CofO's Exist
for Building 29, 11/27/57—Addition, 11/21/84—Green House.No other CofO's.
On numerous occasions from 11/2022 thru 2/2023 I inspected the Silver Sands Site at the
noted address. During the inspection I met with the Project Manager(Alex Perros) and he
provided me with the project documentation for the proposed refurbishment. The
documents included:
- Project Design Drawings (1 set)
-Real Estate Evaluation/Certification Statement -Newmark Valuation&Advisory
-Tax Records from Southold Town Files
The Project Manager requested Professional Engineering Services. The scope of the
services included developing a construction estimate for the Project and comparing the
estimate to the data provided in the Appraisal Report prepared by Newmark Valuation
and Advisory. The scope also included defining the work category per the current NYS
Existing Building Code and evaluating the energy use improvements per the current NYS
Energy Conservation Code.
Based upon my on-site inspection,my review of the project plans and professional
experience I developed a Construction Cost Estimate for the Project. The estimate was
developed using my professional experience,knowledge of the site and local contracting
conditions,up to date pricing from suppliers and the MEANS System for Cost
Estimating. Specific site information and details provided in the drawings were
1
considered in the estimating process. The estimate was developed using a format that
allowed direct comparison with the Appraisal Report.
My estimate is based upon the actual design plan elements, square footage costs for the
construction, geographic factors for the project location and actual conditions observed
and confirmed at the site. The estimate includes 2022 cost adjustments and labor
availability factors.
Result—Based upon inspection of this project and to the best of my knowledge, belief
and professional judgment, the construction cost for the planned refurbishment of these
(3) individual structures is:
Total Cost—Cabins 26-27-29, House 28 = $297,112 (A copy of my summary estimate is
attached).
Base Line Cost for Completely New Structures= $1,055,222 (Newmark Valuation)
Therefore the planned refurbishment for the Cabins and House on this Tax Lot is
28% of the replacement cost for the entire the building.
YS and Southold Town Code Definitions & Classification of Work:
The 2020 Building Code of the State of New York contains the following
definition:
SUBSTANTIAL IMPROVEMENT - Any repair reconstruction, rehabilitation,
alteration, addition or other improvement of a building or structure, the cost of
which equals or exceeds 50 percent of the market value of the structure before the
improvement or repair is started.
The Town of Southold Code—Chapter 280—Zoning Article 280-4 - contains the
following:
DEMOLITION-Any removal of a structure or portion thereof, where the total cost of the
reconstruction of the structure or portion thereof exceeds 50% of the market value of the
existing structure before the start of removal.
The Cabins are single story structures with a limited floor plan with uncomplicated
interior walls and simple room design (i.e., single room and small bathroom). As a
result, the use of materials and sophisticated components and finishes is limited.
The House is a one and a half story structure with a storage loft. The floor plan
includes three bedrooms, loving room, kitchen/dining room and two bathrooms.
The structure has uncomplicated interior walls and simple room design. As a result,
the use of materials and sophisticated components and finishes is limited.
2
For example, all of the existing foundation, exterior wall framing, sheathing and
structural components remain in place. The only planed work for these elements is to
repair any deterioration discovered during the construction. The installation of
supplemental headers, and removal and fill in of window openings falls well below
the 50% demolition definition.
Even in the event of discovery of additional repairs due to deterioration of the existing
structural components, the reasonable additional work value would add no more than an
additional 10%to the total cost and remain well below the 50%threshold.
The plumbing, electrical and HVAC installation and fixtures are standard class and
simplistic with uniform installations. In addition, the finishes, floor coverings and
tiling are also basic commercial grade and standard quality.
The specific and actual numbers balanced against the reconstruction cost result in the
following conclusion:
The actual expenses incurred and contractual agreements to complete the
reconstruction of the structures on this tax lot reveals that the total cost will be
28% of the total value of the structures. This is below the 50% demolition limit
and rebuilding costs as defined by the NYS-Building Code and the Southold
Town Code.
Additionally, per the NYS Code, the work to be included with substantial
improvement should not include:
Any project for improvement of a building required correcting existing health,
sanitary or safety code violations identified by the building official and that are the
minimum necessary to assure safe living conditions.
Based on this definition in the NYS Code and my inspections of the existing
structure, adjustments should be made to the estimated cost of the
rehabilitation/alteration work for comparison purposes.
My Professional Engineering opinion is that the following work items would have
to be done to assure safe living conditions as defined by the code. Although there
were no actual violations issued for these conditions, my professional judgement is
that the following items have to be addressed in order to safely re-open this facility:
1 — Due to mold conditions existing throughout the buildings and in particular in
the wall cavities and on the ceiling, all the interior wall and ceiling finishes
(sheetrock) need to be removed and replaced. Any existing insulation needs to be
removed and disposed. Once cleaned, the walls and ceilings should be insulated,
new sheetrock installed and finishes applied. This rehabilitation work improves the
health and safety conditions necessary to assure safe living conditions.
3
2 — The existing plumbing fixtures were aged, deteriorated and not functioning as
designed. All the bathrooms need to be rehabilitated with new efficient water use
fixtures that meet the sanitary and safety codes.
Based upon the NYS Code Defmition, the work items described above should not
be considered part of the Substantial Improvement value calculation. If these items
are separated from the total estimated costs for the project the resulting estimate for
the proposed improvements would reduce from 28% to 24% buildings value.
This further reinforces the statement that the proposed renovation of these
structures fall well below the 50% value threshold as related to the Demolition of
Structures.
Based upon the analysis presented, the real estate documentation and my
professional opinion the project should not be considered a "Demolition" in
regards to the Town of Southold Code.
Project Evaluation --Alteration Level
The 2020 Building Code of the State of New York defines Alteration—Level 2 as
Scope — Level 2 alterations include the reconfiguration of space, the addition or
elimination of any door or window, the reconfiguration of or extension of any
system, or the installation of any additional equipment.
This proposed project work for these three buildings exactly aligns with this
definition. Even though there is substantial interior work to improve the health,
sanitary and safety conditions of the facility, the project should be classified as an
Alteration—Level 2.
Project evaluation Definition of Work.Area
Based upon my on-site inspections and my review of the project design plans I was
able to evaluate the aspects of this project in comparison to the NYS Work Area
definition. The code defines work area as:
That portion or portions of a building consisting of all reconfigured spaces as
indicated on the construction documents. Work Area excludes other portions of the
building where incidental work entailed by the intended work must be performed
and portions of the building where work initially intended by the owner is
specifically required by this Code.
It is noted that for all the structures, the entire structural foundation system, exterior
framing and sheathing, roof framing and sheathing, interior floor framing and
structural covering, and some interior wall framing all remain as-is and in place.
The major rough plumbing infrastructure will also remain in use.
4
The Cabins are one story open structures and the House is an existing one and a
half story structure with an open loft storage area. Because these buildings are
being renovated in kind to remain as the same use, evaluating this project based
upon impacted Work Area is not practical from engineering prospective. Based
upon my evaluation of the project conditions and scope it is my professional
opinion the project does not have a Work Area that exceeds 50% of the building
space. Actually the majority of the work area is in spaces where the activity is
required to correcting existing health, sanitary or safety issues.
Based upon the my evaluation of the proposed work scope, the work required for
safety code reasons and the actual size and configuration of the cabins and house;
this renovation does not have a "Work Area" that exceeds 50% of the Building
Area.
Summary Result - Based upon inspection of this project and to the best of my
knowledge, belief and professional judgment:
1 - The statements in the Value Certification Letter dated November 10, 2022 for
the construction costs of the planned refurbishment are accurate.
2 - The overall cost of the planned construction will be 28% of the property
valuation (less than 50%).
3 - The adjusted cost based upon NYS definitions of the planned construction will
be 24% of the property valuation (less than 50%).
4 —According to the NYS Code this project should be classified as an Alteration —
Level 2
5 — According to the NYS Code this project does not have a "Work Area" that
exceeds 50% of the building area.
6 — The Construction Cost and Real Estate Value Estimates developed are accurate
for the proposed project. The assessment of the volume and value of the existing
building elements that remain in place is also valid. Based upon the results of these
efforts, the determination that this work is not a NYS Substantial Improvement is
correct. In addition, the determination that this work is not a Demolition Project as
defined by the Town of Southold Code (Chapter 280) is correct.
F IVES
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Nicholas J. Mazzaferro, P.E. �*
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SILVER SANDS
1400 SILVERMERE ROAD
GREENPORT, NY 11944
631-513-9019
ADDENDUM TO BUILDING PERMIT APPLICATION
Unit 28
WITH RESPECT TO DEC TRUSTEES WATER & SEWER:
DEC JURISDICTION —See Attached No Jurisdiction Letter dated 7/27/21
TRUSTEES JURISDICTION —See Attached Letter from Kimack dated November 10, 2022. Additional
Administrative Permit being issued.
SCWA HOOK-UPS—See Attached Permit issued by SCWA for connection.
SEWER HOOK-UPS— Be advised that we did not perform any new work or hook ups and the only work that
was done by Skrezec was to inspect and repair a broken line. See Skrezec letter dated November 29, 2022.
DESCRIPTION OF THE PROPOSED CONSTRCUTION:
For Each of the cottages, the work to be done includes as typical:
•Roof replacement.
•Repair or Replace damaged/rotted framing where needed..
•Upgrade insulation.
•Replace/upgrade existing plumbing risers and fixtures.
•Replace/upgrade existing electrical service and rough-in.
•Replace/upgrade existing HVAC.
•Replace interior wood flooring.
•Replace sheet rock and trim.
•Repair or Replace screened-in porches, as needed.
•Repair foundation cracks, as needed.
•Replace windows and doors in kind.
•Repair or Replace existing siding.
CERTIFIED COST OF THE PROJECT:
$207,856.00 (37% OF THE COMBINED STRUCTURES VALUATION WHICH TOTALS $561,058.00) AS
DETERMINED BY CERTIFIED VALUATION OF NEWMARK VALUATON AND ADVISORY CO.
NEW YORK STATE DEPARTMENT OF ENVIRONMENTAL ENTAL C NSE VATICN
DIVIR40ii of InvItanniontol Pomiltb,Region 1
SUNY cin Stony Brook,50 Gicle Road.Stony Brook,NY 11790
P;(631)444-03651 F;(631)444-0360
www'doc:ny ouv
LETTER,OF NO JURISDICTION
TIDAL WETLANDS ACT
July 27, 2021
Alexander Perros
Silver Sands Holdings I LLC
19215 Soundview Ave.
Southold, NY 11971
Re: Application #1-4738-04898/00001
Silver Sands Holdings I LLC Property: 1100, 1220 & 1135 Silvermere Road
SCTM# 1000-47-2-13, 14 & 15
Dear Alexander Perros:
Based on the information you submitted the Department of Environmental Conservation has
determined that the portion of the above properties landward of the functional bulkheads
greater than 100 feet in length, as shown on the survey prepared by Young and Young, last
revised 5/17/2022, which was constructed prior to August 20, 1977 as evidenced on Tidal
Wetland Map#720-552, are beyond the jurisdiction of the Article 25 Tidal Wetlands
Act. Therefore, in accordance with the current Tidal Wetlands Land Use Regulations
(6NYCRR Part 661), no permit is required to conduct regulated activities landward of that
bulkhead.
Be advised, no construction, sedimentation, or disturbance of any kind may take place
seaward of the tidal wetlands jurisdictional boundary, as indicated above, without a permit.
It is your responsibility to ensure that all precautions are taken to prevent any sedimentation
or disturbance within Article 25 jurisdiction which may result from your project. Such
precautions may include maintaining adequate work area between the jurisdictional
boundary and your project (i.e. a 15' wide construction area) or erecting a temporary fence,
barrier, or hay bale berm.
This letter shall remain valid unless site conditions change.
Please note that this letter does not relieve you of the responsibility of obtaining any
necessary permits or approvals from other agencies or local municipalities.
Sincerely,
9 .5 ��-
Kevin Kispert
Permit Administrator
cc: BMHP
File
.NA yg1111I Depa "Ind tit
Conservation
N. J. MAZZAFERRO P.E.
PO Box 57, Greenport, N.Y. 11944
Phone - 516-457-5596
Consulting Engineer
March 13, 2023 Design, Construction Inspection
Silver Sands Holdings 1, LLC
1400 Silvermere Road, Greenport,NY 11944
Re: - Energy Evaluation- Costs for Refurbishment of Cabins 26-27-29 House Unit 28
Tax Lot— 1000-047-02-13
(1100 Silvermere Road, Gpt,NY 11944; Cabins 26-27,29 House 28)
Property Occupancy Code—Comm—Motel/Cabins—NYS Building Code Section 310.2
Project Category—Alteration 2 -NYS Existing Building Code Section 603
Tax Info—Comm- Motel—3 Buildings on 0.50 acres—Pre-Existing 1957. CofO's Exist
for Building 29, 11/27/57 —Addition, 11/21/84—Green House. No other Cofo's.
On 3/14/23 I reviewed the project plans for the three (3) Cottages on Lot 13. My
review included discussions with the Project Manager (Alex Perros). The purpose
of this effort was to determine if the proposed construction complies with the 2020
NYS Building Code (Energy Conservation), in particular the 2018 IECC. The
proposed work has been determined to be an "Alteration-2" as defined by the NYS
Code. The elements reviewed for energy conservation include the exterior
envelope, fenestration and HVAC System.
House Exterior Enyelope.
The exterior envelope includes the roof, ceiling walls and floor. The insulation
provided in the design is as follows:
Element ExistingProposed
Roof Structure Batts—(R-11) Batts—(R-49) New
Ceilings Batts—(R-11) Batts—(R-30) New.
Walls - ExteriorBatts—(R-11) Batts—(R-15) New
Walls-..Interior None Batts—(R-11) New-Sound
Floors None Batts—(R-22.5) New Spray-Max Depth
Box Beam None Spray Foam—R-30
Overall Substandard Exceeds Requirements
1
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I find this proposed design for the exterior building envelope to be compliant with
the Code. This finding is based upon Code Section C503- Alterations, Item
C503.1 General. The design building envelope meets the requirements of this
Code Section as follows:
-After the Alteration the building will be more compliant with the Code.
- After the Alteration the building will use less energy for routine operational
needs.
- The Alterations do not create any hazardous conditions or overload any building
systems
- All exposed cavities in the roof, ceiling, walls and floors will be 100% filled
with insulation.
Fenestration:
The fenestration includes the doors and windows throughout the Cabin and House
Structures. As part of this alteration all the doors and windows are being upgraded.
The doors will be Thermatrue or Anderson 400 Series. The windows will be
Anderson 200 Energy Star Series.
The new replacement doors and windows in the design all have a "u" factor in the
range of 0.30 to 0.32.
The Prescriptive Section of the Code requires:
Windows - to meet Section C402.4 Table C402.4 the "u" factor is 0.45
Doors - to meet Section C402.4.5 Table C402.1.4 the "u" factor is 0.61
The Thermatrue Doors have a"u" factor of—0.30 (or less)
The Anderson 400 Series Doors have a"u" factor of- .032
The Anderson 200 Series Windows have a"u" factor of- .032
I find this proposed design for the fenestration to be compliant with the Prescriptive
Code. This finding is based upon Code Section C402.4 and C402.4.5. The design
for the window and door replacement meets the prescriptive requirements of the
Code.
HVAC:
The HVAC Systems includes the new "split units" proposed for the House. The use
of split units will provide a more efficient, highly controllable system. The system
provided in the design is:
Cottagg Conditioned Space Proposed Unit
Cabins 26-27,29, Hse 28 All Rooms ComfortStar Unit—Various Ratings
2
I find this proposed design for the HVAC System to be compliant with the 2018
IECC, in particular Section C403.3.2 HVAC Equipment Performance
Requirements. This finding is based upon the efficiency ratings and vast
operational improvement of the newer systems. The building mechanical system
meet the requirements of this Code Section as follows:
-After the Alteration the buildings will be more compliant with the Code.
- After the Alteration the buildings will use less energy for daily operational
needs.
- The Alterations do not create any hazardous conditions or overload any building
systems
Lighting
The Interior and Exterior Lighting Systems include all new LED luminaires. The
interior lighting proposed for the cottages will be 100% LED, decreasing the
amount of energy used, reducing the interior heat load and providing a longer unit
life cycle. The exterior lighting proposed for the cottage area meets the code
requirement for visibility while conforming to the Dark Sky requirements of
Southold Town. The exterior fixtures will be 100% LED, decreasing the amount of
energy used and providing a longer unit life cycle. The systems provided in the
design are as follows:
-After the Alteration the buildings will be more compliant with the Code.
-After the Alteration the buildings will use much less energy for daily operational
needs.
- The Alterations do not create any hazardous conditions.
Nicholas Mazzaferro, PE
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