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zba 8032 QSJG LLC
RECEIVED 003-�_ TOWN OF SOUTHOLD JUN U 3 2025 BUILDING DEPARTMENT SOUTHOLD,N.Y. ZONING BOARD OF APPEALS NOTICE OF DISAPPROVAL DATE: February 3, 2025 RENEWED: April 28, 2025 TO: Chad Gallant (QJSG Properties LLQ 333 Central Park West, Apt. 106 New York,NY 10025 Please take notice that your application dated February 3, 2025: For permit: to construct an accessory_artist studio structure at: Location of property: 38015 Route 25, Orient,NY County Tax Map No. 1000—Section 15 Block 2 Lot 15.7 Is returned herewith and disapproved on the following grounds: The proposed accessoly structure on this conforming 855,746 s . ft. lot in the R-80 District is not permitted pursuant to Article III. Section 280-1 S which states access buildings and structures shall be located in the required rear yard. The proposed structure is located in the front yard. In addition the proposed artist studio in an accessM structure is not a permitted pursuant to Article III, Section 280-13 (C). Note: The original accessory artist studio structure proposal was approved under ZBA file # 7827, however, the owner has amended the proposal not de minimus in nature resulting in the requirement of a new ZBA review. Authorized Signature Note to Applicant: Any change or deviation to the above referenced application may require further review by the Southold Town Building Department. CC: file, Z.B.A. RECEIVED 003�)_ JUN 0 3 2025 APPLICATION TO THE SOUTHOLD TOWN BOARD OF APPEALS AREA VARIANCE ZONING BOARD OF APPEALS House No. 38015 Street Main Road (Rt.25) Hamlet Orient SCTM 1000 Section: 15 Block: Q2 Lot(s) 15.7 Lot Size; 19.645acreEZone R-80 r/ I(WE)APPEAL THE WRITTEN DETERMINATION OF THE BUILDING INSPECTOR DATED May 9 , 2 Q23 BASED ON SURVEY/SITE PLAN DATED,_ u�ri Owner(s): QJSG Properties LLC Mailing Address: 38015 Main Road, Orient, New York 11957 Telephone: 646-734-3579 Fax: Email: chad@gallant.cc NOTE:In addition to the above,please complete below if application is signed by applicant's attorney,agent, architect,builder,contract vendee,etc,and name of person who agent represents: Name of Representative- Charles R. Cuddy for )Owner( )Other: Address: 445 Griffing Avenue, Riverhead, NY 11901 Telephone: 631-36998200 Fax:631-369-9080 Email: charIescuddy@optonline.net Please check to specify who you wish correspondence to be mailed to,from the above names: ( )Applicant/Owner(s), (K)Authorized Representative, ( ) Other Name/Address below: WHEREBY THE BUILDING INSPECTOR REVIEWED SURVEY/SITE PLAN DATED undated and DENIED AN APPLICATION DATED_ 3/29/23 FOR: ( Building Permit ( ) Certificate of Occupancy ( )Pre-Certificate of Occupancy ( ) Change of Use ( )Permit for As-Built Construction ( )Other: Provision of the Zoning Ordinance Appealed. (Indicate Article,Section,Subsection of Zoning Ordinance by numbers.Do not quote the code.) Article: III - - Section. 280 Subsection. 15 Type of Appeal. An Appeal is made for: ()o A Variance to the Zoning Code or Zoning Map. ( )A Variance due to lack of access required by New York Town Law-Section 280-A. ( )Interpretation of the Town Code,Article Section ( )Request for Reversal or Overturn the Zoning Officer's Denial Other A prior appeal(� has, ( )has not been made at any time with respect to this proper:t , UNDER Appeal No(s). 7371;7827 Year(s). 2/2/20;10/19/23 (Please be sure to research before completing this question or call our office for assistance) Page 2, Area Variance Application RECEIVED Revised 6/2023 L-)c 3 a JUN U 3 2025 REASONS FOR APPEAL (Please be specific,additional sheets may be used with,prgparer'.s signature notarize4PNING BOARD OF APPEALS 1.An undesirable change will not be produced in the CHARACTER of the neighbor or a detriment to nearby properties if granted,because: An accessory structure meeting the code's height requirements and being located in the middle of the 19.6 acre lot will not be a detriment to the neighborhood or change its character. 2.The benefit sought by the applicant CANNOT be achieved by some method feasible for the applicant to pursue, other than an area variance,because: With a waterfront lot the home is near the water and the remainder of the.11ot is where accessory uses may be located. 3.The amount of relief requested is not substantial because: This is an accessory use at a virtually 20 acre parcel where the front yard is the significant area of the parcel. 4.The variance will NOT have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district because: This is an addition to an approved structure and will not impact other residences. 5.Has the alleged difficulty been self created? {g}Yes,or { } No Why: • Are there any Covenants or Restrictions concerning this land? {X}No { }Yes(please furnish a copy) • This is the MINIMUM that is necessary and adequate,and at the same time preserve and protect the character of the neighborhood and the health,safety and welfare of the community. By signing this document,the PROPERTY OWNER understands that 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 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 r�puiuuerrayaq FRAME DESCRIBED HEREIN. V��ANN tryt7 R.:*OTARy%'•y � L . L%%PU BL-N p ature of Applican or Authorized Agent 4 Agent must submit written Authorization from Owner) OF•N�'=' nq+rHmi1snitn (� Sworn to before me this 0 day NI�►RY ANN LYNCH {wry Public,State of New York f ,20 No.OiLY4826838 QualHied In Nassau County Ceditaw Filed in New York County G otary P Oommisaton ExOres May X, Lo " RECEIVED JUN 0 3 2025 Zoning Board of Appeals APPLICANT'S PROJECT DESCRIPTION ZONING BOARD OF APPEALS APPLICANT: OJSG Properties LLC SCTM No. 1000-15-02-15.7 1.For Demolition of Existing Building Areas Please describe areas being removed: N/A II.New Construction Areas(New Dwelling or New Additions/Extensions): Dimensions of first floor extension: Dimensions of new second floor: Dimensions of floor above second level: Height(from existing natural grade): Is basement or lowest floor area being constnicted?If yes,please provide height(above ground)measured from natural existing grade to first floor: M.Proposed Construction Description(Alterations or Structural Changes) (Attach extra sheet if necessary).Please describe building areas: Number of Floors and General Characteristics BEFORE Alterations: Approved artist studio Number of Floors and Changes WITH Alterations: one floor IV.Calculations of building areas and lot coverage,sky plane(From Surveyor,Design Professional): Existing square footage of buildings on your property: 6,361 square feet Proposed increase of building coverage: 256 square feet Square footage of your lot:_ 855,746 square feet Percentage of coverage of your lot by building area(lot coverage) 1 Gross Floor Area(GFA)of single family dwelling including the attached garage and/or habitable detached accessory structure: (Please refer to Chapter 280, Section 280-207 of the Town Code): For Residential lots, is project within the allowable Sky Plane7(Please refer to Chapter 280,Section 280-208 of the Town Code): _ _ V.Purpose of New Construction: to observe activities at site. VI.Please describe the land contours(flat,slope%,heavily wooded,marsh area,etc.)on your land and how it relates to the difficulty in meeting the code requirement(s): Describe on separate page if needed: Land is basically level. Please submit 8 sets of photos,labeled to show different angles of yard areas after staking corners for new construction,and photos of building area to be altered with yard view. Revised 6/2023 QUESTIONNAIRE FOR FILING WITH YOUR ZBA APPLICATION RECEIVED A. Is the subject premises currently listed on the real estate market for sale? SUN U go 3 Yes X No 3 2025 B. Are there any proposals to change or alter land contours? ZONING BOARD OF APPFgL.S X No Yes,please explain on separate sheet. No C. 1.)Are there areas that contain sand or wetland grasses?_ NIA 2.)Are those areas shown on the survey submitted with this application? 3.)Is the property bulk headed between the wetlands area and the upland building area? No 4.)If your property contains wetlands or pond areas,have you contacted the Office of the BOARD OF TRUSTEES for its determination of jurisdiction? No Please confirm status of your inquiry or application with the Board of Trustees: NIA If issued,please attach copies of your permit listing conditions of approval with a copy of the approved survey. D. Is there a depression or sloping elevation near the area of proposed construction at or below five feet above mean sea level? No E. Are there any patios,concrete barriers,bulkheads or fences that exist that are not shown on the survey that you are submitting? No If any of the aforementioned items exist on your property,please show them on a site plan. F. Are there any construction projects currently in process on your property? If yes,please submit a copy of your building permit and survey as approved by the Building Department and please describe scope of work: G. Please attach all pre-cer ificates of occupancy and certificates of occupancy for the subject premises. If none exist,please apply to the Building Department to obtain them or to obtain an Amended Notice of Disapproval. H. Do you or any co-owner also own other land adjoining or close to this parcel? Yes If yes,please label the proximity of your lands on your survey and identify the Suffolk County Tax Nlap No. 1000— I. Please list present use or operations conducted at your property, and/or the proposed use Residential House and Tennis Court J. (examples:existing single family,proposed:same with garage,pool or other) S �? ZS t orized sigr!at e Date FORM NO. 4 8� 3� TOWN OF SOUTHOLD JUN u 3 ion BUILDING DEPARTMENT office of the Building Inspector ZONING BOARD OF APPEALS Town Hall Southold, N.Y. CERTIFICATE OF OCCUPANCY No: Z-33595 Date: 03/16/09 THIS CERTIFIES that the building ALTERATION Location of Property: 37725 MAIN RD _ ORIENT (HOUSE NO. ) (STREET) (HAMLET) County Tax Map No. 473889 Section 15 Block 2 Lot 15.7 Subdivision Filed Map No. Lot No. conforms substantially to the Application for Building Permit heretofore filed in this office dated AUGUST 21. 2007 pursuant to which Building Permit No. 33330-Z dated AUGUST 21, 2007 was issued, and conforms to all of the requirements of the applicable provisions of the law. The occupancy for which this certificate is issued is EXISTING ACCESSORY BUILDING CONVERTED TO ONE FAMILY DWELLING AS APPLIED FOR. The certificate is issued to AMELIA MENDOZA (OWNER) of the aforesaid building. SUFFOLK COUNTY DEPARTMENT OF HEALTH APPROVAL, R10-02-0102 02/02/09 ELECTRICAL CERTIFICATE NO_ 4019305 12/05/08 PLUMBERS CERTIFICATION DATED 01/19/09 MATTITUCK PLUMBING tho 'zed�Signature Rev. 1/81 RECEIVED FORM NO. 3 TOWN OF SOUTHOLD M 3 BUILDING DEPARTMENT Town Hall ZONING BOARD Southold, N.Y. OFgppEq�S BUILDING PERMIT (THIS PERMIT MUST BE KEPT ON THE PREMISES UNTIL FULL COMPLETION OF THE WORK AUTHORIZED) PERMIT NO. 33332 Z Date AUGUST 21, 2007 Permission is hereby granted to: AMELIA MENDOZA PO BOX 36 ORIENT,NY 11957 for CONSTRUCTION OF A TENNIS COURT AS APPLIED FOR at premises located at 37725 MAIN RD ORIENT County Tax Map No. 473889 Section 015 Block 0002 Lot No. pursuant to application dated AUGUST 21, 2007 and approved by the Building Inspector to expire on FEBRUARY 21 9. Fee $ 100 . 00 utho ' zed S 'g ature ORIGINAL Rev_ 5/8/02 TOWN OF SOUTHOLD RECEIVED BUILDING DEPARTMENT TOWN CLERK'S OFFICE jUN 0 3 2025 SOUTHOLD, NY BUILDING PERMIT ZONING BOARD OF APPEALS (THIS PERMIT MUST BE KEPT ON THE PREMISES WITH ONE SET OF APPROVED PLANS AND SPECIFICATIONS UNTIL FULL COMPLETION OF THE WORK AUTHORIZED) Permit#: 44926 Date: 6/26/2020 Permission is hereby granted to: QJSG Properties LLC 333 Central Park W Apt 106 New York, NY 10025 To: install a deer fence 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 6/23/2020 and approved by the Building Inspector. To expire on _ 612612021. Fees: _ DEER FENCE $75.00 Total: $75.00 F' Building Inspector Asa � TOWN OF SOUTHOLD RECEIVED :-'oJA ti BUILDING DEPARTMENT [� TOWN CLERK'S OFFICE ,�(� �3Vo�J o SOUTHOLD, NY 2025 20NING BpARp AP BUILDING PERMIT vF AEaGs (THIS PERMIT MUST BE KEPT ON THE PREMISES WITH ONE SET OF APPROVED PLANS AND SPECIFICATIONS UNTIL FULL COMPLETION OF THE WORK AUTHORIZED) Permit#: 49219 _ Date: 5/9/2023 Permission is hereby granted to: QJSG Pro ernes LLC —_ 333 Central Park W Apt 106 —_ — New York, NY 10025 J To: construct additions and alterations to existing single-family dwelling as applied for. At premises located at: 38015 Route 25, Orient SCTM #473889 — - - Sec/Block/Lot# 15.-2-15.7 Pursuant to application dated 3/29/2023 and approved by the Building Inspector. To expire on _-111712024. Fees: -- SINGLE FAMILY DWELLING-ADDITION OR ALTERATION $1,056.00 CO-ADDITION TO DWELLING $50.00 Tidal: $1,106.00 Building Inspector RECEIVED 7` Ffnt,r �- TOWN OF SOUTHOLD y:o.A o BUILDING DEPARTMENT JUN 0 3 2025 TOWN CLERK'S OFFICE o { SOUTHOLD, NY ZONING BOARD OF APPEALS 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 .11/2112023 and approved by the Building Inspector. To expire on 612712025. Fees: ACCESSORY $203.00 CO-ACCESSORY BUILDING $100.00 Total: $303.00 Building Inspector Town of Southold 6/22/2024 U P.O.Box 1179 53095 Main Rd a�� Southold,New York 11971 RECEIVED r JUN 0 3 2025 CERTIFICATE OF OCCUPANCY ZONING BOARD OF APPEALS No: 45299 Date: 6/22/2024 THIS CERTIFIES that the building ACCESSORY Location of Property: 38015 Route 25,Orient SCTM#: 473889 Sec/Block/Lot: 15.-2-15.7 Subdivision: Filed Map No. Lot No. conforms substantially to the Application for Building Permit heretofore filed in this office dated 1/22/2024 pursuant to which Building Permit No. 50159 dated 12/27/2023 was issued,and conforms to all of the requirements of the applicable provisions of the law. The occupancy for which this certificate is issued is: accessary barn(60x40)as applied for per ZBA#7827._dated 10/19/2023. The certificate is issued to QJSG Properties LLC of the aforesaid building. SUFFOLK COUNTY DEPARTMENT OF HEALTH APPROVAL ELECTRICAL CERTIFICATE NO. 50159 6/10/2024 PLUMBERS CERTIFICATION DATED - U OrizoSignature �4 t, 5pap,. 1, Town of Southold P.O. Box 1179 RECEIVED l� . 53095 Main Rd } °�r� Southold,New York 11971 JUN 0 3 2025 ouHrt!" CERTIFICATE OF OCCUPANCY ZONING BOARD OF APPEALS No: 45700 Date: 10/26/2024 THIS CERTIFIES that the building ACCESSORY Location of Property: 38015 Route 25 Orient.NY 11957 Sec/Block/Lot: 15.-2-15.7 Conforms substantially to the Application for Building Permit heretofore, filed in this office dated: 01/17/2024 Pursuant to which Building Permit No. 50336 and dated:, 02/13/2024 Was issued, and conforms to all of the requirements of the applicable provisions of the law. The occupancy for which this certificate is issued is: "as built" accessory pergola as applied for per ZBA#7827, dated 10/19/2023. The certificate is issued to: QJSG Properties LLC Of the aforesaid building. SUFFOLK COUNTY DEPARTMENT OF HEALTH APPROVAL: ELECTRICAL CERTIFICATE: PLUMBERS CERTIFICATION: J ruthoz Si ature o��art sauryo Town of Southold RECEIVED * P.O. Box 1179 %? � b-3 r ;6� 53095 Main Rd SUN p 3 2025L� Southold,New York 11971 ZONING Rnw�,. „«OF APPEALS CERTIFICATE OF OCCUPANCY No: 45742 Date: 11/09/2024 THIS CERTIFIES that the building ACCESSORY Location of Property: 38015 Route 25 Orient.NY 11957 Sec/Block/Lot: 15.-2-15.7 Conforms substantially to the Application for Building Permit heretofore, filed in this office dated: 01/17/2024 Pursuant to which Building Permit No. 50337 and dated: 02/13/2024 Was issued, and conforms to all of the requirements of the applicable provisions of the law. The occupancy for which this certificate is issued is: "as built" accessory greenhouse as applied for per ZBA#7827, dated 10/19/2023. The certificate is issued to: QJSG Properties LLC _ Of the aforesaid building. SUFFOLK COUNTY DEPARTMENT OF HEALTH APPROVAL: ELECTRICAL CERTIFICATE: 50337 10/22/2024 PLUMBERS CERTIFICATION: r on ed Signature sur�nt, -K TOWN OF SOUTHOLD BUILDING DEPARTMENT RECEIVED TOWN CLERK'S OFFICE SOUTHOLD, NY BUILDING PERMIT 'S ZONING BOARD OF APPEALS (THIS PERMIT MUST BE KEPT ON THE PREMISES WITH ONE SET OF APPROVE❑ PLANS AND SPECIFICATIONS UNTIL FULL COMPLETION OF THE WORK AUTHORIZED) Permit#: 50892 Date: 7/1/2024 _ Permission is hereby granted to: QJSG Pro erbes LLC 333 Central Park W Apt 106 New York, NY 10025 To: Install generator as applied for. At premises located at: 38015 Route 25, Orient SCTM#473889 -- Sec/Block/Lot# 15.-2-15.7 Pursuant to application dated _5/10/2024 and approved by the Building Inspector. To expire on 12/3112025. Fees: ACCESSORY $125.00 ELECTRIC $100.00 CERTIFICATE OF OCCUPANCY $100.00 Total: $325.00 Building Inspector JP TOWN OF SOUTHOLD—BUILDING DEPARTMENT Town Hall Annex 54375 Main Road P.0. Box 1179 Southold,NY 11971-0959 Telephone(631)765-1802 Fax(631) 765-950211I1 s:i!N++w .southoldtoum� •°o-' Date fl-(-d APPLICATION FOR BUILDING PERMIT E 56 5$ For Office Use Only PERMIT N0. Bulldinginspector Applications alidhrms must 6e filled out in their Otlkty.Ineo DepArtrFArd applications will riot be accepted. Where the App llrarit is not the owner;an ' Itt1 of Ownees Authorliation form(page ZI shall he completed. Date:11.17.23 OWNER(S)aF I?ROPIE:RTY: Name:QJSG Properties SCfM#1000-15-02-15.7 Project Address:38015 Route 25 -Orient, NY 11957 RECEIVED I Phone#:646.734.3579 Email:chad@gallant.cc eipr Mailing Address:PO BOX 613 Orient, NY 11957 CONTACT PERSON: ZONING BOARD OF APPA LS Name:Zackery E. Nicholson, RA Mailing Address:1250 Evergreen Drive- Cutchogue, NY 11935 Phone#:631.513.6589 Email:ZENicholson.Arch@gmail.com I _ 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 CONTRAICTOR INFORMATION: Name:Morton Buildings Inc Mailing Address:22355 Cox Ln, Unit#4- Cutchogue, NY 11935 Phone#:631.235.9841 Email:William.Kelly@mortonbuildings.com DEWRI'MCHY OF PROPOSED CONSTRUCTION ONew Strueturg, Additio i ❑A teration ❑Repair ❑Demolition Estimated Cost of Project: i ❑Other. Qi' \ $�- Will the lot be re-graded? ❑Yes®No Will excess fill be removed from premises? ❑Yes ®No 1 BOARD MEMBERS ����SflUTya LW-` Southold Town Hall Leslie Kanes Weisman, Chairperson ►`� �p 53095 Main Road•P.O.Box 1179 Southold,NY 11971-0959 Patricia Acampora Office Locati�: Eric Dantes G �p� Town Annex/First Floor, Robert Lehnert, Jr. �,�L, 54375 Main Road(at Youngs Avenue) Nicholas Planamento 0 + Southold,NY 11971 http://southoldtow-nny.gov ZONING BOARD OF APPEALS TOWN OF SOUTHOLD RECEIVE Tel. (631) 765-1809 November 12,2024 JUN 0 3 2025 Charles Cuddy ZONING BOARD OF APPEALS Attorney at Law P.O. Box 1547 Riverhead,NY 11901 Re: Appeal No. 7827, QJSG Second Request—De Minimus Request 38015 Route 25, Orient SCTM No. 1000-15-2-15.7 Dear Mr. Cuddy; We received your letter of October 29, 2024, as well as the letter from Chad Gallant,dated October 16, 2024,which detailed a second request for a de minimus approval for a design change to the proposed Artist Studio/watch tower. On October 17, 2024, the Board reviewed the request from Zackery Nicholson dated October 21, 2024 and made the determination that they stand by their original decision. At the ZBA Regular Meeting on November 7, 2024,the Board reviewed your letters, discussed your design change request, and have affirmed that they will not vary their original decision. Sint e y� dslieKanes etsman ZBA Chairperson/Department Head cc: Building Department ' REOEIVEL) CHARLES R.CUDDY JUN n ATTORNEY AT LAW 3 2025 445 GRIFFING AVENUE ZONING RIVERHEAD,NEW YORK BOARD OFAPpSAI_S Mailing Addreas: TEL: (631)369-8200 P.O.Box 1547 FAX: (631)369-9080 Riverhead,NY 11901 E-mail: charlescuddy@opton.line.net October 29,2024 18�17 Leslie Kane Weisman, Chairperson Received Zoning Board of Appeals Southold Town OCT 3 0:2024 PO Box 1179 Southold,NY 11971 Zoning Board of Appeals Re: QJSG Properties LLC-38015 Main Rd. Orient,NY 11957 SC i M#1000-15-02-15.7 Dear Ms. Weisman: By the Zoning Board's decision of October 19,2023,the Board granted, inter alia, Chad Gallant's application for a small artist studio at his 20 acre site at Orient Point. With both his sheep and deer roaming this large wooded lot he would like to elevate the artist structure to allow him to also use it as a watch tower to locate the animals wandering the property. Enclosed is a letter request from Mr. Gallant. Please advise if the Board will grant his request without further proceedings. Very truly yours, 0--."l Charles R. Cuddy CRC:dmc Enclosure RECEIVED JUN 0 3 2025 CHAD GALLANT 38015 MAIN ROAD ZONING BOARD OF APPEALS ORIENT, NY 11957 October 16, 2024 Received Charles Cuddy, Esq. OCT 3 0 2024 445 Griffing Avenue Zoning Riverhead NY 11901 k3oara o� Hppd �s Dear Charles, I thought it would be helpful to explain the rationale behind the proposed changes to the artist studio. We've recently discovered that a higher tower would be extremely beneficial for our property management. It would allow us to better observe various aspects of the land, including deer and their negative impact on native vegetation. Additionally, it would improve our ability to manage the adjacent goat paddock by providing a clearer view of underbrush'areas that are nearly inaccessible. Beyond property management advantages, we believe that the higher tower and new design would significantly enhance the artist studio experience. The elevated vantage point would offer a more expansive view of the land's natural beauty, undoubtedly serving as a greater source of artistic inspiration. Please don't hesitate to contact me if you have any questions regarding these proposed changes. With best wishes, Chad BOARD MEMBERSVjf Sd[lj�� Southold Town Hall Leslie Kanes Weisman, Chairperson 53095 Main Road-P.O.Box 1179 Patricia.A.campora Southold,NY 11971-0959 Eric Dantes JAC Office Location: t �p� Town Annex/First Floor, Robert Lehnert,Jr. � 54375 Main Road(at Youngs Avenue) Nicholas Planamento �o� � Southold,NY 11971 http://s o utho ldtownny.gov ZONING BOARD OF APPEALS TOWN OF SOUTHOLD RECEIVED Tel. (631) 765-1809 � �JUN � October 21, 2024 0 3 2025 Zackery Nicholson ZONING BOARD OF ZEN Design APPEALS 1250 Evergreen Drive Cutchogue,NY 11935 Re: Appeal No. 7827, QJSG 38015 Route 25, Orient SCTM No. 1000-15-2-15.7 Dear Mr. Nicholson; We received your letter of October 10, 2024, requesting an approval of a design change to the proposed Artist Studio that was previously approved by the Zoning Board of Appeals on October 19,2023 in file no.7827. At the ZBA Special Meeting on October 17, 2024, the Board reviewed your request to raise the artist studio from 17 feet to 22 feet, our records, and our 2023 decision to grant variances for multiple structures located in the front yard where the code limits placement of such structures to the rear yard. The Board has determined that by raising the non-conforming structure an additional five feet, it may create additional non-conformity to the proposed artist studio, and they stand by their original decision. If you wish to proceed,you will be required to return to the Building Department to obtain a new Notice of Disapproval, and then apply to the ZBA with a new application and the proposed new design to the proposed artist studio. Sincerely ie s elsman BA Chairperson/Department Head cc: Building Department ���eiVed Z - _ � ZEN DESIGN OCT 1.5 2024 ZACKERY E. NICHOLSON Zoning Board of ApPeal9 cow- 1250 EVERGREEN DRIVE CUTCHOGUE NY 11935 631.513.6589 RE: ZBA Appeal I&W October 10th, 2024 QJSG Properties RECEIVED Orient, NY 11957 SCTM No. 1000-15-2-15.7 3�- JUN 0 3 2025 To the Zoning Board of Appeals, ZONING BOARD OF APPEALS After review by the building department, it has become apparent that our proposed Artist Studio as previously presented to the board does not meet several criteria for an occupiable space. This includes guard rail and egress stairs which we have changed in our new proposed design. In addition to changing the guard rail and staircase details we also wish to increase the height of our structure to the maximum allowable 22'. Attached along with this letter please find copies of the proposed Artist Studio for your review. Thank you for your time and consideration. Sincerely, Zackery E. Nicholson, RA � �F-n AR[' G S0 z .i•qr 04442" y0 BOARD MEMBERS ��q S��Tyo Southold Town Hall Leslie Kanes Weisman,Chairperson 53095 Main Road-P.O.Box 1179 Southold,NY 11971-0959 Patricia Acampora = = Office Location: Eric Dantes Town Annex/First Floor, Robert Lehnert,Jr. O 54375 Main Road(at Youngs Avenue) Nicholas Planamento � ou , Southold,NY 11971 http://southoldtownny.gov RECEIVED ZONING BOARD OF APPEALS IL VUL s,on TM TOWN OF SOUTHOLD F E 8 2020 Tel.(631)765-1809-Fax(631)765-9064 (�■ Southold Town Clerk FINDINGS, DELIBERATIONS AND DETERMINATIONRECEIVED MEETING OF FEBRUARY 20, 2020 ZBA FILE: 7371 JUN 0 3 � � �025 NAME OF APPLICANT: QJSG Properties,LLC PROPERTY LOCATION: 38015 Main Road, Orient SCTM _LLoo00-15-2-15.7 4bk?NG BOARD OF SEORA DETERMINATION: 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. 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 November 15, 2019 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: 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. PROPERTY FACTS/DESCRIPTION: The subject property, measuring 19.645 acmes has access to NYS Route 25 with 337.42 feet in length flagpole having a width of approximately 50 feet, and runs along the easterly portion of the property. A member of the LLC also owns the neighboring parcel to the north known as 1000-15-2-15.8, and also requires relief from the ZBA for a deer fence in the front yard. Collectively,the two parcels located in the R- 80 Zoning District measure 26.5 acres of land lying between the Main Road and Long Island Sound. The property, measures 99.92 feet fronting the Main Road (S.R. 25) along the southerly property line, measures approximately 2,050.00 feet along the easterly property line, measures 543.29 along the northerly property line and 1,763.16 feet along the westerly property line, then 208.56 feet along the southerly property line where it then meets the aforementioned flagpole. The property is improved with a one and one half-story frame house with porch and a tennis court, all shown on survey prepared by Nathan Taft Corwin III,L.S. last revised September 16,2019. BASIS OF APPLICATION: Request for a Variance from Article XXII, Section 280-105C(3) and the Building Inspector's October 18, 2019 Notice of Disapproval based on an application for a permit to construct a deer fence at, 1) more than the code permitted maximum four (4) feet in height when located in the front yard, located at 38015 NYS Route 25, Orient,NY. SCTM#1000-15-2-15.7. RELIEF REQUESTED: The applicant requests a variance to construct a deer fence 8 feet in height in the front yard of the property, where only a 4-foot-high fence is allowed in a front yard. RECEIVED,-.. Page 2,February 20,2020 J U N 0 3 2025 #7371,QJSG SCTM No. 1000-15-2-15.7 ZONING BOARD OF APPEALS ADDITIONAL INFORMATION: The applicants for this variance and for variance ZBA #7369 (Becker) are related owners of adjacent parcels which are collectively 26.5 acres of land laying between the Main Road and Long Island Sound, both accessed by a long private flag from Main Road. The applicant's agent testified as to the need for the deer fencing and the unique ownership of the adjoining properties. FINDINGS OF FACT/REASONS FOR BOARD ACTION: The Zoning Board of Appeals held a public hearing on this application on February 6,2020 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. Town Law §,267-b(3)(b)(1). Grant of the variance will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. The southern face of the proposed deer fence will not be seen from the main road because it is approximately 1,450 feet set back from that road frontage. To the west the fence runs behind the rear yards of several homes in a wooded area. A significant portion of the fencing on the east side of the property runs along the driveway of the property and will have no impact on the wooded property to the east. 2. Town Law 4267-b(3)(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 proposed fence,which is non-conforming in height in a front yard on a residential lot, is the only possible way to attempt to control deer intrusion unto the property. 3. Town Law_§267-b(3)(b)(3). The variance granted herein is mathematically substantial, representing 100% relief from the code. However,the location of the proposed accessory fencing in the front yard is a far greater front yard setback from the road than the setback required for a principal dwelling and, at a distance of 1,450 feet from the road,will not be seen fi-om either the road or adjacent properties. 4. Town Law 267-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. 5. Town Law_§267-b(3)(b)(5). The difficulty has been 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-b. Grant of the requested relief is the minimum action necessary and adequate to enable the applicant to enjoy the benefit of a deer fence 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 Lehnert, seconded by Member Planamento, and duly carried,to GRANT the variance as applied for, and shown on the survey by Nathan Taft Corwin, Land Surveyor, and last revised September 19,2019. Page 3,February 20,2020 RECEIVED 97371,QJSG JUN 0 3 2025 SCTM No. 1000-15-2-15.7 ZONING BOARD OF APPEALS Any deviation from the survey, site plan and/or architectural drawings cited in this decision will result in delays and/or apossible denial by the Building Department of a buildingpermit 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, or demolitions, 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./eatures as are expressly addressed in this action. In the event that this is an approval subject to conditions, the approval shall not be deemed effective until such time that the foregoing conditions are met; and failure to comply therewith will render this approval null and void. 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. 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. Vote of the Board: Ayes: Members Weisman(Chairperson), Dantes, Planamento and Lehnert(4-0)(Member Acampora Absent) ALaluuw�� ieKaneseisman, Chairperson Approved for filing A /,�O /2020 BOARD MEMBERS Southold Town Hall *�� SO 53095 Main Road•P.O.Box 1179 Leslie Kanes Weisman, Chairperson �� �� Southold,NY 11971-0959 Patricia Acampora Office Location: Eric Dantes Town Annex/First Floor Robert Lehnert, Jr. �C'x 54375 Main Road(at Youngs Avenue) Nicholas Planamento Q r +�O�llll� sou' =�` i b http:Hsou tholdtownny.gov 0 CT 2 3 2023 ZONING BOARD OF APPEALS TOWN OF SOUTHOLD PL4 Tel. (631)765-1809 Southold Town Clerk FINDINGS,DELIBERATIONS,AND DETERMINATION MEETING OF OCTOBER 19,2023 RECEIVED ZBA FILE: #7827 ��� NAME OF APPLICANT: QJSG Properties, LLC JUN 03 2025 PROPERTY LOCATION: 38015 NYS Route 25, Orient,NY SCTM: 1000-15-p2��-15.7 SE RA DETERMINATION: The Zoning Board of Appeals has visited the property underzd%%9rR9r 9R RFsAPPEALS application and deteLmincs that this review falls under the Type 1I category of the State's List of Actions, without further steps under SEQRA. SUFFOLK COLIIv N 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 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. LWRP D TERMINATION: The relief, permit, or interpretation requested in this application is listed tinder the Minor Actions exempt list and is not subject to review under Chapter 268. PROPERTY FACTS/DESCRIPTION: 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 APPLICATION: Request for Variances from Article III, Section 280-13C; Article 1II, Section 280-15; Article XXIT, Section 280-1051)(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, a goat barn,an accessory artist studio structure,barn,and two(2)hoop 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 front yard or primary front yard; located at: 38015 NYS Route 25, Orient,NY. SCTM No. 1000-15-2-15.7. RELIEF REOUESTED: The applicant requests multiple variances to legalize several "as-built" accessory structures, including a pergola(14 feet by 22 feet),a greenhouse(14 feet by 19.6 feet), and two(2)sheds(combined Page 2,October 19,2023 RECEIVED 97827,QJSG Properties SCTM No./1000-15-2-15.7 JUN 0 3 2D25 size, 3.9 feet by 13.6 feet) located in a front yard where such improvements are li Ihtg VAAffAWR�EAftr locations; the applicant seeks a variance to construct a deer fence eight(8)feet in height in a front yard location,w (4) foot high fence is allowed; the applicant seeks variances for the proposed construction of several accessory structures, including a potting shed (8 feet by 12 feet), a chicken run (30 feet by 100 feet) with coop (10 feet by 20 feet), a goat barn(12 feet by 16 feet),two(2)hoop houses (each 20 feet by 50 feet), a barn (40 feet by 60 feet with a height of 20.11 feet), and an elevated art studio/viewing platform (16 feet by 16 feet with a height of 17.4 feet) located in a front yard where the Code limits the placement of such structures to a rear yard location;and finally,the applicant seeks a variance for the use of the art studio,which is not permitted per the Town of Southold code. ADDITIONAL INFORMATION: The applicant is the owner of the large, seven (7) acre, waterfront estate immediately to the-north for the subject property, known as SCTM: 1000-15-2-15.8 and while an independent property it is characteristically aligned to the agriculturally used subject parcel. Presently,the applicant proposes to live in the house on the subject parcel that has an open building permit for renovations and expansion; the residence to the north will be renovated and occupied at a later date by the applicant's adult son. The applicant provided architectural plans for the accessory structures unsigned and unstamped, labeled A-1 through A-4 and dated July 18, 2023 and manufacturer specs for the hoop houses from Hoklartherm dated September 2016. Improvements on the parcel are covered by the following Certificate of Occupancy: #Z-33595 dated March 16,2009 covering the conversion of an existing accessory structure to a residence. #Z-33594 dated March 16,2009 covering an accessory tennis court #Z-44926 dated June 26,2020 covering a deer fence in a front yard location per ZBA approval An open building permit, file #49219, was issued May 9, 2023 for additions and alterations to an existing single- family dwelling'. The residential structure is located at the northern end of the subject parcel with the majority of land(presently used for agricultural purposes) located to the south; little or no room exists in the compliant rear yard of the residence to place the necessary agricultural accessory structures (both "as-built" and proposed) in a compliant location. The parcel is bisected by wetlands which are presently unfenced to the west. At the hearing the applicant's attorney explained that, although the Notice of Disapproval stated that the proposed deer fencing was not permitted in a front yard,the applicant proposes to place deer fencing around the wetlands area located in the existing front yard and would only be tying it into the existing deer fence permitted under prior Board relief. The applicant is the beneficiary of prior Board relief under file #7371 dated February 20, 2020 granting relief to allow a deer fence in a front yard location,along the perimeter of the property. Development rights on the entire parcel are intact. The applicant offered testimony that the farm operation and use of the site agriculturally is accessory to the residential use and that they are presently not classified as a bona fide farm operation. The produce grown and agricultural products are for the owner's own consumption and are not sold at a permitted roadside farmstand. The applicant's agent offered testimony that the art studio (in practice an enclosed viewing platform) is for the use of the property owner,that no public events will be held and thatthe structure will not contain plumbing or a bathroom nor will it be conditioned and will have limited/basic electric service. An immediate neighbor wrote a letter of concern prior to the public hearing; during the public hearing the `farm manager' spoke in favor of this application reminding the Board of the property size and remote location with RECEIVED JUN 0 3 2025 Page 3,October 19,2023 0c)3-,:;L- #7827,QJSG Properties SCTM No. 1000-15-2-15.7 ZONING BOARD OF APPEAL 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. FINDINGS OF FACT/REASONS FOR BOARD ACTI N: 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. Town Law 267-b(3)(b)(1). Grant of the requested variances will not produce an undesirable change in the character of the 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 far, 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 studiolviewing platform,while not a permitted 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. Town Law 267-b 3 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 proposed deer fence,which is non-conforming in height in a front yard on a residential lot, is the only possible way to attempt to control deer intrusion on this agriculturally used property. Furthermore,the applicant cannot locate the agricultural accessory structures in a compliant real-yard location as a result of the original location of the residential structure. While the applicant can create a conforming `art studio' space within their residence,the structure, as proposed is modest in size and raised over the agricultural property to allow the resident a view of the farm operation and various planting beds and garden areas. 3. Town Law 267-12 3 b . 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 from 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 on site and that all appears well tended to and taken care of. 4. Town Law $267-b(3)(_bJ(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. 5. Town Law 267-b 3 b S . The difficulty has been 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. 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, the applicant is limited in their ability to use the full 19 acres lying to the south of the aforementioned improvements without Board relief. RECEIVED Page 4,October 19,2023 #7827,QJSG Properties SCTM No. 1000-15-2-15.7 JUN 0 3 2025 6. Town Law 267-b, Grant of the requested relief is the minimum action neecel W F1eAe §� , q s���R�21 � le the applicant to enjoy the benefit of several "as-built" accessory structures, including a pergola(14 feet by 22 feet), a greenhouse(14 feet by 19.6 feet), and two(2)sheds(combined size, 3.9 feet by 13.6 feet)and the construction of a deer fence eight(8)feet in height in a front yard location(along the perimeter of wetlands at the center of the parcel, and the construction of several accessory structures: a potting shed(8 feet by 12 feet),a chicken run(30 feet by 100 feet)with coop(10 feet by 20 feet), a goat barn(12 feet by 16 feet),two(2)hoop houses(each 20 feet by 50 feet),a barn (40 feet by 60 feet with a height of 20.11 feet), and an elevated art studio/viewing platform (16 feet by 16 feet with a height of 17.4 feet)ALL located in a front yard where the Code limits the placement of such structures to a rear yard location 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 267-13, motion was offered by Member Planamento,seconded by Member&land duly carried,to GRANT the variances as applied for and shown on a Building Permit Survey prepared by Howard W. Young,L.S., last revised July 26,2023;and Architectural Plans for the pergola and the 13.6 ft. by 3.8 ft. shed,labeled A-3 and A-4, prepared by John J. Condon, dated August 17, 2023; and unsigned and unstamped Architectural Plans of the 40 ft. by 60 ft. barn,potting shed, goat barn, chicken coup and artist studio,labeled A-1 and A-2 and, dated July 18, 2023 and manufacturer specs for the hoop houses from Hoklartherm, dated September 2016. SUBJECT TO THE FOLLOWING CONDITIONS: 1. The applicant must apply to the Building Department for a building permit for all the "as built" improvements located in the non-conforming front yard (a 14 ft.x19.6 ft. greenhouse,a 13.6 ft. x 3.8 ft. frame shed, and a 14.lft.x 21.1 ft.pergola)within 90 days of the date of this decision and submit same to the Office of the Zoning Board of Appeals,or submit a written request for an extension to the Board of Appeals setting forth the reason(s)why the applicant was unable to obtain a building permit in the time allotted. 2. The applicant must obtain a Certificate of Occupancy from the Building Department for the "as built" improvement(s)and submit same to the Office of the Zoning Board of Appeals within 12 months of this decision or submit a written request for an extension to the Board of Appeals setting forth the reason(s) why the applicant was unable to obtain a Certificate of occupancy in the time allotted. 3. The"as built" improvement(s)may not be used until a Certificate of Occupancy has been obtained. 4. The art studio/viewing platform is not to be conditioned in anyway;plumbing shall be limited to a utility sink only(no half or full bathroom shall be permitted);and basic electricity shall be allowed. 5. In addition,the Board determines the following elements/conditions led to the determination that the artist use is customary and incidental to the principal use, and therefore shall apply: a) Such use is incidental to the principal residential use on the premises. b) The artist's studio/workshop in an accessory structure is not rented to or used by anyone other than the property owner of the principal dwelling. If property owner applies for a rental permit for the subject dwelling,or sells/transfers the property,art studio use shall be extinguished. c) No individual or group instructions,classes or demonstrations related to the production/fabrication of crafts/art works in the studio/workshop may take place on the property. d) The property owner may not employ or engage unpaid assistance by any other persons(s)in relation to the production/fabrication of art/crafts in the accessory structure, e) There is no exterior effect at the property line such as noise,traffic, odor, dust,smoke,gas,fumes or radiation. f) No display of products/art work/crafts etc. is visible to the street. RECEIVED be '- Page 5,October 19,2023 JUN 0 3 2025 #7827,QJSG Properties SCTM No. 1000-15-2-15.7 ZONING BOARD OF APPEALS 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 permitted 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 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. IMPORTANT LIMITS ON THE APPROVALS GRANTED HEREIN Please Read Carefully 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 variances)granted herein as shown wt 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 nonconformides under the toning 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 featstres 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 RE UIRED TIME FRAME DESCRIBED HEREIN. Failure to comply in a timely manner may result in the denial by RECEIVED � 39� Page 6,October 19,2023 JUN 0 3 2025 #7927,QJSG Properties SCTM No. I000-15-2-15.7 ZONING BOARD OF APPEALS 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 Planamento, Lehnert, Acampora, Dantes, Weisman. This Resolution was duly adopted(5-0). - LesTie Kanes Weisman, Chairperson Approved for filing "/2023 RECEIVED 60 AGRICULTURAL DATA STATEMENT JUN 0 3 2025 ZONING BOARD OF APPEALS TOWN OF SOUTHOLD ZONING BOARD OF APPEALS WHEN TO USE THIS FORM:This form must be completed by the applicant for any special use permit,site plan approval, use variance,area variance or subdivision approval on property within an agricultural district OR within 500 feet of a farm operation located in an agricultural district All applications requiring an agricultural data statement must be referred to the Suffolk County Department of Planning in accordance with Section 239m and 239n of the General Municipal Law. 1. NameofApplicant QJSG Pto ertissvLLC 2. , Address of Applicant: 38015 Main Road, Orient, New York:4 11957 3. Name of Land Owner(if other than Applicant): 4. Address of Land Owner: 5. Description of Proposed Project: raised artist studio 6. Location of Property:(Road and Tax map Number) 38015 Main Road Orient NY SCTM NO. 1000-15-02-15.7 7. Is the parcel within 500 feet of a farm operation? {1}Yes { )No 8. Is this parcel actively farmed? { }Yes {x}No 9. Name and addresses of any owner(s)of land within the agricultural district containing active farm operations. Suffolk County Tax Lot numbers will be provided to you by the Zoning Board Staff,it is your responsibility to obtain the current names and mailing addresses from the Town Assessor's Office(765-1937)or from the Real Property Tax Office located in Riverhead. NAME and ADDRESS 1. Cber leTortoriello PO Box 501 Orient NY 11957 SCTM No. 1.000-20-1-3.9 2. 3. 4. 5. 6. (Please use the back of this page if there are additional property owners) rote.t,,re ofAppicant Date 1.The local Board will solicit comments from the owners of land identified above in order to consider the effect of the proposed action on their farm operation. Solicitations will be made by supplying a copy of this statement. 2.Comments returned to the local Board will be taken into consideration as part as the overall review of this application. 3. Copies of the completed Agricultural Data Statement shall be sent by applicant to the property owners identified above. The cost for mailing shall be paid by the Applicant at the time the application is submitted for review. RECEIVED -� JUN U 3 2025 ZONING BOARD OF APPEALS ARTICLES OF ORGANIZATION "M I OF QJSG PROPERTIES, LLC Under Section 203 of the Limited Liability Company Law RECEIVE JUL 112023 FIRST: The name of the limited liability company is: QJSG PROPERTIES,LLC Zoning Board of Appeals SECOND: The county,within this state,in which the office of the limited liability company is to be located is SUFFOLK, THIRD: The Secretary_of State is designated as agent of the limited liability company upon whom process against it may be served. The address within or without this state to which the Secretary of State shall mail a copy of any process against the limited liability company served upon him or her is: THE LIMITED LIABILITY COMPANY 38015 Main Road Orient,NY 11957 I certify that I have read the above statements, I am authorized to sign these Articles of Organization, that the above statements are true and correct to the best of my knowledge and belief and that my signature typed below constitutes my signature. Imole Ogowewo,Organizer (signature) Imole Ogowewo ,ORGANIZER Filed by: Saee Muzumdar 131 Petry St.Apt. 3B New York,NY 10014 CORPORATION SERVICE COMPANY (45) DRAWDOWN CUSTOMER REF# 503978ADG FILED WITH THE NYS DEPARTMENT OF STATE ON: 11/27/2018 FILE NUMBER: 181127010338; DOS ID: 5449317 DOS-1239-f-11(Rev 02/12) Page 1 of 1 RECEIVED r' 3c JUN 0 3 2025 ZONING BOARD OF APPEALS RECEIVED LIMITED LIABILITY COMPANY AGREEMENT OCT 3 0 2019 1 OF Zoning Board Of Appeals QJSG PROPERTIES,LLC This Limited Liability Company Agreement(this""Agreement" of QJSED Properties,LLC(the•"Company")is entered into by Barbara Lynn Bee r and J2�01n f NV Gallant,as the members(each a"Member"and collectively,the"Mews "). J PPeals The Members have formed a limited liability company pursuant t ;RTW�' with the New York Limited Liability Company Law,as amended from ti a to ' c , and hereby agree as follows: 1. Name_. The name of the limited liability company formed hereby is QJSG Properties,LLC. 2. Filing of Articles. Imole Ogowewo,as an organizer within the meaning of the Act,has executed,delivered and filed the articles of organization(and shall file any amendments and/or restatements thereon required or permitted to be filed with the Secretary of State of the State of New York. The Members are authorized to execute,deliver and file any other certificates,notices or documents(and any amendments and/or restatements thereof)necessary for the Company to qualify to do.business in any jurisdiction in which the Company may wish to conduct business. 3. Purgoses. The Company is formed for the object and purpose of and the nature of the business to be conducted and promoted by the Company is,engaging in any lawful act or activity for which limited liability companies may be formed under the Act. 4. Powers. In furtherance of its purposes,but subject to all of the provisions of this Agreement,the Company shall have and may exercise all the powers now or hereafter conferred by New York law on limited liability companies formed under the Act and all powers necessary, convenient or incidental to accomplish its purposes as set forth in Section 3. 5. Principal Business Office. The principal business office of the Company shall be located at 38015 Main Road.Orient.NY 11957,or at such other location as may hereafter be determined by the Members. 6. Registered Agent. The Secretary of State of the State of New York is designated as agent of the Company upon whom process against it may be served. In addition,the name and address of the registered agent of the Company upon whom process against it may be served is 38015 Main Road,Orient.NY 11957. 7. Members. The name and the mailing addresses of the Members are as follows: 103076 49.1 RECEIVED r_ -7201 \y J; JUN 0 3 2025 7 RECEIVED ZONING BOARD OF APPEALS �'l r 0 2019 Name Address Board DfAppeals Barbara Lynn Becker 38015 Main Road,Orient,NY l]9 Jonathan Chad Gallant 38015 Main Road,Orient,NY 11957 8. Limited Liability. Except as otherwise provided by the Act,no Me ber s liable for any debts,obligations or liabilities of the Company,whether arising in t ,contrRRGEIVED otherwise,solely by reason of being a member of the Company or acting(or omi ng to act)in such,capacity or participating in the conduct of the business of the Company. JUL I 1 2023 9. .Capital Contributions. Each Member is deemed admitted as a me *fi��� Company upon its exebution and delivery of this Agreement. Each Member ag ontrii u °f appeals its services to the operation of the Company,and no other cash or property,to the Company. 1 10. Additional Contributions. No Member is required to make any additional capital contribution to the Company, However,each Member may voluntarily make additional capital contributions to the Company at any time. To the extent that any Member makes an additional capital contribution to the Company,the Members shall revise the membership interests percentages in Schedule I hereto to the extent required. 1 I. Percentage Interest. Each Member's interest in the Company shall be expressed as a percentage equal as set forth in Schedule I hereto,as it may be amended by the Members(as to any Member,its"Percentage Interest"). 12. Allocation of Profits and Losses. The Company's profits and losses shall be allocated in proportion to the Percentage Interests of the Members. 13. Distributions. Distributions shall be made to the Members at the times and in the_ aggregate amounts determined by the Members. Notwithstanding any provision to the contrary contained in this Agreement,the Company shall not make a distribution to the Members on account of its interest in the Company if such distribution would violate the Act or other applicable law. 14. Man a oinent. In accordance with Section 401 of the Act,management of the Company shall be vested in the Members. The Members shall have the power to do any and all acts necessary,convenient or incidental to or for the furtherance of the purposes of the Company described herein, including all powers,statutory or otherwise,possessed by members of a limited liability company under the laws of the State of New York. Notwithstanding any other provision ofthis Agreement,each Members is authorized to execute and deliver any document on behalf of the Company without any vote or consent of any other person. Each Member has the authority to bind the Company. 15. Exculpation and Indeinnitication. (a) No Member shall be liable to the Company or any other person or entity who is a party to or is otherwise bound by this Agreement for any damages for breach of duty in its capacity as Manager of the Company,except in the case that a judgment or other final 2 f RECEIVED JUN 0 3 2025 RECEIVED ZONING BOARD OF APPEALS OCT 3 0 2019 adjudication adverse to such Member establishes that such Member's acts or omiss ons were in bad faith or involved intentional misconduct or a knowing violation of law or that t e Member personally gained in Fact a financial profit or other advantage to which he or she w -,iS'fif yid 41 d Of Appeals entitled or that with respect to a distribution to Members his or her acts were not performed in accordance with the Act. a (b) To the fullest extent permitted by applicable law,the Compan shall R�ECindemnify andhold harmless,and advance expenses to,the Members from and agai t any and,,all claims and demands whatsoever;provided,however,that no indemnification ina ' e naad�or on behalf of a Member if ajudgment or other final adjudication adverse to such tuberestablishes(i)that such Member's acts were committed in bad faith or were the resui of pjj vj§@Sfd of A and deliberate dishone-sty'and were material to the cause of action so adjudicated or( ' at-su Member personally gained in fact a financial profit or other advantage to which he or she was not legally entitled. 16. Assignments. The Members may at any time assign in whole or in part its limited liability company interest in the Company with the consent of both Members. If either Member transfers any of its interest in the Company pursuant to this Section,the transferee shall be admitted to the Company upon its execution of an instrument signifying its agreement to be bound by the terns and conditions of this Agreement. If a Member transfers all of its interest in the Company,such admission shall be deemed effective immediately prior to the transfer,and, immediately following such admission,the transferor Member shall cease to be a member of the Company. 17. Withdrawal. The Members may at any time rtdthdraw from the Company with the consent of both Members. If either Member withdraws pursuant to this Section,an additional member or members may be admitted to the Company'with the consent of the remaining Member upon its execution of an instrument signifying its agreement to be bound by the terms and conditions of this Agreement 18. Admission of Additional Members. One or more additional members of the Company may be admitted to the Company with the written consent of the Members and upon such terms(including with respect to participation in the management,profits.losses and distributions of the Company,)as may be determined by the Members and the additional persons or entities to be admitted. 19. Dissolution. (a) The Company shall dissol'Ve and its affairs shall be wound up upon the first to occur of. (i)the written consent of the Members,(ii)any time there are no members of the Company,unless the Company is continued in accordance with the Act,or(iii)the entry of a decree of judicial dissolution under Section 702 of the Act. (b) In the event of dissolution,the Company shall conduct only such activities as are necessary to wind up its affairs(including the sale of the assets of the Company in an orderly manner),and the assets or proceeds from the sale of the assets of the Company shall be distributed in the manner,and in the order of priority,set forth in Section 704 of the Act. 3 RECE VED JUN 03 2026 --7�o RECEIVED ZONING BOARD OF APPEALS 20. Benefits of AgLeAgLgnt;No Th'srd-Party Rights. The provisions o this I e�,pr�t,0�9 are intended solely to benefit the Members and,to the fullest extent permitted b applt le ,L shall not be construed as conferring any benefit upon any creditor of the Comp y(and no such creditor shall be a third-party beneficiary of thus Agreement),and the Members filhhaye3a wd Of Appeals duty or obligation to any creditor of the Company to make any contributions or payniea s e Company. 21. Severability.of Provisions. Each provision of this Agreement shall be considered severable and-if for any reason any provision or provisions herein arc determined 01 , unenforceable or illegal under.any existing or future law,such invalidity,unenfor eability RECEIVED illegality shall not impair the operation of or affect those portions of this Agreem t which are valid,enfore'eable'and legal.. JUL 112023 22. Entire_Agreement. This Agreement constitutes the entire a€;reem WdiftBoard of Member with respect to the subject matter hereof. ' �Y� 23. Governing_Law. This Agreement shall be governed by,and construed under,the laws of the State of New York(without regard to conflict of laws principles),all rights and remedies being governed by said laws. 24. Amendments. This Agreement may not be modified,altered,supplemented or amended except pursuant to a written agreement executed and delivered by all Members. [The remainder of this page is intentionally left blank.] 4 RECEIVED _\ JUN 0 3 2025 ZONING BOARD OF APPEALS EBd IN WITNESS WHEREOF,the undersigned, nte€s; ing to be legally bound duly executed this Agreement as of the day of. 2018. peals BABA LYNi�i B CICER / RECEIVED L 1792 oil Zoning Board of AppeSIS JONATHAN CHAD GALLANT J• i • SIGNATURE PAGE TO LIMIT EU LIAIIII.ITY COMPANY AGREEMENT RECEIVED JUN 0 3 2025 SCHEDULE- 1 ZONING BOARD OF APPEALS Name Membership Inte est RECEIVED Barbara Lynn Becker 50% OCT 3 0 2019 Jonathan Chad Gallant 50% Zoning Board OF Appeals RECEIVED JUL 1 1� 2023 Zoning Board of Appeals Schedule I RECEIVED 3 2 JUN 0 025 RECEIVED ZONING BOARD OF APPEALS OCT 3 0 20,9 New York State Department of State Division of Corporations Zoning Board Of Appeals Please print this email for your records. Thank you for submitting your Articles of Organization through the Department of 5 e's On1&gffAjED System.The Articles of Organization have been filed by the Department of State. JUL 112023 We have attached the official filing receipt and any related document(s)for the follow g domestic limited liability company: Zoning Board of Appeals DOS ID: 5449317 , Business Name:QJSG PROPERTIES,LLC County: SUFFOLK Filing Date: 11/27/2018 Biennial Statement Due: 11/27/2020 Email Address: nycorponline@cscinfo.eom Next Steps: 1.Retain this email and attachment(s)for your records.The Department of State does not mail additional hard copies of the filing receipt or related attachment(s).Additionally,the'Department of State does not issue duplicate filing receipts and will not resend this email. 2. Information regarding publication requirements related to limited liability company formation is available on the Department of State's_website. 3.Limited liability companies are required to file a Biennial Statement with the Department of State every two years pursuant to Limited Liability Company Law§ 301.Limited liability companies that wish to receive an email notice when their Biennial Statement is due must provide an email address at the Department of State's Email Address Submission/Update Service. Resources i Instructions for f iin Certificates of Cartection Certificates of Arneiidment and other documents with the Department of State �,,� Contact Information RECEIVED Department of State:Email the Division of Corporations at corporations@dos.ny.go . OCT 3 0 201,9 Zoning Board Of Appeals RECEIVED ECEIVED JUL 112023 JUN 0 3 2025 zonfi9 L►d� Board of Appeals ZONING BOARD OF APPEALS z l � N.Y.S. DEPARTMENT OF STATE DIVI8ION OF CORPORATIONS AND STATE RECORDS ALBANY, NY•12231-0001 ONLINE FILING RECEIPT ENTITY NAME: QJSG PROPERTIES, LLC DOCUMENT TYPE: ARTICLES OF ORGANIZATION (DOM. LLC) COUNTY: SUFF --------------------------------------------------------------- �_ ------=-__ FILED 11/27/2018 DURATION:********** CASH#:181127010338 FILE#:181127010338 DOS ID:5449317 FILER: EXIST T --_-_ ----- -- RECEIVED SAES MUZUMDAR 11/27/ 018 131 PERRY ST. APT. 3B NEW YORK, NY 10014 OCT 3 0 2019 ADDRESS FOR PROCESS: -•------------------- Zoning Board Of Appeals THE LIMITED LIABILITY COMPANY RECEIVF3 38015 MAIN ROAD ORIENT, NY 11957 JUN 03` `�'3a REGISTERED AGENT: 2025 ------------------ RECEIVE ZONING BOARD OF APPEALS JUL 112023 Of NEW Zoning Board of Appeals ■ r � • � r 0 f• The limited liability company is required to file a Biennial Statement with the Department of State every two years pursuant to Limited Liability Company Law Section 301. Notification that the Biennial Statement is due will only be made via email. Please go to www.email.ebiennial.dos.ny.gov to provide an email address to receive an email notification when the Biennial Statement is due. SERVICE COMPANY: CORPORATION SERVICE COMPANY-45 SERVICE CODE: 45 FEE: 210.00 PAYMENTS 210.00 ~ ~FILING: 200.00 CHARGE 0.00 TAX: 0.00 DRAWDOWN 210.00 PLAIN COPY: 0.00 CERT COPY: 10. 00 CERT OF EXIST: 0.00 50397BADG DOS-1025 (04/2007) Authentication Number: 1811270361 To verify the authenticity of this document you may access the Division of Corporation's bocument Authentication Website at http-.1/ecorp.doo.ny.gov - RECEIVED l` r C., JUIV 03 2025�" 8(03 a ZONING BOARD OF APPEALS STATE OF NEW YORE, RECENED DEPARTMENT OF STATE OCT 3 0 201g Zoning Board Of Appeals T hereby certify that the annexed copy has been compared wi original document in the custody of the Secretary of State and that the same is true copy of said original. RECEIVED JUL 11 2023 Zoning Board of Appeals 614 000690... WITNESS my hand and official seal of the . OF NEw*9-•., Department of State,at the City of Albany, on Coo• November 27, 2018. s . _ '�,� S •' Whitney Clark •' .SENT Deputy Secretary of State Rev. 06/07 RECEIVED I It JUN 0 3 2025 ZONING BOARD OF APPEALS F'RE-CEIVED WRITTEN CONSENT OF 0 2019 QISG PROPERTIES,LLC Zoning Board Of Appeals QISG Properties LLC, a New York limited liability company (the"Company"), hereby consents to the adoption of the following resolutions as fully as if they had been adopted at'duly held meetings of the mernbers: RESOLVED,that Martin Finnegan be,and hereby is authorized, owe VED directed in the name of and on behalf of the Company to execute, eliver a� 1�e all such applications,certifications,or other documents as they deem nece or ar�°pP��M relating to the issuance of any building permits for 38015 Main Ro d,Orie ivew .ork 11957;and be it further Zoning Board of Appeals RESOLVED, that there has,been no change in the make up a o the Company, and'that there have been no amendments made to the Articles of Organization or the Operating Agreement,and be it further RESOLVED,that a copy of this written consent be filed in the minute book of the Company. IN WITNESS WHEREOF, the undersigned have executed this Consent as of October 2019 By.: Chad Gallant, Me er y: Barbara esker, Member RECEIVE[) . Town of Southold llUry 'i 2025 LWRP CONSISTENCY ASSESSMENT FORM A. INSTRUCTIONS ZONING S®A6R4)C)P APPEALS 1. All applicants for permits* including Town of Southold agencies, shall complete this CCAF for proposed actions that are subject to the Town of Southold Waterfront Consistency Review Law. This assessment is intended to supplement other information used by a Town of Southold agency in making a determination of consistency. *Except minor exempt actions including Building Permits and other ministerial permits not located}vithin the Coastal Erosion Hazard Area. 2. Before answering the questions in Section C, the preparer of this form should review the exempt minor action list, policies and explanations of each policy contained in the Town of Southold Local Waterfront Revitalization Program. A proposed action will be evaluated as to its significant beneficial and adverse effects upon the coastal area(which includes all of Southold Town . 3. If any question in Section C on this form is answered "yes" or "no", then the proposed action will affect the achievement of the LWRP policy standards and conditions contained in the consistency review law. Thus each answer must be explained in detail listing both supporting and non- supporting facts. If an action cannot be certified as consistent with the LWRP policy standards and conditions, it shall not be undertaken. A copy of the LWRP is available in the following places: online at the Town of Southold's website (southoldtown.northfork.net),the Board of Trustees Office,the Planning Department, all local libraries and the Town Clerk's office. B. DESCRIPTION OF SITE AND PROPOSED ACTION SCTM# 15 - 02 - 15.7 PROJECT NAME Chad Gallant Artist Studio The Application has been submitted to(check appropriate response): Town Board ❑ Planning Board❑ Building Dept. ❑ Board of Trustees ❑ 1. Category of Town of Southold agency action(check appropriate response): (a) Action undertaken directly by Town agency(e.g. capital ❑ construction, planning activity, agency regulation, land transaction) ❑ (b) Financial assistance(e.g. grant, loan, subsidy) (c) Permit, approval, license, certification: Nature and extent of action: Raised Artist Studio to perfait use for observation of 19.6 acre parcel. Location of action: 38015 Main Road, Orient, New York --R€OEIVEED 6c;7t>a Site acreage: 19.645 acres jUN 13 2025 Present land use: Residence- accessory_ structures ZONING BOARD OF APPEALS Present zoning classification: R-80 2. If an application for the proposed action has been filed with the Town of Southold agency, the following information shall be provided: (a) Name of applicant: QJSG Properties LLC (b) Mailing address: 38015 Main Road, Orient, New York (c) Telephone number: Area Code( ) 646-734-3579 (d) Application number, if any: Will the actions�be directly undertaken, require funding, or approval by a state or federal agency? Yes ❑ No L: I If yes,which state or federal agency? C. Evaluate the project to the following policies by analyzing how the project will further support or not support the policies. Provide all proposed Best Management Practices that will further each policy. Incomplete answers will require that the form be returned for completion. DEVELOPED COAST POLICY 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. See LWRP Section III-Policies; Page 2 for evaluation criteria. ❑Yes ❑ No ❑A Not Applicable Application is-to permit Attach additional sheets if necessary Policy 2. Protect and preserve historic and archaeological resources of the Town of Southold. See LWRP Section III-Policies Pages 3 through 6 for evaluation criteria ❑ Yes � No 11 Not Applicable Use of this 19.6 acre site does not impact historic or archaeological resources: Attach additional sheets if necessary JUN 0 3 2025 Policy 3. Enhance visual quality and protect scenic resources throughout the Town of Southold. See LWRP Section III—Policies Pages 6 through 7 for evaluation criteria ZONING BOARD OF APPEALS ❑ Yes ❑ No X❑ Not Applicable Accessory tru ture - Attach additional sheets if necessary NATURAL COAST POLICIES Policy 4. Minimize loss of life, structures, and natural resources from flooding and erosion. See LWRP Section III—Policies Pages 8 through 16 for evaluation criteria ❑ Yes ❑ No Z Not Applicable e sitg is not subject to flooding-or erasion- Attach additional sheets if necessary Policy 5. Protect and improve water quality and supply in the Town of Southold. See LWRP Section III —Policies Pages 16 through 21 for evaluation criteria ❑ Yes ❑ No u]Not Applicable Use of this site as an airt i st studi n and oha rvat-i on tQWPr Will no_t—imga.c f r quality supply. Attach additional sheets if necessary Policy 6. Protect and restore the quality and function of the Town of Southold ecosystems including Significant Coastal Fish and Wildlife Habitats and wetlands. See LWRP Section III— Policies; Pages 22 through 32 for evaluation criteria. ❑ Yes ❑ No x❑ Not Applicable This site will not have any affect upon ffsb and wildlife babitats, RECENED JUN 0 3 2025 Attach additional sheets if necessary Policy 7. Protect and improve air quality in the Town of Southold. See LVV�1y&§9fi�F loyliciess Pages 32 through 34 for evaluation criteria. ❑ Yes ❑ No❑x Not Applicable Minimum use of the accessory n iaffect Attach additional sheets if necessary Policy 8. Minimize environmental degradation in Town of Southold from solid waste and hazardous substances and wastes. See LWRP Section III—Policies; Pages 34 through 38 for evaluation criteria. ❑ Yes ❑ No H Not Applicable Hazardous substances and wastes are not generated by a raised artist studio. PUBLIC COAST POLICIES Policy 9. Provide for public access to, and recreational use of, coastal waters, public lands, and public resources of the Town of Southold. See LWRP Section III—Policies; Pages 38 through 46 for evaluation criteria. ❑ Yes❑ No E Not Applicable There is no relationship between the artist studio and the recreational use of coastal waters and public lands. Attach additional sheets if necessary WORKING COAST POLICIES Policy 10. Protect Southold's water-dependent uses and promote siting of new water-dependent uses in suitable locations. See LWRP Section III—Policies; Pages 47 through 56 for evaluation criteria. ❑ Yes ❑ No ❑x Not Applicable The artist studio is not connected to water dependent uses. 2025 Attach additional sheets if necessary BONING BOARD OF APPEALS Policy 11. Promote sustainable use of living marine resources in Long Island Sound, the Peconic Estuary and Town waters. See LWRP Section III—Policies; Pages 57 through 62 for evaluation criteria. Yes ❑ No ❑X Not Applicable There is no relationship between the artist studio and living marine resources. Attach additional sheets if necessary Policy 12. Protect agricultural lands in the Town of Southold. See LWRP Section III—Policies; Pages 62 through 65 for evaluation criteria. ❑ x Yes ❑ No❑ Not Applicable The applicant is makina use of agricultural land and maintaining it. Attach additional sheets if necessary Policy 13. Promote appropriate use and development of energy and mineral resources. See LWRP Section III—Policies; Pages 65 through 68 for evaluation criteria. 1 Yes ❑ No [i Not Applicable The proposed use does not im act ener and mineral resources. PREPARED BY TITLE Attorney/Agent DATE Charles R. Cuddy Amended on 811105 RECEIVED 617.20 JUN 0 3 2025 Appendix B i 3-D, Short Environmental Assessment Form ZONING SOARD OF APPEALS Instructions for Coin ietin Part I-Project Information. The applicant or project sponsor is responsible for the completion of Part I. Responses become part of the application for approval or funding,are subject to public review,and may be subject to further verification. Complete Part I based on information currently available. If additional research or investigation would be needed to fully respond to any item,please answer as thoroughly as possible based on current information. Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful to the lead agency;attach additional pages as necessary to supplement any item. Part 1-Project and Sponsor Information Name of Action or Project: Project Location(describe,and attach a location map): 38015 Main Road (Rt. 25) , Orient.Pbint, east of Greenway East Brief Description of Proposed Action: Raised Artist Studio Name of Applicant or Sponsor: Telephone: 646-734-3579 QJSG Properties LLC E-MaiLchad@gallant.cc Address: 38015 Main Road . :_ City/PO: State: Zip Code: Orient NY 11957 1.Does the proposed action only involve the legislative adoption of a plan,local law,ordinance, NO YES administrative rule,or regulation? If Yes,attach a narrative description of the intent of the proposed action and the environmental resources that X may be affected in the municipality and proceed to Part 2. If no,continue to question 2. 2. Does the proposed action require a permit,approval or funding from any other governmental Agency? NO YES If Yes,list agency(s)name and permit or approval: X 3.a.Total acreage of the site of the proposed action? 19.6 acres b.Total acreage to be physically disturbed? .25 acres c.Total acreage(project site and any contiguous properties)owned 19.6 or controlled by the applicant or project sponsor? acres 4. Check all land uses that occur on,adjoining and near the proposed action. ❑Urban [KRural(non-agriculture) ❑Industrial ❑Commercial X Residential(suburban) ❑Forest ❑Agriculture ❑Aquatic ❑Other(specify): ❑Parkland Page 1 of 4 RECEIVED 5. Is the proposed action, 2025 NO YES N/A a.A permitted use under the zoning regulations? Q X b.Consistent with the adopted comprehensive plan? ZONING BOARD OF APPEALS X 6. Is the proposed action consistent with the predominant character of the existing built or natural NO YES landscape? X 7. Is the site of the proposed action located in,or does it adjoin,a state listed Critical Environmental Area? NO YES If Yes,identify: X 8. a.Will the proposed action result in a substantial increase in traffic above present levels? NO YES X b.Are public transportation service(s)available at or near the site of the proposed action? X c.Are any pedestrian accommodations or bicycle routes available on or near site of the proposed action? X 9.Does the proposed action meet or exceed the state energy code requirements? NO YES If the proposed action will exceed requirements,describe design features and technologies: X 10. Will the proposed action connect to an existing public/private water supply? NO YES If No,describe method for providing potable water: Well Water X 11.Will the proposed action connect to existing wastewater utilities? NO YES If No,describe method for providing wastewater treatment: X 12. a.Does the site contain a structure that is listed on either the State or National Register of Historic NO YES Places? X b.Is the proposed action located in an archeological sensitive area? X 13.a.Does any portion of the site of the proposed action,or lands adjoining the proposed action,contain NO YES wetlands or other waterbodies regulated by a federal,state or local agency? X b.Would the proposed action physically alter,or encroach into,any existing wetland or waterbody? X If Yes,identify the wetland or waterbody and extent of alterations in square feet or acres: 14. Identify the typical habitat types that occur on,or are likely to be found on the project site. Check all that apply: ❑ Shoreline ❑Forest IN Agricultural/grasslands ❑Early mid-successional ❑ Wetland ❑Urban ❑ Suburban 15.Does the site of the proposed action contain any species of animal,or associated habitats,listed NO YES by the State or Federal government as threatened or endangered? X 16.Is the project site located in the 100 year flood plain? NO YES X 17.Will the proposed action create storm water discharge,either from point or non-point sources? NO YES If Yes, X a.Will storm water discharges flow to adjacent properties? ❑NO❑YES b.Will storm water discharges be directed to established conveyance systems(runoff and storm drains)? If Yes,briefly describe: ❑NO❑YES Page 2 of 4 18.Does the proposed action include construction or other activities that result in the impoundment of NO YES water or other liquids(e.g.retention pond,waste lagoon,dam)? If Yes,explain purpose and size: JUN U 3 2025 X 19.Has the site of the proposed action or an adjoining property been the location of an active or closed NO YES solid waste management facility? If Yes,describe: X 20.Has the site of the proposed action or an adjoining property been the subject of remediation(ongoing or NO YES completed)for hazardous waste? If Yes,describe: X I AFFIRM THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY KNOWLEDGE Applicant/sponsor name: QJSG Properties LLC Date: Signature: Part 2-Impact Assessment. The Lead Agency is responsible for the completion of Part 2. Answer all of the following questions in Part 2 using the information contained in Part 1 and other materials submitted by the project sponsor or otherwise available to the reviewer. When answering the questions the reviewer should be guided by the concept"Have my responses been reasonable considering the scale and context of the proposed action?" No,or Moderate small to large impact impact may may occur occur 1. Will the proposed action create a material conflict with an adopted land use plan or zoning regulations? 2. Will the proposed action result in a change in the use or intensity of use of land? 3. Will the proposed action impair the character or quality of the existing community? 4. Will the proposed action have an impact on the environmental characteristics that caused the establishment of a Critical Environmental Area(CEA)? 5. Will the proposed action result in an adverse change in the existing level of traffic or affect existing infrastructure for mass transit,biking or walkway? 6. Will the proposed action cause an increase in the use of energy and it fails to incorporate reasonably available energy conservation or renewable energy opportunities? 7. Will the proposed action impact existing: a.public/private water supplies? b.public/private wastewater treatment utilities? 8. Will the proposed action impair the character or quality of important historic,archaeological, architectural or aesthetic resources? 9. Will the proposed action result in an adverse change to natural resources(e.g.,wetlands, waterbodies,groundwater, air quality,flora and fauna)? Page 3 of 4 RECEIVED JUN 0 3 2025 No,or Moderate esmall to large )0_3�;L impact impact ZONING BOARD OF APPEALS may may occur occur 10. Will the proposed action result in an increase in the potential for erosion,flooding or drainage problems? 11. Will the proposed action create a hazard to environmental resources or human health? Part 3-Determination of significance. The Lead Agency is responsible for the completion of Part 3. For every question in Part 2 that was answered"moderate to large impact may occur",or if there is a need to explain why a particular element of the proposed action may or will not result in a significant adverse environmental impact,please complete Part 3. Part 3 should,in sufficient detail,identify the impact,including any measures or design elements that have been included by the project sponsor to avoid or reduce impacts. Part 3 should also explain how the lead agency determined that the impact may or will not be significant.Each potential impact should be assessed considering its setting,probability of occurring, duration, irreversibility,geographic scope and magnitude. Also consider the potential for short-term,long-term and cumulative impacts. ❑ Check this box if you have determined,based on the information and analysis above,and any supporting documentation, that the proposed action may result in one or more potentially large or significant adverse impacts and an environmental impact statement is required. ❑ Check this box if you have determined,based on the information and analysis above,and any supporting documentation, that the proposed action will not result in any significant adverse environmental impacts. Name of Lead Agency Date Print or Type Name of Responsible Officer in Lead Agency Title of Responsible Officer Signature of Responsible Officer in Lead Agency Signature of Preparer(if different from Responsible Officer) Page 4 of 4 Board of Zoning Appeals Application RECEIVED 80-a OWNER'S AUTHORIZATION JUN 0 3 2025 (Where the Applicant is not the Owner) ZONING BOARD OF APPEALS I, Barbara Becker, Member residing at 38015 Main Road, Orient, NY 11957 (Print property owner's name) (Mailing Address) do hereby authorize__ Charles R. Cuddy (Agent) to apply for variance(s)on my behalf from the Southold Zoning Board of Appeals. By signing this document,the Property Owner understands that 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 RESPONSIBH ff TO ENSURE COMPLIANCE W[TH THE CODE RE UIRED TIME FRAME DESCRIBED HEREIN. 7 (Owner's S ature) (Print Owner's Name) RECEIVED JUN 0 3 �3� 2025 APPLICANT/OWNER TRANSACTIONAL DISCLOSURE FORM ZONING BOARD OF APPEALS The Town of Southold's Code of Ethics prohibits conflicts of interest on the Part of town officers and eni lovees.The purpose of this form is to provide information which can alert the town of possibie conflicts of interest and allow it to tale whatever aetian is necessary to avoid same. YOURNAME• QJSG Properties LLC by Charles R. :Caddy, Agent .(Last name,first name,middle initial,unless you are applying in the name of someone else or other entity,such as a company.If so,indicate the other person's or company's name.) TYPE OF APPLICATION:(Check all that apply) Tax grievance Building Permit Variance A Trustee Permit Change of Zone Coastal Erosion Approval of Plat Mooring Other(activity) Planning Do you personally(or through your company,spouse,sibling,parent,or child)have a relationship with any officer or employee of the Town of Southold?"Relationship"includes by blood,marriage,or business interest."Business interest"means a business,including a partnership,in which the town officer or employee has even a partial ownership of(or employment by)a corporation in which the town officer or employee owns more titan 5%of the shares. YES NO x If you answered"YES",complete the balance of this form and date and sign where indicated. Name of person employed by the Town of Southold Title or position of that person Describe the relationship between yourself(the applicant/agent/representative)and the town officer or employee. Either check the appropriate line A)through D)and/or describe in the space provided. The town officer or employee or his or her spouse,sibling,parent,or child is(check all that apply) A)the owner of greater that 5%of the shares of the corporate stock of the applicant(when the applicant is a corporation) B)the legal or beneficial owner of any interest in a non-corporate entity(when the applicant is not a corporation) C)an officer,director,partner,or employee of the applicant;or D)the actual applicant DESCRIPTION OF RELATIONSHIP Submitted this fb day of A Signature 1 Print Name Charles R. Cuddy RECEIVED ec;3-;t- JUN 0 3 2025 APPLICANT/OWNER TRANSACTIONAL DISCLOSURE FORM ZONING BOARD OF APPEALS e Town of Southold's Code ofEthics p,,bbW confiiets of interest an the artof town officers and em 1 ees_The pya!qse of tws form is to provide information which can alert the town of possible coniiicts of interest and allow it to take wbotever action is necessary to avold same. YOURNAME: QJSG Properties ILC (Last name,first name,middle initial,unless you are applying in the name of someone else or other entity,such as a company.If so,indicate the other persons or compaWs.name.) TYPE OF APPLICATION:(Check all that apply) Tax grievance Building Permit Variance X Trustee Permit Change of Zone CoastalErosion Approval of Plat Mooring Other(activity) Planning Do you personally(or through your company,spouse,dbling,parent,or child)have a relationship with any officer or employee of the Town of Southold?"Relationship"includes by blood,marriage,or business interest.`Business Interest"means a business,including a partnership,in which the town officer or employee has even a partial ownership of(or employment by)a corporation in which the town officer or employee owns more than 5%of the shares. YES NO $ If you answered"YES",complete the balance of this form and date and sign where indicated. Name of person employed by the Town of Southold Title or position of that person Describe the relationship between yourself(the applicant1ageut1representative)and the town officer or employee. Either check the appropriate line A)through D)andfor describe in the space provided. The town officer or employee or his or her spouse,sibling,parent,or child is(check all that apply) A)the owner of greater that S%of the shares of the corporate stock of the applicant(when the applicant Is a corporation) B)the legal or beneficial owner of any Interest in a non-corporate entity(when the applicant is not a corporation) C)an officer,director,partner,or employee ofthe applicant;or D)the actual applicant DESCRIPTION OF RELATIONSHIP Submitted this O 14% day of Aq-1 .20 D 5, Signature print Na -ter •- . .. . ; ��,� + .S��:r,, --M�µ,me= •�k x _'�- :.:a"�F.�i�" �• - .7_ •,.F .. k;�. 05y � Asa! 3�� �. _ `",,` •L•i'; ; '�F , •Yr� y'p '.� .���.'"•4 sd�` Y�`f+'` S;`E�:_� � rf.3 � i •yam . - __ _ .yam__ .y,� +� •'ti•..�- _ _ _ � ,� -'..e �p � -. - { {ma's ���., ;.- 4;;` 'r ;y:�• �. ��J" .x .• �•' '!y" , W. V• v�iF'Y _.iti'�-"ram'•'•. .. - •� �`,,, ,• !-••• if =_{... `.ram: .. ''"-li.�r'• :ja._"• k�• _ - i� 'r �„. :.�. 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J•; � �' - may, ; v�. •Tr.• � �. 5 —••� .�' ./IJ ', � Y �` - ..��� .. j�. >'S�,fj• SSA" - �Y Rf.- J �;;, ':� -. ,. . trr,. .�-" L k' ,1�.,P „� •:`_,'s�=°�''xr_ rn � '^"ice f J �.L' .. .� -- �. � � .{'��. •':''.-... ;i;��•:�•., `�,r' ;:�% .f:� ....ems � - � ��• tr►�:, ray `� Y �• � =; :•�.. �; w � 'a�� .r�' Atii- �F c�;• ,y Yr, •� ��r-,� ��� ,f,�.....•• �� u 4, ' L�.}l. ` ' ' R'yl�e!•y_! •S.f Y �J�.r� �i` _ � Yl�y.{� hs• � " 1r. •�,}..,:{ Y•• -;• •• �i _ �}, ' �-•IeT'rP- •�', �,�i•"r'1• � �Si•��"��'�a , .ti^✓'_ �� '�. ,n�r -•v r,•• ,� ��,• '. .:].' �t� { r x �., r:tt `sue. ;Y" ��:: •%•;y,'A !�jj ''�•' ��, ram.,`';,•�t�L'-• ',�„ �,.• � {{�s�, a,�'•i :�' Y` .r� � �'h. �,�4 � y �� ', �31�-•�r�, , ..'' � �ti{y.' �a a f�'• '�]�r��... •q•1 '� .'� r"-n •_ .wr L' hti�1Y',e >' - _ � . 4{ ffivol ' RECEIVED N 03 2025 � I r ZONING BOARD OF APPEAL a wIL i =� i r1, 11ff1 G t7 In LZ jj 4L O cc k ti 11 i i E � CE � . CE C� CE E I p Y J I D m CO I I � � { JU 031 2025 LL o ` o , o° �O�VIN 80 RD ')F ► m � _ ApE4 S I OJ m< rn Ov a _ J a 4,4+ za ti _ cmn U ; co N cc m E 3 1 E Y O m x o 0 L m u1 i ii 0 0 N i N .� N) 4 1 O O O C C C O L Y ro U m X X X ca O U m m O - W W w a_ 0 Q 0 0 C RECEIVED CHARLES R.CUDDY 60 JUN 0 3 2025 ATTORNEY AT LAW 445 GRIFFING AVENUE RIVERHEAD,NEW YORK ZONING BOARD OF APPEALS 4lailin¢Address: TEL: (631)369-8200 P.O.Box 1547 May 29, 2025 FAX: (631)369-9080 Riverhead,NY 11901 E-mail: charlescuddy@optonline.net Leslie Kanes Weisman, Chairperson Town of Southold Zoning Board of Appeals PO Box 1179 Southold,NY 11971 Re: QJSG Properties LLC-38015 Main Rd. Orient,NY 11957 SCTM#1000-15-02-15.7 Dear Ms. Weisman: In connection with the construction of a raised art studio and observatory at this Orient residence. We are enclosing eight(8)sets of application documents. Also enclosed is a check payable Town of Southold in the sum of$500.00 for the application fee. The applicant/owner is requesting placement of this structure in the front yard of its nineteen acre site. Enclosed are: 1. Current Notice of Disapproval 2. Application with Authorization 3. Project Description 4. Questionnaire Form 5. Recent Photos 6. Transactional Disclosure Form 7. New Survey 8. Building Permit 9. Building Plans 10. Agricultural Data Statement 11. Town Property Card 12. LWRP Form 13. Environmental Assessment Form Please note the property has not been staked since the expansion area is part of a concrete driveway. It is my understanding that the applicant is entitled to a credit for the filing fee based upon an earlier submission. Please advise if any additional sum is due for this application. Thank you. Very truly yours, 0111-11 . 0� L'X�r Charles R. 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