HomeMy WebLinkAbout51574-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#: 51574 Date: 01/21/2025
Permission is hereby granted to.:
Thomas Bradford
11 Summit St
Eastchester, NY 10709
To:
demolish an existing dwelling and reconstruct a new single-family dwelling as applied for per DEC
Non-Jurisdiction letter,SCHD,ZBA&Trustees approvals.
Premises Located at:
3755 Bay Shore Rd, Greenport, NY 11944
SCTM# 53.-6-17
Pursuant to application dated 11/18/2024 and approved by the Building Inspector.
To expire on 01/21/2027.
Contractors:
Required Inspections:
Fees:
DEMOLITION $578.10
Single Family Dwelling-NEW $1,407.25
CO-RESIDENTIAL $100.00
Total S2,085.35
-Buri 4inspector
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 . + ',
Date Received
APPLICATIONI L T _
l 'IU
For Office Use Only I
PERMIT NO. � Building Inspector:
Applications and forms must be filled out in their entirety.Incomplete
applications will not be accepted. Where the Applicant is not the-owner,an
Owner's Authorization form(Page 2)shall be completed.
, i
Date:11/18/24
OWNERS)OF PROPERTY:
Name:Thomas Bradford SCTM#1000-53-06-17
Project Address:3755 Bayshore Road, Greenport
Phone#:914-980-2133 1 Email:tbbradf12@gmail.com
Mailing Address:3755 Bayshore Road, Greenport
CONTACT PERSON:
Name:Brooke Epperson
Mailing Address:PO Box 152, Mattituck, NY 11952
Phone#:631 603 9092 1 Email:bepperson@amparchitect.com
DESIGN PROFESSIONAL INFORMATION:
Name:Anthony Portillo
Mailing Address:PO Box 152, Mattituck, N.Y. 11952
Phone#: 603 9092 Email:aportill0 am architect.com
CONTRACTOR INFORMATION:
Name;
Mailing Address:
Phone#: Email:
DESCRIPTION OF PROPOSED CONSTRUCTION
New Structure ❑Addition ❑Alteration ❑Repair WDemolition Estimated Cost of Project:
Cher $
Will the lot be re-graded? ❑Yes F*No Will excess fill be removed from premises? BYes ONO
1
PROPERTY INFORMATION
ro of e
Existing use of property:Single Family Residential Intended use property:nv:Single Family Residential
Zone or use district in which premises is situated: Are there any covenants and restrictions with respect to
R40 Non-Conforming this property? ❑Yes RNo IF YES, PROVIDE A COPY.
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 15 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 appBcant agrees to comply with all applicable laws,ordinances,building code,
housing code and regulations and to admit authorized inspectors on premises and in buildingis)for necessary inspections.False statements made herein are
punishable as a pass A misdemeanor pursuant to Section 210.45 of the New York State Penal Law.
Application Submitted By(print name).
AM P Architecture Au thorized Agent ❑Owner
Signature of Applicant: !/i Y "` Date: l2 12L4
STATE OF NEW YORK)
SS:.
COUNTYO _ T)
being duly sworn,deposes and says that(s)he is the applicant
(Name of individual signing contract)above named,
(S)he is the
Agent
and is dui Contractor,Agent,Corporate Officer,etc.)
of said owner or owners,
y 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
r1 day of Ay 20��
No a Pu c
DARC E AUPE— NOER
NOTARY PUBLIC,STATE OF NEW YORK
PROPERTY OWNER AUSTH'O,RI'Z,ATION, Registration No. 01 A00019644
(Where the applicant is not the owner) Qualified in Suffolk county
Commission Expires January 9,2028
I Thomas Bradford residing at 3755 Bay Shore Road
Greenp ort do hereby authorize AMP Architecture to apply on
,.
my behalf to the Town of Southold Building Department for approval as described herein.
03 lo275e °
Owner's�Signat�u Date
Print Owner's Name
2
Generated by REScheck-Web Software
Compliance Certificate
Project 3755 Bayshore Rd
Energy Code: 2018 IECC
Location: Greenport, New York
Construction Type: Single-family
Project Type: New Construction
Project SubType: None
Orientation: Bldg. faces 225 deg. from North
Conditioned Floor Area: 2,008 ft2
Glazing Area 21%
Climate Zone: 4 (5572 HDD)
Permit Date:
Permit Number:
All Electric false
Is Renewable false
Has Charger false
Has Battery: false
Has Heat Pump: false
Construction Site: Owner/Agent: Designer/Contractor:
Compliance: 10.2%Better Than Code Maximum UA: 403 Your UA: 362 Maximum SHGC: 0.40 Your SHGC: 0.40
The%Better or Worse Than Code Index reflects how close to compliance the house is based on code trade-off rules.
It DOES NOT provide an estimate of energy use or cost relative to a minimum-code home.
Slab-on-grade tradeoffs are no longer considered in the UA or performance compliance path in REScheck. Each slab-on-grade
assembly in the specified climate zone must meet the minimum energy code insulation -value and depth requirements.
Gross Area IR
Cavity Cont.1 �fl eq
Prop. Prop.
Perimeter
Ceiling: Flat Ceiling or Scissor Truss 940 49.0 0.0 0.026 0.026 24 24
Cathedral Ceiling: Cathedral Ceiling 221 49.0 0.0 0.022 0.026 5 6
Wall-front: Wood Frame, 16" o.c. 408 21.0 0.0 0.057 0.060 19 20
Orientation: Front
Door to garage: Solid Door(under 50%glazing) 21 0.200 0.320 4 7
Orientation: Front
Windows-Front:Wood Frame 0.320 0.320 15 15
SHGC: 0.40 48
Orientation: Front
Wall-rear:Wood Frame, 16"o.c. 444 21.0 0.0 0.057 0.060 14 15
Orientation: Back
Windows-Rear: Wood Frame
SHGC: 0.40 196 0.320 0.320 63 63
Orientation: Back
� ..
Project Title: 3755 Bayshore Rd Report date: 12/12/24
Page 1 of 2
Data filename:
Prop.Gross Area Cavity Cont. Prop. Req.
Perimeter
Wall-Left: Wood Frame, 16" o.c. 748 21.0 0.0 0.057 0.060 34 36
Orientation: Back
Door-front: Solid Door(under 50%glazing) 24 0.200 0.320 5 8
Orientation: Back
Windows-Left: Wood Frame
SHGC: 0.40 131 0.320 0.320 42 42
Orientation: Back
Wall-right:Wood Frame, 16"o.c. 748 21.0 0.0 0.057 0.060 36 38
Orientation: Back
Windows-Right: Wood Frame
SHGC: 0.40 109 0.320 0.320 35 35
Orientation: Back
Floor:All-Wood joist/Truss 2,008 30.0 0.0 0.033 0.047 66 94
Compliance Statement: The proposed building design described here is consistent with the building plans, specifications, and other
calculations submitted with the permit application.The proposed build' a esigned to meet the 2018 IECC requirements in
REScheck Version : REScheck-Web and to comply with the mandato ed in the REScheck Inspection Checklist.
Matthew Wynne ' 12-12-2024
Name-Title Sig' 'e 22,14
Date
Mk-
N
Project Title: 3755 Bayshore Rd Report date: 12/12/24
Data filename: Page 2 of 2
�O PSSEG lii;ol A/N'N("D
11/18/2024
THOMAS BRADFORD Service To:
11 SUMMIT ST BAY SHORE RD
EASTCHESTER,NY,NY 10709 GREENPORT,NY 11944
Customer Project#:900000209853
Dear THOMAS BRADFORD:
This is to advise you that the PSEG-LI electric facilities at the above referenced location have
been disconnected and removed off the building structure that is located on the property.
Please note that there may still be PSEG LI facilities located within the property boundaries
and that NYS law(NYCRR Part 753)requires all contractors to call for a utility locate (NY
811)prior to performing any ground excavation or regrade activity. The call to the 811 Call
Center must be done at least 2 business days prior to the start of the work and confirmation of
utility marks having been identified must be received from all the facility owners prior to any
site work.
You must also contact National Grid at 631-348-6150 to procure a letter of demolition
associated with natural gas service, whether or not your home or business uses natural gas.
If you have any questions regarding the above,please contact Building&Renovation Services
at 1-844-341-6378 or via email at BRSLI@PSEG.com.
Very truly yours,
Katherine Gianelli
Building&Renovation Services
PSEG-LI
A M P" Architecture Address:10200 Main Road,Unit 3A,Mattituck NY 11952
Phone:(631)603-9092
Design + Build
November 18, 2024
Town of Southold
Building Department
54375 NY-25
Southold, N.Y. 11971
RE: Bradford Residence
3755 Bayshore Road
Greenport, N.Y. 11944
SCTM #1000-53-06-17
To Whom It May Concern,
After conducting a site visit to the address 3755 Bayshore Road, Greenport, I have verified that
there is no active or available natural gas service at this location. Additionally, all utility lines
have been accurately marked in accordance with 811 guidelines.
Please contact our office if you have any questions.
Thank you,
Anthony Portillo, RA, LEED AP
VOLK co
2045 Route 112,Suite 5,Coram,New York 11727-3085
November 6, 2024
tbbradfl 2@gmail.com
RE: 3755 BAY SHORE RD, GREENPORT
To Whom It May Concern:
On November 6, 2024, our representative confirmed that the water services were physically
disconnected at the above referenced location.
Please advise your contractor that care should be taken not to damage the existing vault and /or
curb box, as the cost of any repairs would be billed to the premise and no service initiated until
the balance is paid.
Sincerely,
64V'K
� —
Ann Bailey
New Construction Assistant Manager
AB/db
NEW YORK STATE DEPARTMENT OF ENVIRONMENTAL CONSERVATION
Division of Environmental Permits,Region 1
SUNY @ Stony Brook,50 Circle Road,Stony Brook,NY 11790
P:(631)444-03651 F:(631)444-0360
www.dec.ny.gov
LETTER,OF NO JURISDICTION
TIDAL WETLANDS ACT
May 24, 2024
Thomas Bradford
3755 Bay Shore Rd
Greenport, NY 11944
Re: Application # 1-4738-01173/00007
Facility: 3755 Bay Shore Rd, Greenport
SCTM# 902-13-1-12
Dear Applicant,
Based on the information you submitted, the Department of Environmental Conservation
has determined that the above referenced property landward of the functional bulkhead
greater than 100 feet in length, including adjacent properties, as shown on the survey
prepared by Jason D. Leadingham, last revised 3119/2024, which was constructed prior to
8/20/1977, as evidenced by the 1974 Tidal Wetlands Map IR-681, is 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,
Mary acKinnon
Permit Administrator
CC: AMP Architecture, BMHP, File
4TEI
K Department
ATE Environmental
Conservation
Town Hall Annex
Glenn Goldsmith,President 54375 Route 25
A.Nicholas Krupski,Vice President P.O.Box 1179
Eric Sepenoski Southold,New York 11971
Liz Gillooly Telephone(631) 765-1892
Elizabeth Peeples „„
Fax(631) 765-6641
r
.. .:......
BOARD OF TOWN TRUSTEES
TOWN OF SOUTHOLD
October 30, 2024
Anthony Portillo
AMP Architecture
10200 Main Road, Unit 3A
Mattituck, NY 11952
RE: THOMAS BRADFORD
3755 BAYSHORE ROAD, GREENPORT
SCTM# 1000-53-6-17
Dear Mr. Portillo:
The Board of Town Trustees took the following action during its regular meeting held on
Wednesday, October 16, 2024 regarding the above matter:
WHEREAS, AMP Architecture on behalf of THOMAS BRADFORD applied to the
Southold Town Trustees for a permit under the provisions of Chapter 275 of the
Southold Town Code, the Wetland Ordinance of the Town of Southold, application
dated June 24, 2024, and,
WHEREAS, said application was referred to the Southold Town Conservation Advisory
Council and to the Local Waterfront Revitalization Program Coordinator for their findings
and recommendations, and,
WHEREAS, the LWRP Coordinator recommended that the proposed application be
found Inconsistent with the LWRP, and,
WHEREAS, the Board of Trustees has'furthered Policy 4.1 of the Local Waterfront
Revitalization Program to the greatest extent possible through the imposition of the
following Best Management Practice requirements: moving the proposed dwelling'
landward of existing location and out of the FEMA flood zone VE; and
WHEREAS, a Public Hearing was held by the Town Trustees with respect to said
application on October 16, 2024, at which time all interested persons were given an
opportunity to be heard, and,
2
WHEREAS, the Board members have personally viewed and are familiar with the
premises in question and the surrounding area, and,
WHEREAS, the Board has considered all the testimony and documentation submitted
concerning this application, and,
WHEREAS, the project complies with the standards set forth in Chapter 275 of the
Southold Town Code,
WHEREAS, the Board has determined that the project as proposed will not affect the
health, safety and general welfare of the people of the town,
NOW THEREFORE BE IT,
RESOLVED, that for the mitigating,factors and based upon the Best.Management
Practice requirement imposed above„ the Board of Trustees deems the action to be
Consistent with the Local Waterfront Revitalization Program, pursuant to Chapter 268-5
of the Southold Town Code, and,
RESOLVED, that the Board of Trustees APPROVE the application of THOMAS
BRADFORD to demolish existing two-story dwelling, deck, porch, foundation, and
septic system; construct a new foundation with a two-story dwelling, covered front
porch, rear patio 8" above grade, attached one-story garage, outdoor shower, A/C
condensers, two propane tanks; install a gravel driveway; install an I/A system; and
install shallow depth drywells; with the conditions that there be no retaining walls on the
property; the addition of two native trees of 2-3" caliper„ a that the nATe1Y_QL
ft
dwellinbe„ viteE an.,floe zoneX
a ed by AMP Architecture, on October and as
depicted on the p prepared id O23, 2024,
and stamped approved on October 29, 2024.
Permit to construct and complete project will expire three years from the date the permit
is signed. Fees must be paid, if applicable, and permit issued within six months of the
date of this notification.
Inspections are required at a fee of$50.00 per inspection. (See attached schedule.)
Fees: $ 50.00
Very truly yours,
Glenn Goldsmith
President, Board of Trustees
INI4VPd ' �lN�/�r�!i�q➢,� �, � i
0
BOARD OF SOUTHOLD TOWN TRUSTEES
SOUTHOLD,NEW YORK
" PERMIT NO. 10663
DATE: OCTOBER 16 2024
ISSUED TO: THOOMAS BRADFORD
i
PROPERTY ADDRESS: 37551'IAYSIIORE ROAD OREI✓NPORT
SCTM# 1000-53-6-17
AUTIORIZATION
it
to the provisions of Chapter 275 of the Town Code of the Town of Southold and in
Pursuant �
accordance with the Resolution of the Board of Trustees adopted at the meeting held on Cet - r 1 202 and jr
in consideration of application fee in the sum of$1,250.00 paid by Thomas Bradford and subject to the Terms (1
and Conditions as stated in the Resolution,the Southold Town Board of Trustees authorizes and perTnits the
following:
f-
Wetland Permit to demolish existing two-story dwelling,deck,porch,foundation, and
1, septic system; construct a new foundation with a two-story dwelling,covered front
rear patio 8" above grade, attached one-story garage,outdoor showier,A/C
porch, re p
condensers,two propane tanks; install a gravel driveway; install an IJA system; and
install shallow depth drywells; with the conditions that there be no retaining walls on
the property; the addition of two native trees of 2-3" caliper; and that the entirety of
the dwelling be within FEMA flood zone X and no longer in FEMA flood zone VE; and
as depicted on the site plan prepared by AMP Architecture, received on October 23,
2024,and stamped approved on October 29,2024.
IN W11NESS WM};REOF',the said'Board of Trustees hereby causes its Corporate Seal to be affixed,
and these presents to be subscribed by a majority of the said Board as of the day and year written above.
I
N
� _ ., w,a 'Bmr�ra�aw� rimrtar�r er!rera n w, r ii A�h'm r"�r a r�rrww i�rrdu � �
y
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BOARD MEMBERS ®F $ (f �, Southold Town Hall
Leslie Kanes Weisman, Chairperson 53095 Main Road • P.O. Box 1179
Southold, NY 1 1 97 1-0959
Patricia Acampora Office Location:
Eric Dantes Town Annex/First Floor,
Robert Lehnert,Jr. 54375 Main Road(at Youngs Avenue)
Nicholas Planamento � �oU0 Southold, NY 11971
http://southoldtownny.gov RECEIVE
ZONING BOARD OF APPEALS 11"52. A.M.
HI 20?4 TOWN OF SOUTHOLD IPCT ,.
Tel. (631) 765-1809
Brrl'Ire1nr11 � �•�mI ,�,; "`
" korpt 0 a. � r1.1rld Southold Town Clerk
FINDINGS, DELIBERATIONS AND DETERMINATION
MEETING OF OCTOBER 3, 2024
ZBA FILE: #7944
NAME OF APPLICANT: Thomas Bradford
PROPERTY LOCATION: 3755 Bay Shore Road, Greenport, NY 11944 SCTM: 1000-53-6-17
LQI A Dh I RI IINATION: The Zoning Board of Appeals has visited the property tinder 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.
SUFFOLK COUNTY ADMINISTRATIVE CODE: 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 June 28, 2024 stating that this application is considered a matter for local determination as there appears to be
no significant county-wide or inter-community impact.
LWRP DETERMINATION: This application was referred for review under Chapter 268, Waterfront Consistency
review of the Town of Southold Town Code and the Local Waterfront Revitalization Program (LWRP) Policy
Standards. The LWRP Coordinator issued a recommendation dated September 12,2024. Based upon the information
provided on the LWRP Consistency Assessment Form submitted to this department, as well as the records available,
it is recommended that the proposed action is INCONSISTENT with LWRP policy standards and therefore is
INCONSISTENT with the LWRP.
Policy 1. Foster a pattern of development in the Town of Southold that enhances community character,
preserves open space, makes efficient use of infrastructure, makes beneficial use of a coastal location, and
minimizes adverse effects of development.
The proposed 22.4 percent lot coverage on the parcel is contrary to fostering a pattern of development in the
Town of Southold that enhances community character, setting a precedent in a neighborhood. Structures
exposed to waterbodies are risk and, therefore, should be minimized in size and scale.
As a result of the proposed site's redevelopment and `technical' demolition, not including any addition to the
waterside of the dwelling, or creating any additional ground disturbance while maintaining the full structure in the
Federal Emergency Management Agency (FEMA) designated Zone X, along with the installation of a proposed
Innovative/Alternative Onsite Wastewater Treatment System, the Board finds the proposed action CONSISTENT
with the LWRP.
h ro
Page 2, October 3,2024
#7944, Bradford
SCTM No. 1000-53-6-17
PROPERTY F AC")"SODI_e_ C.RIPTIGi�I,• The subject, rectangular-shaped, non-conforming, 7,401.00 square feet
(6,977 square feet buildable), .2 acre parcel in the R40 Zoning District measures 50.00 feet along Bay Shore Road,
then runs east 147.97 feet along a residentially developed lot to the north, then runs south 50.00 feet along the Shelter
Island Sound(part of the Peconic Bay),and returns west 148.08 feet along a residentially developed lot to the south.
The subject lot is developed with a 1.5-story wood frame residence with an attached waterside wood deck, concrete
and brick paths leading to access stoops, a concrete driveway/parking pad, and a timber bulkhead running the width
of the lot at the shoreline, as shown on the survey prepared by Jason D. Leadingham, Licensed Land Surveyor and
last updated March 19, 2024.
BA I-S O1°_ PPL,ICA I ION: Request for Variances from Article XXIII, Section 280-124; Article XXXVI, Section
280-207; Article XXXVI, Section 280-208; and the Building Inspector's May 23, 2024,Notice of Disapproval based
on an application for a permit to demolish an existing single-family dwelling and construct a new two-story single
family dwelling; 1) located less than the code required minimum front yard setback 35 feet; 2) located less than the
code required minimum side yard setback of 10 feet; 3)more than the code permitted maximum lot coverage of 20%;
4) gross floor area exceeding permitted maximum square footage for lot containing up to 10,000 square feet in area;
5)the construction exceeds the permitted sky plane as defined in Article I, Section 280-4 of the Town Code; located
at: 3755 Bay Shore Road, Greenport,NY. SCTM No. 1000-53-6-17.
MLI F REQUESTED: The applicant requests five (5) variances for the demolition of a single family dwelling to
build a new two-story dwelling measuring 24 feet by 63.4 feet with an overall height of 32.5 feet with an attached
garage and waterside deck, including:
1. Gross Floor Area (GFA) of 2,243 square feet, where the code limits the GFA to a maximum of 2,100
square feet for lots containing up to a maximum of 10,000 square feet in buildable area(the subject lot
buildable area is 6,977 square feet). The applicant seeks 143 square feet in habitable area over the
permitted GFA.
2. The proposed construction must be within the Sky Plane. As designed,the site's redevelopment includes
penetration of the Sky Plane.
3. Lot coverage for the R40 Zoning District limits all improvements to a maximum of 20% lot coverage;
as proposed, the site's redevelopment includes excessive lot coverage totaling 22.4% of the buildable
area.
4. Front yard setback for the R40 Zoning District requires a minimum of 35 feet; as proposed the front yard
setback will be 25 feet.
5. Single side yard setback for the R40 Zoning District requires a minimum of 10 feet; as proposed the
single side yard setback is 7.5 feet.
AMENDED APPLICATION: During the public hearing, the applicant was asked to bring the plan into more
conformity with the code. The applicant on September 10, 2024 submitted a plan, labeled ZBA-01 through ZBA-04
prepared by Anthony Portillo, Architect,and dated September 9, 2024, increasing the single side yard setback to 10.6
feet(from 7.5 feet), and thereby removing the need for a single side yard setback variance request. In so doing, the
applicant also removed the need for a second variance, relative to the penetration of the Sky Plane; in moving the
house slightly, thep the
proposed ben � e � mea - proposedpatio, needthe proposed
oI" .2% which falls within the allowable 20% permitted coverage. The request for two variances remain
1. Front yard setback of 25 feet where the Code requires a minimum of 35 feet.
2. Gross Floor Area of 2,243 square feet where the Code limits the GFA to a maximum of 2,100 square
feet for lots containing a maximum of 10,000 square feet of buildable area. The applicant after
researching the average GFA has determined that the allowable GFA exceeds the average GFA in the
area.
4
q B
we
Page 3, October 3,2024
#7944, Bradford
SCTM No. 1000-53-6-17
ADDITIONAL, m[NI'ORMATION: The applicant provided architectural plans labeled ZBA-01 through ZBA-06
prepared by Anthony M. Portillo, Registered Architect and dated May 28, 2024. These plans include: proposed site
plan, various tables of zoning data and regulations, existing floor plans and demolition notes, existing elevations,
proposed floor plans and elevations, and GFA and Sky Plan documentation.
The applicant proposes as part of the project to update the dwellings sanitary system with an Innovative/Alternative
Onsite Wastewater Treatment System to be located between the residence and the public roadway.
The applicant provided examples of prior relief granted by the Zoning Board of Appeals for homes within the Bay
Shore Community, including files:
#4994 dated October 12, 2001 #6631 dated March 28, 2013 #7691 dated August 23, 2022
The applicant provided documentation of the average dwelling GFA for the immediate community to be 1,921.5
square feet, citing 13 properties. This information was updated by the applicant, received September 10, 2024,
following ZBA Guidelines for calculating GFA Averaging, illustrating an average GFA of 2,000 square feet for the
21 properties within the guidelines area.
The existing improvements on the site are covered by Certificate of Occupancy#Z-3973 dated September 23, 1970.
One letter of support was received relative to this application. No other member of the public or an immediate
neighbor spoke in favor of or against this application.
FINDINGS OF FACT/ REASONS FOIE BOARD ACTION;
The Zoning Board of Appeals held a public hearing on this application on September 5, 2024 (closed during the
Zoning Board of Appeals Special Meeting on September 19, 2024 after receipt of an AMENDED application) at
which time written and oral evidence was 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. "1f"own Law 267-b 3 b 1'. Grant of the variances for a demolition and construction of a new dwelling including
a reduced front yard setback of 25 feet, where a minimum of 35 feet is required, and relief for an excessive GFA
with an `overage' of 143 square feet (based on averaging 2,000 square feet where 2,100 square feet is allowed by
Code and 2,243 square feet as proposed),will not produce an undesirable change in the character of the neighborhood
or a detriment to nearby properties. The addition of a full second story, a front entry porch, an attached one-story
garage, and an at-grade waterside patio (not requiring Board relief of any sort) are characteristic of the design of
other homes on Bay Shore Road. Non-conforming front yard setbacks are typical in this neighborhood which is
characterized by small, less then code conforming, narrow lots. Relative to excessive GFA, the increase of 143
square feet over the allowed 2,100 square feet will not be discernable to those passing by on the roadway or from the
Shelter Island Sound.
2. "1'own Law 2+67-b( )(b)(2).. The benefit sought by the applicant cannot be achieved by some method, feasible
for the applicant to pursue, other than an area variance. The existing residence has non-conforming setbacks,
including a single side yard setback of 4.9 feet where the code requires a minimum of 10 feet and a combined side
yard setback of 18.4 feet where the code requires a minimum of 25 feet. By redeveloping the site, the applicant
proposes to make the new dwelling more code-conforming, including complying with side yard setbacks as required.
However, because the applicant proposes to add an attached garage, common to other homes in the immediate area,
the existing front yard setback of 59.8 feet, where a minimum of 35 feet is required by code, is reduced to 25 feet.
In order to add a garage, whether attached or as an accessory structure, some form of relief will be required for this
site. Reduced front yard setbacks for accessory structures are common in the general area. Additionally,the increase
Page 4, October 3,2024
97944, Bradford
SCTM No. 1000-53-6-17
of the GFA by 143 square feet is minimal and while the applicant could comply by reducing the overall square
footage of the dwelling, the amount of relief requested is minimal and not discernable.
3. 'rown Law r267-b(3)(b)( _. The variances granted herein are mathematically substantial, representing 28.6%
relief from the code relative to a reduced front yard setback of 25 feet where a minimum of 35 feet is required and
6.8% relief from the code relative to excessive GFA of 143 square feet where the maximum GFA allowed for this
lot is 2,100 square feet of habitable living space. However, the applicant has redesigned the project to remove
multiple variances, has illustrated by GFA averaging that the excessive habitable space is not detrimental to the
community and that the addition of an attached garage is common to other residences in the immediate community,
as supported by examples of prior relief granted along Bay Shore Road.
4 Town Law tt267-b(3)(b)(4). No evidence has been submitted to suggest that a variance in this residential
community will have an adverse impact on the physical or environmental conditions in the neighborhood. The
applicant must comply with Chapter 236 of the Town's Storm Water Management Code and receive approval from
the Town of Southold Board of Trustees.
5. Town Law 267-1)(3')(b'(( ). The difficulty has self-created. The applicant purchased the parcel after the Zoning
Code was in effect and it is presumed that the applicant had actual or constructive knowledge of the limitations on
the use of the parcel under the Zoning Code in effect prior to or at the time of purchase.
6. Town Law "267-1).. Grant of the requested relief is the minimum action necessary and adequate to enable the
applicant to enjoy the benefit of a new two-story dwelling measuring 24 feet by 63.4 feet with an overall height of
32.5 feet with an attached garage and waterside patio with a front yard setback of 25 feet and a GFA of 2,243 square
feet while preserving and protecting the character of the neighborhood and the health, safety and welfare of the
community.
RESOLUTION OF THE BOARD: In considering all of the above factors and applying the balancing test under New
York Town Law 267-B, motion was offered by Member Planamento, seconded by Member Weisman(Chairperson),
and duly carried, to
GRANT the variances, AS AMENDED and as applied for, and shown on the architectural plans, labeled ZBA-0I
through ZBA-04 prepared by Anthony Portillo, Architect, and dated September 9, 2024.
SUBJECT TO THE FOLLOWING CONDITIONS:
1. The applicant shall receive Town of Southold Board of Trustees approval for the site's redevelopment as
shown on the amended application.
2. The applicant shall install a Suffolk County Board of Health-approved Innovative / Alternative Onsite
Wastewater Treatment System.
This approval shall not be deemed effective until the required conditions have been met.At the discretion of
the Board of Appeals,failure 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.
k
pry i
Page 5, October 3,2024
#7944, Bradford
SCTM No. 1000-53-6-17
IMPORTANT LIMITS ON THE APPROVALS GRANTED HEREIN
Please Real Carefull m
Any deviation from the survey, site plan and/or architectural drawings cited in this decision, or work exceeding
the scope of the relief granted herein, will result in delays and/or a possible denial by the Building Department
of a 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 variance(s)granted herein as shown on the architectural drawings,site plan and/or 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 nonconformities 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.
TIME LIMITS ON THIS APPROVAL: 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 WITH
THE CODE REQUIRED TIME FRAME DESCRIBED HEREIN. Failure to comply in a timely manner
may result in the denial by the Building Department of a Certificate of Occupancy, nullify the approved
variance relief,and require a new variance application with public hearing before the Board of Appeals
Vote of the Board: Ayes: Members Weisman (Chairperson), Dantes, Planamento, and Acampora. (4-0)(Member
Lehnert Absent)
Vl
Leslie Kanes Weisman, Chairperson
Approved for filing /Q/ / /2024
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