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Home My WebLink About1000-90.-4-17 , / v KENNETH L. EDWARDS MARTIN H. SIDOR GEORGE D. SOLOMON JOSEPH L. TOWNSEND MAIUNG ADDRESS: P.O. Box 1179 Southold, NY 11971 r PLANNING BOARD MEMBERS JERILYN B. WOODHOUSE Chair OFFICE WCATION: Town Hall Annex 54375 State Route 25 (cor. Main Rd. & Youngs Ave.) Southold, NY Telephone: 631 765-1938 Fax: 631 765-3136 PLANNING BOARD OFFICE TOWN OF SOUTH OLD To: Ruth Oliva, Chair Town of South old Zoning Board of Appeals From: Mark Terry, Senior Environmental Planner L WRP Coordinator Date: November 29,2006 Re: Proposed Wetland Permit for Lee and Marie Beninati SCTM# 1000-90-4-17 The proposed action has been reviewed to Chapter 275, Waterfront Consistency Review ofthe Town of South old Town Code and the Local Waterfront Revitalization Program (LWRP) Policy Standards. Based upon the information provided on the LWRP Consistency Assessment Form submitted to this department, as well as the records available to me, it is my recommendation that the proposed action is INCONSISTENT with the denoted following Policy Standards and therefore is INCONSISTENT with the LWRP. Policy 6 Protect and restore the quality and function of the Town of Southold ecosystem. 6.3 Protect and restore tidal and freshwater wetlands. A. Comply with statutory and regulatory requirements of the Southold Town Board of Trustees laws and regulations for all Andros Patent and other lands under their jurisdiction 1. Comply with Trustee regulations and recommendations as set forth in Trustee permit conditions. The proposed setback of the I!aral!e to the wetland system is 51.5 feet. The proposed setback of the pool to the wetland system is 66.7 feet: a minimum separation distance of 100' is required pursuant to Chapter 275. Please require that the applicant amend the application to meet the above policy to the I!reatest extent possible. Additionally. if the action is approved and to further Policy 5: Protect and Improye Water Ouality in the Town of South old: 1. Require a sub-surface drvwell for the draininl! of the pool. , 2. Require erosion and sediment controls (havbales, silt fencin!!) durin!! construction activities to protect the wetland svstem. 3. Require !!utters. downspouts and sub-surface drvwells to control stormwater runoff from all impervious surfaces. Pursuant to Chapter 275, the Zoning Board of Appeals shall consider this recommendation in preparing its written determination regarding the consistency of the proposed action. Office Location: Mr Mailing Address: Town Annex /First Floor, North Fork Bank 54375 Main Road (at Youngs Avenue) Southold, NY 11971 53095 Main Road P.O. Box 1179 Southold, NY 11971-0959 http://southoldtown.northfork.net BOARD OF APPEALS TOWN OF SOUTHOLD Tel. (631) 765-1809 Fax (631) 765-9064 November 1,2006 Mark Terry, Senior Environmental Planner L WRP Coordinator Planning Board Office Town of South old Town Hall Annex Southold, NY 11971 Re: ZBA File Ref. No. 5946 (Beninati) Dear Mark: We have received an application for an addition to a home on Sandpiper Basin in Southold and shown on the enclosed map. A copy of the area map is also attached for your use and reference. May we ask for your assistance in an evaluation and recommendations for this proposal. Thank you for your assistance. Very truly yours, RUTH D. OLIVA ~. .~ . c~\'I~Q ~e \) 1..'\\'\\~ Town of South old 'ij\.,\ '}. ~p.\..s T .WRP CONSISTENCY ASSESSME FORM of p.VV A. INSTRUCTIONS G ~op.l'-O 1. All applicants for permits" including Town of ~o d 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 Permit and other ministerial permits not located within 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", then the proposed action may affect the achievement of the L WRP policy standards and conditions contained in the consistency review law. Thus, the action should be analyzed in more detail and, if necessary, modified prior to making a determination that it is consistent to the maximum extent practicable with the L WRP policy standards and conditions. If an action cannot be certified as consistent with the L WRP 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 South old'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# 90 4 - 17 The Application has been submitted to (check appropriate response): Town Board Planning Dept. Building Dept. Board of Trustees X ZBA 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, landtransaction) (b) Financial assistance (e.g. grant, loan, subsidy) (c) Permit. approval. license. certification: Nature and extent of action: CONSTRUCTION OF 626 SQ.FT ATTACHED GARAGE AND SECOND STORY ADDITION. INSTAllATION OF 14' X 20' INGROUND POOL. REVEGETATION OF BUFFER AREA LEE I. BENINATI & MARIE D. BENINATI 855 OAKWOOD DRIVE , SOUTHOLD Location of action Site acreage: Present land use: 855 OAKWOOD DRIVE. SOUTHOLD .57 A SINGLE FAMILY DWELLING Present zoning classification: R-40 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: LEE I. BENINATI & MARIE D. BENINATI (b) Mailing address: P.O. BOX 235. SOUTHOLD. NY 11971 (c) Telephone number: Area Code 631-765-5333 (d) Application number, if any: Will the action be directly undertaken, require funding, or approval by a state or federal agency? YesNo If yes, which state or federal agency? NYSDEC DEVELOPED COAST POLICY Policy 1. Foster a pattern of development in the Town of Sonthold that enhances commnnity character, preserves open space, makes efficient use of infrastrnctnre, makes beneficial nse of a coastal location, and minimizes adverse effects of development. See LWRP Section ill - Policies; Page 2 for evaluation criteria. Yes No Not Annlicable The DroDosed action is to be conducted on an imDroved site. Construction of the addition at this site is DroDosed in a manner consistent with relief aranted under similar conditions. The DroDosed Dool conforms to the zonina reauirements. Policy 2. Protect and preserve historic and archaeological resources of the Town of Southold. See LWRP Section ill - Policies Pages 3 through 6 for evaluation criteria Yes No Not Annlicable The DroDosed Droiect is not located near any historic sites or districts. Policy 3. Enhance visual quality and protect scenic resources throughout the Town of Southold. See L WRP Section ill - Policies Pages 6 through 7 for evaluation criteria Yes No Not Annlicable The subiect site is develoDed with a sinale familv dwellina. Policv 3 has no relevance to the DroDosed action. LEE I. BENINATI & MARIE D. BENINATI 855 OAKWOOD DRIVE, SOUTHOLD NATURAL COAST POLICIES Policy 4. Minimize loss oflife, structures, and natural resources from flooding and erosion. X!:!.No Not Applicable The orooosed actions will be undertaken in accordance with current FEMA standards. which address and orohibit conditions that are conducive to flooding and erosion. Policy 5. Protect and improve water quality and supply in the Town of Southold. Yes No Not ADDlicable The subiect site is develooed with a sinale familv dwellina. Policv 5 has no relevance to construction of the orooosed addition. Policy 6. Protect and restore the quality and function of the Town of Southold ecosystems including Significant Coastul Fish and Wildlife Habitats and wetlands. Yes No Not Applicable The subiect site is develooed with a sinale familv dwellina. Presentlv. the adiacent areas are in a condition that allows run-off into and siltation of the wetlands. In coniunction with the orooosed construction. an extensive reveaetation o/an is orooosed that will sianificantlv enhance the aualitv of the wetlands. (see attached reveaetation o/anJ Policy 7. Protect and improve air quality in the Town of Southold. Yes No Not ADDlicable It does not aooear that Policv 7 is relevant to construction of the orooosed addition and 000/. Policy 8. Minimize environmental degradation in Town of Southold from solid waste and hazardous substances and wastes. Yes No Not Applicable The subiect site is develooed with a sinale familv dwellina. Anv solid waste. etc. is disoosed of at the Town landfill. The orooosed 0001 will be constructed with drywells to orovide for containment of anv backwash material that mav result from its ooeration and maintenance. PUBLIC COAST POLICIES Policy 9. Provide for public access to, and recreational use of, coastal waters, public lands, and public resources ofthe Town of Southold. Yes No Not ADDlicable Construction of the orooosed addition and 0001 will have no imoact on oublic access to. and recreational use of. coastal waters. etc. . . LEE I. BENINATI & MARIE D. BENINATI 855 OAKWOOD DRIVE, SOlJTHOLD 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 ill - Policies; Pages 47 through 56 for evaluation criteria. Yes No Not ADDlicable It does not aDDea, that Policv 10 is relevant to construction of the DroDosed addition and Dool on a residentiallv develoDed lot. Policy n. Promote sustuinable use of living marine resources in Long Island Sound, the Pecouic Estuary and Town waters. See LWRP Section ill - Policies; Pages 57 through 62 for evaluation criteria. Yes No Not Applicable It does not aDDea, that Policv 11 is relevant to construction of the Drooosed addition and 0001 on a residentiallv develoDed lot. Policy 12. Protect agricultural lands in the Town of Southold. See LWRP Section ill - Policies; Pages 62 through 65 for evaluation criteria. Yes No Not ADDlicable It does not aDDea, that Policv 12 is relevant to construction of the DroDOsed addition and Dool on a residentiallv develoDed lot. Policy 13. Promote appropriate use and development of energy and mineral resources. See L WRP Section ill - Policies; Pages 65 through 68 for evaluation criteria. Yes No Not ADDlicable It does not aDDea, that Policv 13 is relevant to construction of the DroDosed addition and Dool on a residentiallv develoDed lot. Created on 5/25/05 11 :20 AM sdN;Ti'Y 0;' PROPE,1?TY nT SOUTHOLD TOWN OF SOUTHOLD SUFFOLK COUNTY, NY LANDWARD EDGE OF TIDAL _MHOS AS OEUNEA lED BY SUFFOU< ENVIRONMENTAL CONSUlnNG, INe. ON SEPTEMBER 19. 2005" SCALE: 1" = 30' 9 l .... i! ~ NOTES: PLANTING AT \vEST SIDE OF SITE TO REMAIN MAINTAIN EXISTING DRYwELLS AND ADD NEw AS REQUIRED o j7 r;1- "0 ~~ LO "-" 9, <;<\ j =- 1b~ '0% CJ (' (PRIV A TE ROAD) EXISTING DOCK TO REMAIN 6 ~~I /u#1 ~V/I I ~ b::'-; I I 1 I I J I I I I I 1 I I J I I J. I I , I I I I I I I I , I I I I , J I , I , RECENEO OCi 7. 5 7.IlIlG o of "ppE"\.S "lONING 60"~ TAX MAP # 1000-90-04-17 I'll "l&. c... ':L 1'/8 I ':L _ i!t~ Cl..E77YjIf'-i ~ ~'d.~. . r. =HDNUHENT , I 4=WETLAND FLAG Elevations referenced \. 'f &. !. -9/.......-f~ . ~7/^"GS: /)~C,/NI'iI" ......; ~ .....~_. . ~... '.. .low SloeS), '. ';. :' / :...1. CUte6ev"..~ /~~ b.~ t3a.C;~4A!./S CJdot.(~./S~ t ..uN-ed, .J "a./. .I/t!7",p'/U/ !? , . \..> a.c. h1Y/be/.f . ;",j!~1"~.fY J 'a. L.o J'.s .PANleu",,~<& Sec..v'14 q,..sS' f7;",3 .J/.. ,I(. ~I/,. U' /~" '" e.... 4~ c!L6-r,#~;p. . St..Jeel fi,..,o.er- .:? 9../. /nrstllUJilJll '~j) e.... r/" m~/I(~ "J).... . ~ . . o?/tJ to N.G.V.D. (;.0 AREA=24J704 SF, TO TIE LINES %"" BADE STAGEBERG COX ARCHITECTS 1:l1VARIOKSTREET T'212.2Oll:!l!llla ~=<~,~" '.~_.n 4' IfQl FENCE TO OOIE SlJfIROC.ftDIMG POll.. SELf-l.A1tHING GR[ KIRJWNl.E TWO SllIlY wooo FJWIE """""" TAX MAP # 1000-90-04-06 BENINATI RESIDENCE SQUTHOLD, LONG ISLAND SITE PLAN DAlE: 06.01.06 SCALE: 1~ .. 3CI I A001 . KENNETH L. EDWARDS MARTIN H. SIDOR GEORGE D. SOLOMON JOSEPH L. TOWNSEND MAIUNG ADDRESS: P.O. Box 1179 Southold, NY 11971 PLANNING BOARD MEMBERS JERlLYN B. WOODHOUSE Chair OFFICE WCATION: Town Hall Aonex 54375 State Route 25 (cor. Main Rd. & Youngs Ave.) Southold, NY Telephone: 631 765-1938 Fax: 631 765-3136 PLANNING BOARD OFFICE TOWN OF SOUTHOLD To: Ruth Oliva, Chair Town of Southold Zoning Board of Appeals From: Mark Terry, Senior Environmental Planner L WRP Coordinator Date: November 29, 2006 Re: Proposed Wetland Permit for Lee and Marie Beninati SCTM# I 000-90-4-17 The proposed action has been reviewed to Chapter 275, Waterfront Consistency Review of the Town of South old Town Code and the Local Waterfront Revitalization Program (L WRP) Policy Standards. Based upon the information provided on the L WRP Consistency Assessment Form submitted to this department, as well as the records available to me, it is my recommendation that the proposed action is INCONSISTENT with the denoted following Policy Standards and therefore is INCONSISTENT with the LWRP. Policy 6 Protect and restore the quality and function of the Town of Southold ecosystem. 6.3 Protect and restore tidal and freshwater wetlands. A. Comply with statutory and regulatory requirements of the Southold Town Board of Trustees laws and regulations for all Andros Patent and other lands under their jurisdiction 1. Comply with Trustee regulations and recommendations as set forth in Trustee permit conditions. The orooosed setback of the !!ara!!e to the wetlaod svstem is 51.5 feet. The orooosed setback of the 0001 to the wetland svstem is 66.7 feet: a minimum seoaration distance of 100' is reauired oursuant to Chaoter 275. Please reauire that the aoolicaot amend the aoolication to meet the above oolicv to the !!reatest exteot oossible. Additionallv. if the action is aooroved and to further Policv 5: Protect and Imorove Water Qualitv in the Town of Southold: 1. Reauire a sub-surface drvwell for the drainin!! of the 0001. 2. Reauire erosion and sediment controls (havbales. silt fenci"!!:) durin!! construction activities to orotect the wetland svstem. 3. Reauire !!ulters. downsoouts and sub-surface drvwells to control stormwater runoff from all imnervious surfaces. Pursuaotto Chapter 268, the Zoning Board of Appeals shail consider this recommendation in preparing its written determination regarding the consistency of the proposed action. Cc: Jim King, President Town of Southold Board of Trustees '. LEE I. BENINATI & MARIE D. BENINATI 855 OAKWOOD DRIVE, SOUTHOLD Town of South old LWRP CONSISTENCY ASSESSMENT FORM A. INSTRUCTIONS 900Z 0 Z ADN I. 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 ~y a Town of Southold agency in making a determination of consistency. · Except minor exempt actions including Building Permit and other ministerial permits not located within 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", then the proposed action may affect the achievement of the L WRP policy standards and conditions contained in the consistency review law. Thus, the action should be analyzed in more detail and, if necessary, modified prior to making a determination that it is consistent to the maximum extent practicable with the L WRP policy standards and conditions. If an action cannot be certified as consistent with the L WRP policy standards and conditions, it shall not be undertaken. A co~y of the LWRP is available in the following places: online :r.,1I'i,-~:; ~fSOtrthOld'S-:~;77~'~,. ' webslte (southoldtown.northfork.net), the Board of Trustees Offi~, nt' - - . local libraries and the Town Clerk's office. f: 0 IE ~ IE ~ '(',1 B. DESCRIPTION OF SITE AND PROPOSED ACTION · I NDV222006 -! SCTM# 90 4 - 17 The Application has been submitted to (check appropriate re nse): Southold Town . j i Pls:1iw"," 2o~rd ~ I Town Board Planning Dept. Building Dept. X Boat~.~!!~ste~ , ~ ZBA ._.---::1 1. Category of Town of South old 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. aDDroval. license. certification: Nature and extent of action: CONSTRUCTION OF 626 SQ.FT ATTACHED GARAGE AND SECOND STORY ADDITION. INSTALLATION OF 14' X 20' INGROUND POOL. REVEGETATION OF BUFFER AREA - lEE I. BENINATI & MARIE D. BENINATI . 855 OAKWOOD DRIVE, SOUTHOlD Location ofaction Site acreage: Present land use: 855 OAKWOOD DRIVE. SOUTHOLD .57 A SINGLE FAMILY DWELLING Present zoning classification: R-40 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: LEE I. BENINATI & MARIE D. BENINATI (b) Mailing address: P.O. BOX 235. SOUTHOLD. NY 11971 (c) Telephone number: Area Code 631-765-5333 (d) Application number, if any: Will the action be directly undertaken, require funding, or approval by a state or federal agency? Yes No If yes, which state or federal agency? NYSDEC DEVELOPED COAST POLICY PoUcy 1. Foster a pattern of development in the Town of Southold that euhances community character, preserves open space, makes efficient use of infrastructure, makes beneficial use of a coastal location, and miDimizes adverse effects of development. See LWRP Section m _ PoUcies; Page 2 for evaluation criteria. Yes No Not Aoolieable The orooosed action is to be conducted on an imoroved site. Construction of the addition at this site is orooosed in a manner consistent with relief aranted under similar conditions. The orooosed 0001 conforms to the zonina reauirements. Po6cy 2. Protect and preserve historic and archaeological resources of the Town of Southold. See L WRP Section m - PoUcies Pages 3 through (I for evaluation criteria Yes No Not Aoolicable The orooosed oroiect is not located near anv historic sites or districts. Policy 3. Enhance visual quality and protect scenic resources throughout the Town of Southold. See L WRP Section m - Policies Pages (I through 7 for evaluation criteria Yes No Not ADolieable The subiect site is deve/ooed with a sinale familv dwellina. Policv 3 has no relevance to the orooosed action. '"' . .' . LEE I. BENINATI & MARIE D. BENINATI 855 OAKWOOD DRIVE, SOUlliOI.D NATURAL COAST POLICIES Policy 4. Minimize loss of life, structures, and natural resources from flooding and erosion. Yes No Not Applicable The orooosed actions will be undertaken in accordance with current FEMA standards. which address and orohibit conditions that are conducive to floodino and erosion. Policy 5. Protect and improve water quality and supply in the Town of Southold. Yes No Not Applicable The subiect site is develooed with a sinole family dwellino. Policy 5 has no relevance to construction of the orooosed addition. Policy 6. Protect and restore the quality and function of the Town of Southold ecosystems including Significant Coastal Fish and Wildlife Habitats and wetlands. Yes No Not Applicable The subiect site is deve/ooed with a sinole family dwellinG. Presentlv. the adiacent areas are in a condition that allows run-off into and siltation of the wetlands. In coniunction with the orooosed construction. an extensive reveaetation olan is orooosed that will slanificantly enhance the Gualitv of the wetlands. (see attached reveaetation olan) Policy 7. Protect and improve air quality in the Town of Southold. Yes No Not Applicable It does not aooear that Policy 7 is relevant to construction of the orooosed addition and 000/. Policy 8. Minimize environmental degradation in Town of Southold from solid waste and hazardous substances and wastes. Yes No Not Applicable The subiect site is deve/ooed with a sinGle familv dwellino. Any solid waste. etc. is disoosed of at the Town landfill. The orooosed 0001 will be constructed with drywells to orovide for containment of anv backwash material that may result from its ooeration and maintenance. 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. Yes No Not Applicable Construction of the orooosed addition and 0001 will have no imoact on oublic access to. and recreational use of. coastal watelS. etc. ...... . . LEE I. BENINATI & MARIE D. BENINATI 855 OAKWOOD DRIVE . SOUTHOLD 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 ill - Policies; Pages 47 through 56 for evaluation criteria. Yes No Not Aoolicable It does not aODea, that Policv 10 is relevant to construction of the orooosed addition and 0001 on a residentiallv develooed lot. Policy 11. Promote sustainable use of living marine resources in Long Island Sound, the Peeonic Estuary and Town waters. See LWRP Section ill - Policies; Pages 57 throngh 62 for evaluation criteria. Yes No Not Applicable It does not aODea, that Policv 11 is relevant to construction of the orooosed addition and 0001 on a residentiallv develooed lot. Policy 12. Protect agricultural lands in the Town of Southold. See LWRP Section ill _ Policies; Pages 62 throngh 65 for evaluation criteria. Yes No Not Aoolicable It does not aooea, that Policv 12 is relevant to construction of the OroDOSed addition and 0001 on a residentiallv develooed lot. Policy 13. Promote appropriate use and development of energy and mineral resources. See L WRP Seetion m - Policies; Pages 65 through 68 for evaluation criteria. Yes No Not ADDlieable It does not aODea, that Policv 13 is relevant to construction of the oroDOSed addition and 000/ on a residentiallv dave/oDed lot. Created on 5/25/05 11 :20 AM SURVEY OF PROPERTY AT SOUTHOLD TOWN OF SOUTHOLD SUFFOLK COUNTY, N Y LANDWARD EDGE OF TIDAL M:1lANDS AS DEUNEA lED BY SUffOlK ENVIRONMENTAl CONSULTING. INC. ON SEPTElABER 19. 2005. SCALE: 1"= 30' NOTES: PLANTING AT W'EST SIDE OF SITE TO REMAIN MAINTAIN EXISTING DRYW'ELLS AND ADD NEW' AS REQUIRED g Ii ;:z g ~ EXISTING DOCK TO REMAIN o )7 r:;7- --0 ~Lt Y'--" 9, ('. ~ 'Po~ Y' // '2,~ 6 NEI GRoW.. DRMWAY 'lRWlOl'<D <!t~, IN~' ~~/ , ~ b!:'........ I I I I I I I I I I I I I I I I I J. I I , I , I I , , , I , , I , , , , , , , , "'. lo. 4' HGH ma TO ~ SUIRXlIONG POCl W SElF-lAltHINGOO"Etwll)I1tNl[ (PRIV ATE ROAD) lWO STOOY Y<<lOO FRMIE """""" TAX MAP # 1 000-90-04-06 TAX MAP # 1000-90-04-17 N ')L ~ ~ 'f ~~.I"",;fCl.K . ~~^"GS: /);PCC-/NI"Ht ....:.. ......~_... . ~.. 4.. ,tOW Sees), " ':-:' /:...1. Cu.e6ey",7. /~' l>,c.. l34.C~NA!./S .. GdotU(eI.s~ t Shnu-{, J.!a./. .~/ fN . V o.e mJ"~/e4- . ,,'p~Y~ifV J '0. ~ J.s P/9N/~~~<& S~14 qr..sS' f?/..,s ..,If.. v(( ~I/,. U' 1:2" d <!... 4~ c!t..~"'-H~,;f . SWeei~~e"- ..f 9";' 1~f1!l~IJI' ...j,'" e.. (/' "(~/It'!:!= .),.v.. . ~- 0-' . of/o A=WETLAND FLAG Elevations referenced to N.G. V.D. (;.0 AREA=24) 704 SF. TO TIE LINES ~ BENINATI RESIDENCE P~~k, ~ Ph.~ft. SITE PLAN BADE STAGEBERG COX A R C H I T E C T S f31VARIC>>l:STFEEt' T:21~~ _~<~'oo" "'''.-on SOUTHOLD, LONG ISLAND I A001 DAlE: 06.01.06 SCALE: 1" = 3J:1