HomeMy WebLinkAbout50158-Z 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#: 50158 Date: 12/27/2023
Permission is hereby granted to:
QJSG Properties LLC
333 Central Park W Apt 106
New York, NY 10025
To: construct an accessory goat barn/shed as applied for per ZBA approval.
At premises located at:
38015 Route 25, Orient
SCTM # 473889
Sec/Block/Lot# 15.-2-15.7
Pursuant to application dated 11/21/2023 and approved by the Building Inspector..
To expire on 6/27/2025.
Fees:
ACCESSORY $203.00
CO-ACCESSORY BUILDING $100.00
Total: $303.00
Building Inspector
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 1uCo�ti� oit � ��
Date Received
APPLICATION FOR BUILDING PERMIT
For
Ofce Use Only
PERMIT NO. �l Building Inspeictor
Applications and forms must be filled out in their entirety. Incomplete ;1 ) R9 neplrfm
nt
applications will not be accepted. Where the Applicant is not the owner,an
Owner's Authorization form(Page 2)shall be completed.
Date:11.17.23
OWNER(S)OF PROPERTY:
Name:QJSG Properties SCTM# 1000-15-02-15.7
Project Address:38015 Route 25 - Orient, NY 11957
Phone#:646.734.3579 Email:chad@gallant.cc
Mailing Address:PO BOX 613 Orient, NY 11957
CONTACT PERSON:
Name:Zackery E. Nicholson, RA
Mailing Address: 1250 Evergreen Drive - Cutchogue, NY 11935
Phone#:631.513.6589 Email:ZENicholson.ArchC@gmail.com
DESIGN PROFESSIONAL INFORMATION:
Name:Zackery E. Nicholson, RA
Mailing Address: 1250 Evergreen Drive - Cutchogue, NY 11935
Phone#:631.513.6589 Email:ZENicholson.Arch@gmail.com
CONTRACTOR INFORMATION:
Name:Morton Buildings Inc
Mailing Address:22355 Cox Ln, Unit#4 - Cutchogue, NY 11935
Phone#:631.235.9841 Email:William.Kelly@mortonbuildings.com
DESCRIPTION OF PROPOSED CONSTRUCTION
, e AO NewStrucur , Additio eration Repair Demolition Estimated Cost
of Project:
+ -�� ❑
❑OtherG
Will the lot be re-graded? ❑Yes ANo Will excess fill be removed from premises? ❑Yes NO No
I
1
PROPERTY INFORMATION
Existing use of property:Single Family Residence Intended use of property:Single Family Residence
Zone or use district in which premises is situated: Are there any covenants and restrictions with respect to
7 EACOPY.
No
IF YES
PROVIDE R-80 this property. ❑Yes �I ,
® Check
i ox After ReadIriR: The owner/contractor/design professional is responsible for all drainage and storm water Issues as provided by
Chaptef 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 bu0ding(s)for necessary inspections.False statements made herein are
punishable as a Class A misdemeanor pursuant to Section 210AS of the New York State Penal Law.
Application Submitted By(print name):Zackery E. Nicholson, RA IN Authorized Agent ❑Owner
Signature of Applicant: rz;f/ Date:
STATE OF NEW YORK)
SS:
COUNTY OF 30401kf )
_Za.C, . �,3 I, being duly sworn, deposes and says that(s)he is the applicant
(Name of individdal signing contract)above named,
(S)he is the G.�'1 ----
(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 U dV� be r .20 .3
ry Public
CHELSEA L. CHALONE
Notary Public, State of New York
Registration #01 CH6287106 F 1,1ERT^ QI II11 AU"T'HORIZATION
C)miss i n xpi,esAug.Suffolk5, 20County (Where the applicant is not the owner
Commission Expi, 5, 20 S )
Chad Gallant residing at 38105 Main Road, Orient, NY
1, .
do hereby authorize Zackery E. Nicholson to apply on
my behalf to the Town of Southold Building Department for approval as described herein.
11/15/23
Owner's Signature Date
Chad Gallant
Print Owner's Name
2
BOARD MEMBERS Southold Town Hall
Leslie Kanes Weisman, Chairperson �ti �
53095 Main Road•P.O. Box 1179
Patricia Acampora Southold,NY 11971-0959
Eric Dantes Office 1 ovation.
Robert Lehnert,Jr. Town Annex/First Floor
Nicholas Planamento "�"
� ' ° 54375 Main Road(.at Youngs Avenue)
I �
SoutMeLftb
http://southoldtownny.gov a' 4
ZONING BOARD OF APPEALS 0 C T 2 3 2023
TOWN OF SOUTHOLD
Tel. (631) 765-1809 Southold Town Clerk
FINDINGS,DELIBERATIONS,AND DETEIRMINATION
MEETING OF OCTOBER I9,2023
ZBA FILE: #7827
DAME OF APPLICANT: QJSG Propel-ties, LLC
PROPERTY LOCATION: 38015 NYS Route 25, Orient,NY
SCTM: 1000-15-2-15.7
5� ..._p? TERMINATION: The Zoning Board of Appeals has visited the property under consideration in this
application and determines that this review falls under the Type II category of the State's List of Actions, without
further steps under SEQRA.
QFF' LQQ_L3't'ADMINIS'TIATI6 I COD_: This application was referred as required under the Suffolk
County Administrative Code Sections A 14-14 to 23,and the Suffolk County Department of Planning issued its reply
dated August 21, 2023 stating that this application is considered a matter for local determination as there appears to
be no significant county-wide or inter-community impact.
'! DEI'"RM1NATlON.° The relief, permit, or interpretation requested in this application is listed under the
Minor Actions exempt list and is not subject to review under Chapter 268,.
PROPER EY FACTS/D SQ&01QN: The subject,conforming,property measuring 19.645 acres has access to NYS
Route 25 via a 337.42 feet in length flagpole having a lot width of 99.92 feet along the roadway(which includes a
50 feet wide right of way running the length of the lot, allowing access to the small, waterfront parcel to the north),
measures approximately 2,050.20 feet along the easterly property line,measures 543.29 along the northerly property
line and 1,763.16 feet along the westerly property line,contiguous with multiple residential lots of the"Green Acres
at Orient" subdivision, then 308.56 feet along the southerly property line where it then meets the aforementioned
flagpole portion of the lot. The property is improved with a one and one half-story frame house with porch currently
under renovation,a tennis court,and multiple"as-built"structures(subject of this application)all shown on a survey
prepared by Howard W. Young, Licensed Land Surveyor last revised July 26, 2023.
BASIS OF APeLI ATION- Request for Variances from Article III, Section.280-1.3C; Article III, Section 280-15,
Article XII, Section 280-105D(4); and the Building Inspector's May 9, 2023,,Amended July 28, 2023 Notice of
Disapproval based on an application for a permit to install additional deer fencing and to construct an accessory
potting shed,a chicken run with coop,agoat barn,an accessory artist studio structure,Darn,and',two(2)Iroop houses,
and to legalize an"as built"accessory pergola,a greenhouse.and two(2)sheds on rural residential property;at 1)the
proposed artist studio use in the accessory building is not a permitted accessory use; 2)seven(7)proposed accessory
structures located in other than the code permitted rear~yard„ 3) four(4) "as built" accessory structures located in
other than the code permitted rear yard;4)deer fencing located in the non-permitted ti~ont yard or primary front yard;
located at: 38015 NYS Route 25, Orient, NY. SCTM No, 1000-15-2-15.7,
RELI_F R_OI II S I : The applicant requests multiple variances to legalize several "as-built" accessory
str`ucture's, including a pergola(14 feet by 22 feet), a greenhouse(14 feet by I9.6 feet), and two(2)sheds(combined
Page 3,October 19,2023
#7827, 11 Properties
Sli No. 1000-15-2-15.7
virtually no impact On any immediate neighbor or the Community in general. No other neighbor or member of the
community spoke in favor of or against this application,
On October 6, 2023 the applicant's agent provided the Zoning Board of Appeals with examples of multiple similar
variances granted for accessory structures and deer fencing in front yard locations.
EINDINQ-S-OF FA-CJ4.11EASONS EQ—R..aQARD ACILQN-
The Zoning Board of Appeals held a public hearing on this application on October 5, 2023 at which time written
and oral evidence were presented, Based upon all testimony,documentation,personal inspection of the property
and surrounding neighborhood,and other evidence, the Zoning Board finds the following facts to be true and
relevant and makes the following findings:
1` I T
Grant of the requested variances will not produce an undesirable change in the
character of Elie neighborhood or a detriment to nearby properties, The subject parcel is not visible from the roadway
or the subdivision to the west,as it is obscured by dense woodlands, where a deer fence already exists protecting the
applicant's crop. The addition of various accessory structures, customary in agricultural operations, as applied f6r,
in a front yard location,where a rear yard is required,will also have little or no impact on the community as they are
not visible other than from the air, Lastly, the use of the proposed accessory structure as an art studio/viewing
platform,while not a perrinitted use will again have no impact on the community since it is less than 260 square feet
in size, unconditioned and without plumbing and raised to a finished height of under 20 feet, All structures, as
proposed,are common to any agricultural operation within the Town of Southold,
2, T�own La�w267�-b3 �b2 . The benefit sought by the applicant cannot be achieved by some method, feasible
for the applicant to pursue,Other than an area variance. The proposed deer fence, which is non-conforming ill height
in a front yard on a residential lot, is the only possible way to attempt to control deer intrusion oil this agriculturally
used property.. Furthennorc,the applicant cannot locate the agricultural accessory structures in a compliant rear yard
location as a result of the original location of the residential structure, While the applicant call create a conforming
`art studio' space within their residence, the structure, as proposed is modest in size and raised over tile agricultural
property to allow the resident a view of the farm operation and various planting beds and gat-den areas.
3 , 'l2Lair 2
67-b
3 b' 3 The variances granted herein are mathematically -substantial, each representing
100%relief from the code. However,as evidenced by the applicant's agent testimony and that of the farm manager,
there is no impact on any immediate neighbor, that the property is well screened Trona view and site is well over
1,450 feet to the north of Main Road/Route 25, While not an official farm operation, the applicant has provided
evidence to the Boards satisfaction that the property is well planted with a variety of fruit bearing trees, that there is
livestock and other typical farm animals oil site and that all appears well tended to and taken care of
4. 1 1 1 111 11 Law w 5 2b -b 3 b 4 . No evidence has been subill fitted' to suggest that a variance in this residential
community will have an adverse impact on tile physical or environri-sental conditions in the neighborhood. The
applicant must comply with Chapter 236 of the Town's 'tone Water Management Code.
5, Town Lnw S76'7-hf3wI-,wIC% The difficulty has been self-created, The applicant purchased the parcel after the
Zoning Code was in effect and it is presumed that tile applicant had actual or constructive knowledge of tile
limitations on the use of the parcel under the Zoning Code in effect Prior to or at the tirne of purchase, Furthermore,
at the time of the minor subdivision, as sanctioned by the Town of Southold Planning Board, the tennis court was
associated with the property to the north as was the small accessory structure now converted to a primary residence.
While self-created, tile applicant is limited in their ability to use the full 19 acres lying to the south of the
aforementioned improvements without Board relief,
Page 5,October 19,2023
97827,QJSG Properties
SCTM No. 1000-15-2-15.7
g) No sales to the public are permitted on the subject property.
h) Activities in the artist's studio/workshop in the accessory structure are limited to the production of
crafts and works of art such as painting,sculpture, photography,ceramics,weaving/textiles, glass art
(but not glass blowing),and personal woodworking/carpentry and auto mechanics on vehicles
belonging only to the property owner.
i) No sleeping or cooking is perm itted in the accessory structure.
j) An accessory structure used as an artist's studio/workshop may only contain that one use in addition to
non-habitable(unfinished,open rafters and stud walls)storage of general household items,garden
tools and/or vehicles'.
k) An accessory apartment in the accessory structure is not permitted unless the artist's studio/workshop
use is removed and a special exception permit is obtained from the Zoning Board of Appeals.
1) The following;uses are not, by this determination, considered to be permitted uses in an artist's
studio/workshop in an accessory structure,as defined herein and are prohibited:workout/fitness
activities,recreational activities,and home offices(as defined in the Town Code).
This approval,shall not he deemed effective until the required conditions have been met.At the discretion of
the Board ofAppealsfailure to comply with the above conditions may render this decision null and
void
That the above conditions be written into the Building Inspector's Certificate of Occupancy, when issued
The Board reserves the right to substitute a similar design that is de minimis in nature for an alteration that does
not increase the degree of nonconformity.
IMPORTANT LIMITS Old THE APPROVALJ51 GRANTED HEI MIN
Please Read Carefully
Any deviation,from the survey,site plan andlor architectural drawings cited in this decision, or work exceeding
the scope of the relief granted herein, will result in delays andlor a possible denial by the Building Department
of building permit and/or the issuance of a Stop Work Order,and may require a new application and public
hearing before the Zoning Board'of Appeals.
Any deviation from the varianee(s)granted herein as shown on,the architectural drawings,siteplan anillor survey
cited above,such as alterations, extensions, demolitions, or demolitions exceeding the scope of the relief granted
herein, are not authorized under this application when involving nonconformides under the Zoning code. This
action does not authorize or condone any current or future use,setback or other feature of the subject property
that may violate the Zoning Code, other than such uses,setbacks and other features as are expressly addressed in
this action.
TME LIMITS ON THIS APPILOVAU Pursuant to Chapter 280-146(B) of the Code of the Town
of Southold any variance granted by the Board of Appeals shall become null and void where a
Certificate of Occupancy has not been procured, and/or a subdivision map has not been filed with
the Suffolk County Clerk, within three (3) years from the date such variance was granted. The
Board of Appeals may, upon written request prior to the date of expiration, grant an extension not
to exceed three (3) consecutive one (1) year terms.IT IS THE PROPERTY OWNER'S
RESPONSIBILITY TO ENSURE COMPLIANCE WITII THE CO WIRED TIME
FRAME DESCRIBER_11EREIN. Failure to comply in a timely manner may result in the denial by
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ZEN DESIGN
TYPICAL GFI DUPLEX RECEPTACLE 1250 EVERGREEN DRIVE
CUTCHOGUE,NY 11935
6 1/2" PHONE:631513.6589
10'-81/2" 3'_6" � SWITCH
Whew pbm are eopyrktned and are subJW to copy l0 t
PhnWAon man°anddtecural waW under See.107 afthe
CuppW Act,17 U.S.O.as amentled December 1990 and Itmwh
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as MCTkactmal Want Oopyd4ght Pntt.,don Act of 19M Th.
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as the arrangement and W,npnspaces
lUon of and etntMs of
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work«home mprmented,can legagy mtAt In the omadon of
cenatnhakhh«euOdNp eelrhg adzed aml/«montahy
4-6 x 1-6 4-6 x 1-6 eampematbn zert Dfslc"LL�
NO. ISSUE DATE
01 ISSUED FOR PERMIT 12.08.23
+48"AFF +48"AFF
GOAT
BARN 4'-0"HIGH WALL
STORAGE
60 I o
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\ (1) OUTLET ON RAFTERS. \
LOCATIONTBD
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20x20 GOAT DOOR BELOW
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4-6 x 1-6 38015 ROUTE 25
ORIENT,NY 11957
SCTM#1000-15-2-15.7
- - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - J
SCALE: 1/24-1h-0'
DATE: 12.0&23
4" 7'-8" 8'-0"
DRAWN BY: ZE.N.
16'-0" GOAT BARN
PLAN
GOAT BARN PLAN A-1
SCALE:1/2—110°
1
A-3
ZEN DESIGN
1.250 EVERGREEN DRIVE
CUTCHOGUE,NY 11935
12 PHONE:631L513.6589
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These plan are copydpded and are MbjMt to mpydpd
pmtMwn as an"am,ANectwal work'undo SM.102 of the
Capydpd Aek 17 U.S.O.as ameMed December 19W and known
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prpleelbn kWMas but k not Mrdted to the oveml form es wM
as th amargement aM mrnpaMbn of spaces and aknrerAb of
design.UMo sueh paeetlon tuMad shed use oftlrese plees,
work a hang represented,cen krgalty result M the caseation of
Omnetrmtbeanpematfobon to ZEN DESIGN 11G rrroriebry
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+1 NO. ISSUE DATE
� 01 ISSUED FOR PERMIT 12.08.23
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1 NORTH ELEVATION! 2 EAST ELEVATION
SCALE:1/4•�1'�0" SCALE:1/4'�1'-0"
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i ORIENT,NY 11957
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SCALE: 1/4'a 1r-0"
DATE: 12.08.23
DRAWN BY: ZE.N.
----------------------------------------
GOAT BARN
ELEVATIONS
3 WEST ELEVATION SOUTH ELEVATION
SCALE: SCALE:
--- --- — - - - - - /\ ZEN DESIGN
12
1250 EVERGREEN DRIVE
8 CUiCHOGUE,NY 119351935
PHONE:631-513.6589
- - -- - - - -- - --- CORRUGATED METAL ROOF.
ht
SELF SEALING SCREWS WITH Theseplans"an'ambllghtralwored and nnderSc.102surfed to ofth
Protection w an'arcNtectWd work'under Sea 102 d the
Copyright Act.17 U.S.O. m 90
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RUBBER WASHERS
as Archltedurd World Copyright Pmteedon Act of JIM The
Protection inaludes but Is not gmhed to the overall formas wall
as
the armngement am Composition d speces and ewm�ents d
design.UMer such protection,unauthor".ed use of thew plans,
work or home represented,can legagy result In the ce—don of
—t—lon or b'".gs bring Wood and/or monet"ry
BATT INSULATION compensation to ZEN DESIGN I.I.C.
NO. ISSUE DATE
- - - --- 2x6 RAFTERS @ 24"O.C.
2x4 COLLAR TIES @ 24"O.C. 01 ISSUED FOR PERMIT 12.08.23
02 REVISION 12.20.23
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CORRUGATED METAL SIDING.SELF
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MIN #4 REBAR --- - - MIN.3"CONCRETE COVER SCTM#1ENT1000 15-22515.7
SCALE: V2- W-O"
DATE: 12.08.23
2" RIGID FOAM OVER 6"COMPACT DRAWN BY' Z.E.N.
GRANULAR FILL i
GOAT BARN
SECTION
OGOAT BARN SECTION
SCALE:1/2'-1,-0" A-3
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AMEN MENT
to
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12 ZEN DESIGN
$ 1250 EVERGREEN DRIVE
CUTCHOGUE,NY 11935
PHONE:63i513.6589
CORRUGATED METAL ROOF.
L copyWrt
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campanaatkm m to UFS1nN lLG
2x6 RAFTERS @ 24"O.C. NO. ISSUE DATE
2x4 COLLAR TIES @ 24"O.C. 01 ISSUED FOR PERMIT 12.08.23
02 REVISION 12.20.23
J+ I( 03 REVISION 06.10.24
ALL RAINWATER TO BE DIVERTED T
i
A RAINWATER COLLECTION SYSTEM
i t I i i FOR ADJACENT GARDEN USE. Q f x Y
CORRUGATED METAL SIDING.S1:LF
' ! j SEALING SCREWS WITH RUBBER
WASHERS
I � 1"RIGID FOAM-THERMAL BREAK
I 1 I ( 2x4 HORIZ.WALL GIRTS
f , 11 2024
� JUN
j I I 4x4 STUDS&COLUMNS
j I I I i i CORRUGATED METAL SIDING AT
GOAT PEN INTERIOR.
j
! 2"PLY INTERIOR AT STORAGE AREA
Z FI`.AS IN
jA 2x8 P.T.PLATE �
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CMU BLOCK W/EMBEDED J BOLTS
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@ 36"O.C. s9T 4441, �0��
z _— — — — _:,._s:,:. - —:: ;;..:.._:, - -,;•� — 4"POURED CONCRETE SLAB WITH
It
x6x6 WELDED STEEL MESH.
A45 111/21r
MIN 6x6 WWM t= 8 WIDE MONOLITHIC POUR
FOUNDATION 8"DEEP MIN. GALLANT RESIDENCE
(2)#4 REBAR 38015 ROUTE 25
ORIENT,NY 11957
SCTM#1000-16-2-].5.7
2"RIGID FOAM OVER 6"COMPACT
GRANULAR FILL
SCALE: 1/2'-1!-0a
DATE 06.10.24
DRAWN BY: ZEN.
GOAT BARN
SECTION
A=3
GOAT BARN SECTION
1