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~PPEALS BOARD MEMBERS.
Ruth D. Oliva, Chairwoman
Gerard P. Goehringer
James Dinizio, Jr.
Michael A. Simon
Leslie Kanes Weisman
.
Mailin~ Address:
Southold Town Hall
53095 Main Road' P.O. Box 1179
Southold, NY 11971-0959
Office Location:
Town Annex /First Floor, North Fork Bank
54375 Main Road (at Youngs Avenue)
Southold, NY 11971
hllP://Southoldtown.northfork.net
ZONING BOARD OF APPEALS
TOWN OF SOUTHOLD
Tel. (631) 765-1809 . Fax (631) 765-9064
RECEIVED
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SEP 2 2 2006
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FINDINGS, DELIBERATIONS AND DETERMINATION
MEETING OF AUGUST 17, 2006
ZB File No. 5922 - ALFRED and JULIET FRODELLA
Property Location: 40735 C.R. 48 (a/k1a North Road or Middle Road), Southold CTM 59-7-29.2
SEQRA 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.
PROPERTY FACTS/DESCRIPTION: The applicant's property is shown on the February 27, 2006
survey prepared by Joseph A. Ingegno consisting of an area of 198,499.72 square feet with 100 feet
along the north side of the North Road (C.R. 48 or Middle Road), in Southold. The property is
improved with a single-family dwelling and two separate accessory sheds.
BASIS OF APPLICATION: Zoning Code Sections 100-242A and 100-244, based on the Building
Inspector's April 24, 2006 Notice of Disapproval concerning as-built additions/alterations to the
existing dwelling and ZBA Interpretation #5039, for the reason that the new construction will
constitute an increase in the degree of nonconformance when located less than 60 feet from the
front lot line.
FINDINGS OF FACT
The Zoning Board of Appeals held a public hearing on this application on July 27, 2006, at which
time written and oral evidence were presented. Based upon all testimony, documentation, personal
inspection of the property, and other evidence, the Zoning Board finds the following facts to be true
and relevant:
AREA VARIANCE RELIEF REQUESTED: The applicant has an as-built construction area on the
east side of the dwelling, and is requesting a +/-47 ft. nonconforming setback from the closest point
of the right-of-way easement.
REASONS FOR BOARD ACTION: On the basis of testimony presented, materials submitted and
personal inspections, the Board makes the following findings:
1. Grant of the variance will not produce an undesirable change in the character of the
neighborhood or a detriment to nearby properties. This 198,499.72 square foot parcel contains a 50
.
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Page 2 - August 17, 2006 .
ZB File No. 5922 - ALFRED and J T FRODELLA
CTM No. 59-7-29.2
.
foot wide right-of-way easement along the entire easterly lot line, which extends in a northerly
direction, from a point along the North Road, 745.49 feet to the northerly property line. The property
is a flag shaped parcel with 100 feet along the North Road, and 318.38 feet in width at the greatest
portion of the lot. The new construction is a squaring off of an outside wall of their home. This
includes a staircase to the basement, which is an external 7 ft. by 9 ft. exterior wall, which does not
impact either the physical or environmental characteristics of the immediate district or neighborhood.
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 dwelling is existing and most of the new
construction is for interior alterations, and minor addition, shown on the amended construction
diagram Sheets 1 and 2 prepared by Michael Hand Design Services dated August 5, 2005.
3. The variance granted herein is substantial.
4. The difficulty has been self-created.
5. 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.
6. Grant of the requested relief is the minimum action necessary and adequate to enable the
applicant to enjoy the benefit of alterations and an addition, 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 Goehringer, seconded by
Chairwoman Oliva, and duly carried, to
GRANT the variance as applied for, as shown on the February 27,2006 survey prepared by
Joseph A. Ingegno and amended construction diagram Sheets 1 and 2 prepared by Michael
Hand Design Services dated August 5, 2005.
Any deviation from the variance given such as extensions, or demolitions which are not shown on the
applicant's diagrams or survey site maps, are not authorized under this application when involving
nonconformities under the zoning code. This action does not authorize or condone any current or
future use, setback or other feature of the subject property that may violate the Zoning Code, other
than such uses, setbacks and other features as are expressly addressed in this action.
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.
Vote of the Board: Ayes: Members Oliva, Goehringer, Dinizio, Simon, and Weisman. This
Resolution was duly adopted (5-0). r1 ~
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Ruth D. Oliva 9/0:<) /06
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LEGAL NOTICE
SOUTH OLD TOWN ZONING BOARD OF APPEALS
THURSDAY, JULY 27, 2006
PUBLIC HEARING
NOTICE IS HEREBY GIVEN, pursuant to Section 267 of the Town Law and Chapter 100
(Zoning), Code of the Town of Southold, the following public hearing will be held by the SOUTH OLD
TOWN ZONING BOARD OF APPEALS at the Town Hall, 53095 Main Road, P.O. Box 1179, Southold,
New York 11971-0959, on THURSDAY, JULY 27, 2006:
10:55 A.M. ALFRED FRODELLA #5922. Request for a Variance under Sections 100-242A and
100-244, based on the Building Inspector's April 24, 2006 Notice of Disapproval concerning as-
built additions/alterations to the existing dwelling and ZBA Interpretation #5039, for the reason
that the new construction will constitute an increase in the degree of nonconformance when
located less than 60 feet from the front lot line. Location of Property: 40735 C.R. 48 (a1k/a
North Road or Middle Road), Southold; CTM 59-7-29.2.
The Board of Appeals will hear all persons, or their representatives, desiring to be heard at
each hearing, and/or desiring to submit written statements before the conclusion of each hearing.
Each hearing will not start earlier than designated above. Files are available for review during regular
business hours prior to the day of the schedule hearing. If you have questions, please do not hesitate
to contact our office at (631) 765-1809, or by email: Linda.Kowalski@Town.Southold.ny.us.
Dated: June 29, 2006.
ZONING BOARD OF APPEALS
RUTH D. OLIVA, CHAIRWOMAN
By Linda Kowalski
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FORM NO.3
NOTICE OF DISAPPROVAL
DATE: April 24, 2006
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TO:
Alfred Frodella
40735 CR 48
Southold, NY 11971
Please take notice that your application dated April 24, 2006
For permit to "as built" alterations/additions to an existing single family dwelling at
Location of property: 40735 CR 48, Southold NY
County Tax Map No. 1000 - Section 59 Block..l....Lot 29.2
Is returned herewith and disapproved on the following grounds:
The additions to a non-conforming dwelling. on this 4.5 acre lot. in the AC District. is not permitted
pursuant to Article XXIV Section 100-242 which states:
"Nothing in this article shall be deemed to prevent the remodeling, reconstruction or
enlargement of a non-conforming building containing a conforming use. provided that such
action does not create any new non-conformance or increase the degree of non-conformance
with regard to the regulations pertaining to such buildings. "
The dwelling notes an existing front yard setback of 47'. The "as built" front yard setback for this lot.
with two front yards is continued at 47'. Pursuant to the ZBA's interpretation in Walz (#5309), such
additions and alterations will thus constitute an increase in the degree of nonconformance. Pursuant to
the Bulk Schedule. such buildings shall be located a minimum of 60'.
Note: The initial permit issued in 2004 for additions & alterations did not include this work
which is non-conforming.
jJ~ WP~
Authorized Signature
.
APPLICATION TO.SOUTHOLD TOWN ZONING. OF APPEALS
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,SV""-FiledBY: For Office Use Only l,<,rt;
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Fee: $ Date AssignedJAssignment No.
Office Notes: JUN
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Parcel Location: Honse No~()13S- Street 1Vl1J.Jlc, Rco.Q..,
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Hamlet Sou.:!-hO Id
SCTMI000SectionS'l BlocklLot(s) 2'1.2- LotSize 4.c:J (}.C.. Zone District
I (WE) APPEAL THE WRITTEN DETERMINA nON OF THE BUILDING INSPECTOR
DATED: ~for
ApplicanUOwner(s): l4/-flruL d../lJ.. J{)../I~t ~r or}.lllo-...
Mailing I, _
Address: "'1013$
Kiddie. Bow.-
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Telephone: lo:;I'llD':l'SSq~
Fax:
NOTE: If applicant is not the owner, state below if applicant is owner's attorney. agent, architect, builder, contract vendee, etc.
Anthorized Representative:
Address:
Telephone:
Fax:
Please specify who you wish correspondeuce to be mailed to, from the above listed uames:
)II ApplicauUOwner(s) 0 Authorized Representative 0 Other:
WHEREBY THE BUILDING INSPECTOR DENIED AN APPLICA nON DATED ~
FOR:
o Buildiug Permit
)I Certificate of Occupaucy 0 Pre-Certificate of Occupaucy
o Change of Use
o Permit for As-Built Construction
o
Other:
.
Provision of the Zoniug Ordinance Appealed. Indicate Article, Section, Subsection aud paragraph
of Zoning Ordinance by uumbers. Do not quote the code.
Article'll'llf! Section 100- "2-42- Subsection
Type of Appeal. An Appeal is made for:
)I A Variance to tbe Zouing Code or Zoning Map.
o A Variauce due to lack of access required by New York Town Law-Section 280-A.
o Interpretation of tbe Town Code, Article Section
o Reversal or Otber
A prior appeal 0 haS'Ji has uot been made with respect to this property UNDER Appeal
No. _Year (for current and all prior owners).
N~meofOwners: -:::ru../I~I{'N.~ F( od d1/lv
_eal No.
REASONS FOR APPEAL {additional sheets mav be used with aDDlicant's sitmaturei:
AREA VARIANCE REASONS:
(1) An undesirable change will not be produced in the CHARACTER of the neighborhood or a
detriment to nearby properties if granted, because:
0.1'\ e'li~'h~~ uJo.ll ~ edf/ldeol 10 -PCe...t '
(2) The benefit sought by the applicant CANNOT be achieved by some method feasible for the
ap~:o pu~~e;.~~r ~~ an ;~~~c~eJ WcA-U W~ a-J2 r e{ul '(
IQlJ.-I'U-- O^ '9-ltl\~ o.J UJo~
(3) The amount of relief requested is not substantial because:
(4) The variance will NOT have an adverse effect or impact on the physical or environmental conditions
. in the neighborhood or district because: b(e ~
---r\l! -ed-(.I1-n~/\ c* ~ Wo.JI IS /lot VISO;
Q..A~G/le. d..().~ +0 ~ IDCiA.'ho.0 0{' DU./ If'u,lde./\ce
(5) Has the alleged difficulty been self-created? C.1Yes, or ()No. Does this variance involve as-built
construction or activity? ( ttYes, or ( ) No.
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.
Check this box ( ) IF A USE VARIANCE IS BEING REQUESTED, AND PLEASE COMPLETE THE
ATTACHED USE VARIANCE SHEET: (please be so:et~~t yO~O~
Signature of Appellant
IqtL (Agent must submit written Authorization from Owner)
ore me this -
,20--ML.
MELANIE DDROSKI
NOTARY PUBLIC, State of New'ttlltl
No. 01 D04634B70
Qualified In Suffolk CountY ..... "l\C
eommIssiOII expires September 30...QJlJb
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APPLICANT'S PROJECT DESCRIPTION
(For ZBA Reference)
Applicant: J~\'l.t 0-'\0-- A Ifl-J1O- Fio&tl~ DatePrepared:~
I. For Demolition of Existing Building Areas
Please describe areas being removed:
II. New Construction Areas (New Dwelling or New AdditionslExtensions):
Dimensions of first floor extension:
Dimensions of new second floor:
Dimensions of floor above second level:
Height (from finished ground to top of ridge):
Is basement or lowest floor area beiug constructed? If yes, please provide height (above ground)
measured from natural existing grade to first floor:
III. Proposed Alterations or Interior Structural Changes without enlargement/extension
(attach extra sheet if necessary) - Please describe building areas:
Number of Floors and General Characteristics BEFORE Alterations: :::,+ 0 (J 'rOo ^ GIf1
,Number of Floors and Changes WITH Alterations:
Vo.^C
N. Calculations of building areas and lot coverage (from surveyor):
Existing square footage of buildings on your property:
Proposed increase of building coverage:
Square footage of youf'iot:
Percentage of coverage of your lot by building area:
V. Purpose of New Construction Requested:
VI. Please describe the land contours (flat, slope %, etc.) as exist and how it relates to the
difficulty in meeting the code requirement(s):
Plellse submit seven (7) photos, labeled to show all yard areas of proposed construction after
staking corners for new construction), or photos of existing buildiug area to be altered (area
of requested changes).
7/2002; 2/2005; 1/2006
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tIIo"~, line __F__ I."", o<>,,~t L<no --R-_ '"' "'THIN THE FOL~O"'NG DISTRICTS. E ~
SCHOO, , >EWE~ un IoIAINTENANCE,ALTERATIOO, SALE OR * ~~ Reel Property T ox Service Agency y
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COf'IESOFnas StIRvEY_NOr8EARlNc
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CfRJ1F1CA'llOIrCS lNOlCo\Tm HEREoN SHIrLl RUN
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ngegno
Surveyor
TitJ. SuNaJ'l' - Subdivisions - Sitlf PlotlS _ CcnstructiotJ Layout.
PHONE (631)727-2090
0fACE:s t.OCAml AT
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Fox (631}727-1727
MAJUNG ADDRESS
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SURVEY OF ~<ROP':
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SOUTHO,L.~'!'
TOWN or SOtJTHOLD
SUFF9WK COUNTY, NEW YORK
S.C. TAX No. 1000-59-07-29.2
SCALE 1 "=40'
FEBRUARY 27, 2006
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