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Home My WebLink About6103 SITI'Y)I/I(IIS~ GcoeGE -rEF.s71:A7I1f 7'~ r:?-I~~LJ..Jfl.0Gi~~_hf(Ji/E1YJ;tfIIIIUCk.. 01:1-:. " ~/08- O<A)il 67ZJ,ey ,4-'/)';)17100 -.,;J~O-/~~' ,ey~ CJ"J. ~ /iX:.eelJ$C' IV DO~/;Y . C:;tt:r/R Y f<.ysl!J t1J1,Q 301) 'hJ /02/Yo/01 Afllt- 0ZVb? ;~ APPEALS BOARD MEMBERS James Dinizio, Jr. Gerard P. Goehringer , Chair~n Ruth D. Oliva Michael A. Simon Leslie Kanes Weisman Mailing 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 http://southoldtown.northfork.net ZONING BOARD OF APPEALS TOWN OF SOUTHOLD Tel. (631) 765-1809 ° Fax (631) 765-9064 ;~EIVED r' FINDINGS, DELIBERATIONS AND DETERMINATION Soothol,'l Town Clert MEETING OF JANUARY 10, 2008 ZBA # 6103 - George and Efstratia Samaras Property Location: 2100 Naugles Drive, Mattituck CTM 99-5-25 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 applicants' property is nonconforming with 13,650 square feet in area in this R-40 Low-Density Residential District, with 133.26 ft. along Naugles Drive and 102.32 ft. along Rose Lane, a private right-of-way. The apphcants' parcel is improved with a single-story, one-family dwelling, situated as shown on the November 27, 2000 survey prepared by John Metzger, Peconic Surveyors, P.C., revised June 28, 2001, with notation 10x10 shed to be relocated (and also shown on the 9/26/2005 survey prepared by Harold Tranchon with notation added that the shed is to be removed). BASIS OF APPLICATION/ZONING CODE: This is a request for Variances under Sections 280-122 and 280-244, based on the Building Inspector's October 26, 2007 Notice of Disapproval concerning a proposed second-story addition to the existing dwelhng, which new construction will increase the degree of nonconformance when located less than 35 feet from the rear property line. Article XXII, Section 280-122 ,which states "Nothing in this article shall be deemed to prevent the remodeling, reconstruction or enlargement of a non-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 building." Also, the existing single family dwelling notes a rear yard setback of 23.3 feet. Pursuant to the ZBA Code Interpretation under File #5039 (Walz), such additions and alterations will constitute an increase in the degree of non-conformance. Pursuant to Article XXIII, Section 280-124 concerning non-conforming lots measuring less than 20,000 square feet on total size, the code requires a minimum rear yard setback of 35 feet. FINDINGS OF FACT The Zoning Board of Appeals held a pubhc hearing on this application on December 20, 2007, at which time written and oral evidence were presented. Based upon all testimony, ~age 2- January 10, 20 ZB File No. 6103 - George and Efstratia Samaras CTM No. 99-5-25 documentation, personal inspection of the property, and other evidence, the Zoning Board finds the following facts to be true and relevant: AREA VARIANCE: The apphcants are requesting an area variance to construct a second-floor utilizing the existing frrst floor. The existing home has a nonconforming rear yard setback of 23.3 feet, and with the new construction the setback will remain the same, although an increase in the degree of the nonconforming rear yard. REASONS FOR BOARD ACTION: On the basis of testimony presented, materials submitted and personal inspections, the Board makes the following findings: 1. Town Law §267-b(3)(b)(3)(1). Grant of the variance will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. The only new construction is a second-story addition with alterations to the existing home, without reducing or encroaching on any new setbacks. 2. Town Law ~267-b(3)(b)(2). The benefit sought by the applicants cannot be achieved by some method, feasible for the applicant to pursue, other than an area variance. The applicant's lot is a non-conforming lot of 14,375 square feet in an R40 zone and the most efficient way to enlarge the house is to construct a second story without creating further nonconformities or variances. 3. Town Law §267-b(3)(b)(3). The variance requested herein is not substantial and is the maximum the board would allow. 4. Town Law ~267-b(3)(b)(5). The difficulty is not self created because the house is existing and applicant wishes to build up instead of increasing lot coverage. This is the most feasible method to enlarge the house. 5. 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 character on the neighborhood is mixed, but with mostly small lots and modest homes. 6. Town Law §267-b. Grant of the relief requested is the minimum action necessary and adequate to enable the applicant to enjoy the benefit of his property, 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 Oliva, seconded by Member Weisman, and duly carried, to Grant as applied for, based on the 11/02/2006 set of construction plans (#2791 pages 1-6) prepared by James J. Deerkoski, P.E. dated, survey dated 09/26/2005 by Harold Tranchon Jr. P.C. and the 11/27/2000 survey, revised June 28, 2001 by Peconic Surveyors/John T. Metzger. ~age 3 - January 10, ~ ZB File No. 6103 - CTM No. 99-5-25 and Efstratia Samaras Any deviation ~om 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 Go~~~a~D~nizio, Simon, and We~m~. ~ ~o~u~o~ w~s ~ ~.o~/~ ~_// Approved for F~ng ~ 10-30-B007 13:07 SOUTHOLD BUILDIN6 DEPT 16317659508 PASE1 FOPdVI NO. 3 NOTICE OF DISAPPROVAL TO: Patricia Moore (Samaras) 51020 Main Road Southold, NY 11971 Please take notice that your application dated October 22, 2007 DATE October 26, 2007 NOV - ! 200/ For pcm~it to construct a second story addition to an existing sin-lc lhmilv ~ I,ocation of property: 2100 N augle, a.Drive, Mattituck, NY :tA gB OF APPEALS County Tax Map No. 1000 - Section 99 Block 5_ Lot 2.~5 Is returned h .wjill a~I~jsa~ on the following grounds: ~Sccodd story addition to th~s existing sinde family dwellint,, on a mm-conforming ~ ~-e foot lot in the Residential R-40 District is not nermitted vursuant to Article XXIII · ~280-122, which states; "Nothing in this article shall be deemed m vrevent the remodeling, reconstruction or enlargement ofa non-conformimz building containing a conformin~ use. provided that suetl action docs not create any new rton-conlbrmanee or increase the degree of non-confiwmance wiIh regard to the regulations retraining to such buildines." The existing single thmtlv dwellina notes a mar yard setback of 23,3 tYet. Pursuant to the ZBA's interpretation in Walz (#5309), such additions and alterations will thus constitute an increase in the degree of non-conformance. Pursuant to Article XXIII Section 200-124, non-conforming lots. measufin ~ less than 20,000.. sauare l~et in total size, require a minimum rear yard setback of 35 l'eet, This Notice of Disapproval was written b.ased on plans signed by James Deerkoski dated 11/2/06 tl~m~a-'f~*~4ipmci-gT21W0~bv llarold Tranchom Jr. PC. LOT AREA = 13,651 SO. FT. ASPHALT DRIVEWAY N. 71°19'50'' E. /" -- iQ7,08' deed 49.8' ~ OF R.O. W~KNOWN AS ROSE LANE ~ 74°53 I0 W ~ ~0 R o.w. 102,32' NOW OR FORMERLy WEATHERS REVOCABLE TRUST N.Y. LIC. NO. 048992 AROLD F. TRANCHON JR. PENN. LIC, NO. 2111§-E JOB NO, 05 Z85 FILE NO. SURVEYED FOR GEORGE SAMARAS 857 F SITUATED AT MATTIT~CK TOWN OF SO[JTHOLD SUFEOL K COUNTY, NEW YORK SCALE 1" = 20' DATE 9 26 200,5 FILED MAP NO. DATE TAX MAP NO. ~000 - 99 - .5 .. 25 (REF. ONLY) DISK 249 HAROLD F. TRANCHON JR. P.C. LAND SURVEYOR P.O, BOX 616 1866 WADING,RIVER-MANOR RD. WADING RIVER, NEW YORK, I 1792 631, 929-4695 SEE DATED AREA= ~3~880 APPLICATION TO THE SOUTHOLD TOWN BOARD OF Date Assigned/Assignment No. NO'or House No. 2100 Street Naueles Drive Hamlet Mattituck SCTM 1000 Section 99 Block 05 Lot(s) 25 Lot Size 13,650 Zone I (WE) APPEAL THE WRITTEN DETERMINATION OF THE BUILDING INSPECTOR DATED ~~N MAP DATED. Applicant(s)/Owner(s): George and Efstratia Samaras Mailing Address: 3081 36~ Street, Astoria NY 11103-4704 Telephone: c/o 765-4330 Fax #: Email: NOTE: In addition to the abovg, 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: Patricia C. Moore Esq for ( X ) Owner, or ( ) Other: Agent's Address: 51020 Main Road, Southold NY 11971 Telephone 631-765-4330 Fax #: 631-765-4643 Email: PCMOOREl(~optonline.net Please check box to specify who you wish correspondence to be mailed to, from the above names: [] Applicant/Owner(s), or E Authorized Representative, or [] Other Name/Address below: WHEREBY THE BUILDING INSPECTOR REVIEWED MAP DATED (a/Z~/~J_. and DENIED AN APPLICATIOyOATEO /0/~/0 7 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 X~(IIJ Section 280- J'L2~ (l~/o.[z) Subsection ~ /rioo¢ ackdcttor' ~ Type of Appeal. An Appeal is made for: '~A Variance to the Zoning Code or Zoning Map. [3 A Variance due to lack of access required by New York Town La~ [] Interpretation of the Town Code, Article Section [] Reversal or Other NO - 1 2L~,7 ~'f~I~.AppEALS A prior appeal [] has, l~has not been made at any time with respect to this propertv~ UNDER Appeal No. Year__. (Please be sure to research before completing this question or call our office for assistance.) Name of Owner: George & Efstratia Samaras ZBA File # REASONS FOR APPEAL (additional sheets ma~ be used with preparer's signature): 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: The owner wishes to add two bedrooms and a bathroom to second floor. One bedroom will be relocated from the first floor to the second floor. The existing house will be renovated on the first floor, one of the bedrooms will be eliminated on the first floor in order to expand the living room. The rear yard setbacks are pre-existing nonconforming and the second floor is being constructed over the first floor. The existing house is a modest home which is only 26' x 24' with an enclosed one story 26' x 8 porch which is being retained. The proposed second floor is 26' x 28' (a 2 foot overhang over the existing first floor footprint was designed by the architect) The cellar entrance remains in the rear yard. (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: The existing first floor was constructed in keeping with the sloped property. The home has a larger front yard setback because the property slopes up to the location of the existing house. The second floor will encroach 2 feet over the first floor footprint. The rear yard variance requested is 21.3' (23.3 -2' overhang of second floor) (3) The amount of relief requested is not substantial because: The rear yard setback for this property is 35'. The lot is sloped and the setbacks are well established. The proposed addition is over the existing first floor with a 2' overhang. (4) The variance will NOT have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district because: The house remains very modest in size and character. The owners need room for the grandchildren. The house is only a three bedroom home. (5) Has the alleged difficulty been self-created? ( )Yes, or ( X )No. The house is preexisting nonconforming, having been constructed 23.3 feet from the rear property line in the 1950's. Are there Covenants and Restrictions concerning this land: ~ No. [] Yes (t~lease furnish cot~v). 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. Chech this box ( ) IF A USE VARIANCE IS BEING REQUE~D, AND PLEASE COMPLETE THE ATTACHED USE VARIANCE SHEET: (Please be sure t~o~ns~ ,,~ attorney.) Si~u~r~ of Appellant or Authorized Agent ] .~ (Agent must submit written Authorization from Owner) _BOARD OF APPEALS PATRICIA C. MOORE Attorney at Law 51020 Main Road Southold, NewYork 11971 Tel: (516) 765-4330 Fax:: (516) 765-4643 Zoning Board of Appeals 53095 Main Road PO Box 1179 Southold, NY 11971 November 1, 2007 BOAED OF APPEALS, RE: SAFe,RAg PROPERTY ADDRESS: 2100 NAUGLES DRIVE, MATTITUCK SCTM: 1000-99-5-25 Dear Chairman: With reference to the above, enclosed please find seven sets of a variance application, LWRP consistency form and clients check for the filing fee. Please place on the your next hearing calendar. Thank you. Ve~ruly yours, Patricia C. Moore TOWN OF SOUTHOLD BUILDING DE. PAI~,_TMENT TOWN I~iALL SOUTHOLD, NY 11971 TEL: (631) 765-1802 FAX: (631) 765-9502 www. northfork.net/Southold/ Examined _, 20__ Approved ,20__ PERMIT NO. BUILDING PERM~kPPLICATION CHECKLIST Do you have ~ed the following, before appiying? Board of Health 4 sets of Building Plans Planning Board approval Survey. Check Septic Form N.Y.S.D.E.C. Trustees Contact: Mail to: Disapproved a/c tn ~_ , /.-.~ ~ /?~'~'/ ~ / ~/J// Phone: Expiration ,20 ~ / .// ~ :-;~ (&' ~ '~ ~ ~,~. Bui~spector ~-' ~ 9' ~'~ ~ APPLICATION FOR BUILDING PE~IT Date 20 '~ '- INSTRUCTIONS a. ~is application MUST be completely filled ~ by t~ewfiter or in i~ ~d submitted to ~e Bulldog ~spector with 4 sets of plus, acc~te plot pl~ to scale. F~ according to schedule. b. Plot pl~ showing location of 10t ~d of buildings on premises, relations~p to adjoined pre~ses or public s~eets or areas, ~d wate~ays. c. The work covered by this application may not be co~enced before issu~ce of Buil~g Pe~t. d. Upon approval offs application, the B~lding ~spector will issue a Bulldog Pe~it to the applic~t. Such a pe~it shall be k~t on ~e premises available for inspection t~ou~out the work. e. No buil~g shill be occupied or used in whole or ~ p~ for ~y p~ose what so ever umil the B~l~ng ~spector issues a Ce~ificate of Occup~cy. f. Eve~ buil~g pe~it shill expbe if the work authorized has not commenced wit~ 12 mon~s a~er ~e ~te of issu~ce or has not been completed wi~n 18 mon~s ~om such ~te. If no zoned ~en~ents or other re~lations affected the prope~y have been enacted in ~e ~tefim, the Buil~g ~spector may authorize, addition six monks. Therea~er, a new p~t shall be requbed. ~PLICATION IS ~BY M~E to ~e Building Depa~mem for the issu~ce of a Bulldog Pe~t p~su~t to ~e Bulldog Zone Ore,ce of the Town of Sou~old, Suffolk County, New York, ~d other applicable Laws, Ord~ces or Re~lations, for the conduction of buildings, ad~tio~, or directions or for removal or demolition as here~ described. The applicam a~ees to comply wi~ all aPplicable laws, ordinances, building code, housed code, ~d re~lations, ~d to a~t authorized inspectors on premises and in building for necess~ inspections. State whether applic~ls:.J°~;{¢~':~:~"TX:::t, ~:iitec,, en~neer, gen~a, con~ac(to;~ilelk :c'3~::Tfp~2~e~;'or builder Name of owner of premises (As on the tax roil or latest deed) If applicant is a corporation, signature of duly authorized officer (Name and title of corporate officer) Builders License No. Plumbers License No. Electricians License No. Other Trade's License No. 1. Location of land on which proposed work will be done: House Number .... 6~treet County Tax Map No. 1000 Section Subdivision (Name) Hamlet Lot Z a Lot 2. State existing use and occulll~llcy of premises and intended use and d~l~pancy of proposed col~stmction: a. Existing use and occupancy O,4.e ,5 ~,_ _~' . . -. b. Intended use and occupancy ~ ~ ~ (15el,~e~ / iF/-~OOr'] (./ J 3. Nature of work (check which applicable): New Building Repair Removal Demolition 4. Estimated Cost 5. If dwelling, number of dwelling units If garage, number of cars Addition Other Work Fee Alteration (Description) (To be paid on filing this application) Number of dwelling units on each floor 6. If business, commercial or mixed occupancy, specify nature and extent of each type of use. 7. Dimensions of existing structures, if any: Front Height_ Number of Stories Rear Dimensions of same structure with alterations or additions: Front Depth. Height Number of Stories Rear 8. Dimensions of entire new construction: Front Height Number of Stories Rear _Depth 9. Size of lot: Front Rear Depth 10. Date of Purchase Name of Former Owner I 1. Zone or use district in which premises are situated 12. Does proposed construction violate any zoning law, ordinance or regulation? YES__ NO__ 13. Will lot be re-graded? YES__ NO__ Will excess fill be removed from premises? YES NO__ 14. Names of Owner of premises Name of Architect Name of Contractor Address Phone No. Address Phone No Address Phone No. 15 a. Is this property within 100 feet ora tidal wetland or a freshwater wetland? *YES__ * IF YES, SOUTHOLD TOWN TRUSTEES & D.E.C. PERMITS MAY BE REQUIRED. b. Is this property within 300 feet of a tidal wetland? * YES NO * IF YES, D.E.C. PERMITS MAY BE REQUIRED. NO 16. Provide survey, to scale, with accurate foundation plan and distances to prope~.~.'lines. 17. If elevation at any point on property is at 10 feet or below, must provide topographical data on survey. 18. Are there any covenants and restrictions with respect to this property? * YES__ · IF YES, PROVIDE A COPY. NO STATE OF NEW YORK) SS: COUNTY OF ~,~-.d l/.. ) ~dq,7,~.~ ~-~1~~-~ being duly sworn, deposes and says that (s)he is the applicant (Name of individual signing contract) above named, . (S)He is the (Contrac~ Agent, Corporate Officer, etc.) of said owner or owners, and is duly authorized to perform or have performed the said work and to make and file this application; that all statements contained in this application are true to the best of his knowledge and belief; and that the work will be performed in the manner set forth in the application filed therewith. Sworn to before me this ,~,~O day of ,.fi/(,//~-/~ , APPLICANT'S PROJECT DESCRIPTION (For ZBA Reference) Applicant: Mr & Mrs. Samaras Date Prepared:October 30, 2007 I. For Demolition of Existing Building Areas Please describe areas being removed: roof of one story structure reconstructed as two story dwelling II. New Construction Areas (New Dwelling or New Additions/Extensions): Dimensions of first floor extension: existing house renovated (interior) Dimensions of new second floor: 26' x 28' Dimensions of floor above second level: none Height (from finished ground to top of ridge): 28'8" Is basement or lowest floor area being constructed? No If yes, please provide height (above ground) measured from natural existing grade to first floor: N/A 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: first floor renovation and second floor addition Number of Floors and Changes WITH Alterations: IV. Calculations of building areas and lot coverage (from surveyor): Existing square footage of buildings on your property: _(26 x 24) + (8 x 26) sq.ft: 624 sqft. + 208 = 832 Sq.ft. Proposed increase of building coverage: 0 Square footage of your lot:__ 13,650 sq.fl. Percentage of coverage of your lot by building area: 16%lotcoverage V. Purpose of New Construction Requested: second floor renovate first floor and relocate bedrooms to VI. Please describe the land contours (flat, slope %, etc.) as exist and how it relates to the difficulty in meeting the code requirement(s): nonconforming lot with nonconforming setbacks - Town of Southoid LWRP CONSISTENCY ASSESSMENT FORM A. INSTRUCTIONS All applicants for permits* including Town of Southold agencies, shall complete this CCAF for proposed actions that are subject to the Town of Sonthold 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 within the Coastal Erosion Hazard Area. 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 Waterfi'ont 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). lfany question in Section C on this form is answered "yes", then the proposed action may affect the achievement of the LWRP 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 LWRP policy standards and conditions. 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 webs te (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# 1000- 99-5-25 second floor addition to existing structure- not waterfront AGENT: Patrieia C. Moore Esq. 51020 Main Road, Southold NY 11971 The Application has been submitted to (check appropriate response): Town Board [] Planning Dept. [] Building Dept. [] Board of Trustees [] Zoning Board of Appeals [] Setback variance 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: [] Type: Town of Southold LWRP nsistency Assessment Form 1 nature and extent of action: request second floor addition over existing first floor Location of action: 2100 Naugles Drive, Mattituck NY Site acreage: _14,375 sq.ft. Present land use: existing_.~sidence Present zoning classification: R-40 nonconformine 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:George Samaras & Efstratia Samaras (b) Mailing address: P.O.Box 1692, Mattituck NY 11952 (c) Telephone number: ( 631 )298-5816 (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: 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 ora coastal location, and minimizes adverse effects of development. See LWRP Section III- Policies; Page 2for evaluation criteria. Yes [] No [] Not Applicable [] Discussion (if appropriate): The existing residence is being renovated and expanded with a second floor. The expansion is within the same footprint of the existing structure. The house is not on the water. Standard area variance Policy 2. Protect and preserve historic and archaeological resources of the Town of Southold. See LF,~P Section !!! ~ Policies Pages 3 through 6for evaluation criteria Yes [] No [] Not Applicable [] Discussion (if appropriate): Disturbed property with no historical archeological resources Policy 3. Enhance visual quality and protect scenic resources throughout the Town of Southold. See LWRP Section 111 - Policies Pages 6 through 7for evaluation criteria Town of Southold LWKP nsistency Assessment Form 2 Yes [] No [] Not Applicable [] Discussion (if appropriate).' addition to existing residence no visual impact 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 16for evaluation criteria Yes [] No [] Not Applicable [] Discussion (if appropriate): the proposed addition will require compliance with NYS Building' Code. Second floor roof enables applicant to capture 100% of roof rainfall runoff. Policy 5. Protect and improve water quality and supply in the Town of Southold See L WRP Section III- Policies Pages 16 through 21for evaluation criteria Yes [] No [] Not Applicable [] Discussion (if appropriate): Not applicable 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 32for evaluation criteria. Yes [] No [] Not Applicable [] Discussion (if appropriate): the second floor will have no impact on habitat or wetlands. Property is not near wetlands Policy7. Protect and improve air quality in the Town of Southold. See LWRP Section lll- Policies Pages 32 through 34for evaluation criteria. See Section III - Policies Pages; 34 through 38for evaluation criteria. Yes [3 No [] Not Applicable Discussion (if appropriate):. N/A Policy 8. M~nimize environmental degradation in Town of Southoid from solid waste and hazardous substances and wastes. See L WRP Section III -Policies; Pages 34 through 38for evaluation criteria. Yes [] No [] Not Applicable [] Discussion (if appropriate): _no PUBLIC COAST POLICIES Town of Southold LWKP nsistency Assessment Form 3 Policy 9. Provide for public access to, and recreational use of, coastal waters, public lands, and public resources of the Town of Southold. See L WRP Section III- Policies; Pages 38 through 46for evaluation criteria. Yes [] No [] Not Applicable [] Discussion (if appropriate): Not aoulicable, property is not on the water 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 56for evaluation criteria. Yes [] No [] Not Applicable [] Discussion (if appropriate): The existing residence is not on the water 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 62for evaluation criteria. Yes [] No [] Not Applicable [] Discussion (if appropriate): N/A - no impact on marine resources Policy 12. Protect agricultural lands in the Town of Southold. See L WRP Section II1 - Policies; Pages 62 through 65for evaluation criteria. Yes [] No [] Not Applicable [] Discussion (if appropriate): N/A - no agricultural lands affected Policy 13. Promote appropriate use and development of energy and mineral resources. See LWRP Section III- Policies; Pages 65 through 68for evaluation criteria. Yes [] No [] Not Applicable [] Discussion (if appropriate): N/A - no impact on energy or minerals *copy of Town form created on 2/11/06 Town of Southold LWRP nsistcncy Assessment Form 4 QUESTIONNAIRE FOR FILING WITH YOUR Z.B,A. APPLICATION ls the subject premises listed on the real estate market for sale? E Yes ~ No Are there any proposals to change or alter land contours? E No E Yes, please explain on attached sheet. above mean sea level? 1) Are there areas that contain sand or wetland grasses? NO 2) Are these areas shown on the map submitted with this application? NO 3) Is the properly bulkheaded 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 Town Trustees for its determination of jurisdiction? Please conf'u'm status of your inquiry or application with the Trustees: and if issued, please attach copies of permit with conditions and approved map. ls there a depression or sloping elevation near the area of proposed construction at or below five feet NO E. Are there any patios, concrete barriers, bulkheads or fences that exist and are not shown on the survey map that you are submitting? NO (Please show area of these structures on a diagram if any exist. Or state "none" on the above line, if applicable.) Do you have any construction taking place at this time concerning your premises? NO If yes, please submit a copy of your building permit and map as approved by the Building Department and describe: G. Do you or any co-owner also own other land close to this parcel? YES label the proximity of your lands on your map with this application. (1000-99-05-24) lfyes, please H. Please list present use or operations conducted at this parcel single family dwelling and proposed use same with second floor s.?gle-family; proposed: same with garage or pool, or other description.) Au['hor~zed Signature and Date ~ 2/05; 1/07 ELIZABETH A. NEVILLE TOWN CLERK REGISTRAR OF VITAL STATISTICS MARRIAGE OFFICER RECORDS MANAGEMENT OFFICER FREEDOM OF INFORMATION OFFICER Town Hall, 53095 Main Road P.O. Box 1179 Southold, New York 11971 Fax (631) 765-6145 Telephone (631) 765-1800 southoldtown.northfork.net OFFICE OF THE TOWN CLERK TOWN OF SOUTHOLD TO: FROM: DATED: RE: Southold Town Zoning Board of Appeals Elizabeth A. Neville November 7, 2007 Zoning Appeal No. 6103 Transmitted herewith is Zoning Appeals No. 6103 of George & Efstratia Samaras- the Application to the Southold Town Zoning Board of Appeals. Also enclosed is a Letter of Authorization for Patricia C. Moore, Esq. to file on the owners behalf, Cover Letter from Patricia C. Moore, Questionnaire for Filing with the Z.B.A. Application, Applicant's Project Description, Transactional Disclosure Form, Town of Southold Property Record Card, Notice of Disapproval, Elevations, Floor Plans, Floor Plan & Section, Specifications, Tax Map, Addition/Renovation Diagram and a Survey of the property prepared by John T. Metzger; Licensed Land Surveyor. Town Of Southold P.O Box 1179 Southold, NY 11971 Date: 11/07/07 * * * RECEIPT * * * Receipt#: 312 Transaction(s): 1 Application Fees Reference Subtotal 6103 $400.00 Check#: 312 Total Paid: $400.00 Name: Samaras, George & Efstratia 3081 36th Street Astoria, NY 11103-4704 Clerk ID: MICHELLE Internal ID: 6103 3~) C NO TE, LOT NUMBERS REFER TO ' SUBDIVISION MAP H[OHP[?INT AT EAST MAR[ON, SECTION THREE' FILED IN THE SUFFOEK COUNTY CLERK'S OFFICE ON JULY 15, 1991 AS FILE NO, 9II9, AREA = 30585 ACRES ANY ALTERATION OR ADBITIBN TO THIS SURVEY IS A Vt. rlLATIQN' DF SECTION 7209 OF THE NE~I YORK STATE EDUCATION LA'i, MAP OF PROPERTY A TEA S T MARION TO ~FN OF SOUTHOLD SUFFOLK COUNTY , N. Y. 1000 - 31- 03- 11,31 SCALE: 1"=30' 00 T.24, 2005 ZONING DISTRICTS: HB & R40 SCHOOL DIS,TR, ICT: EAST MAR/ON F/RE D/STRICT EAST MAR/ON LOT COVERAGE = 8373/133220= LANDSCAPED ~ 34991/133220 OWNER/APPLICANT EAST MARION FIRE DISTRICT 9395 MAIN ROAD EAST MARION, N.Y. 1/939 PARKING OFFICE I SPACE PER I00 SO. FT. 300 ' SO. ET. IlO0 = '3 spaces GARAGE ? BAYS x £ = /4 spaces STORAGE I PER IOQO SQ. FT. 2400/1000 = 2.4 2 spaces RECREA TIQNA£ / PER 2 Hand/capped LIGHTING £~ISTING, DRAINAGE EX/STING PA VEMENT EXIS TING SANITARY EXIS TING 300 SO.FT. 5 spaces 24 spaces PECONIC ¢631) 765 - 50£0 P, D, BOX,909 i830 TRAVELER STREET SOUTHDLD, N,Y, 11971 6% 3.9 spaces provided 02-25( E. MARIO/~ F/~' D/~ TR/C T 11.~9 E MARION FIRE DIST. MAP OF PROPERTIES SHOWING LAND USES A T EAST MARION TOWN OF SOUTHOLD SUFFOLK COUNTY, N Y. 1000-31-03-11.31 S~CALE.' I'~ IO0' 0C T,2~.2005 O = DWELLING B = BUILDING C= COTTAGE ?,0. = POST OFFICE N.Y.S. LIC. NO. 49618 PECONIC SURVEYORS~ P.C. (65H 765 - 50~-0 FAX (631) 765 - 1797 P, O. BOX 909 1250 TRAVELER STREET SOUTHOLD~ N.Y. 1197L 02 - 251 LEGAL NOTICE SOUTHOLD TOWN ZONING BOARD OF APPEALS THURSDAY, DECEMBER 20, 2007 PUBLIC HEARING NOTICE IS HEREBY GIVEN, pursuant to Section 267 of the Town Law and Chapter 280 (Zoning), Code of the Town of Southold, the following public hearing will be held by the SOUTHOLD TOWN ZONING BOARD OF APPEALS at the Town Hall, 53095 Main Road, P.O. Box 1179, Southold, New York 11971-0959, on THURSDAY~ DECEMBER 2072007: 1:10 P.M. GEORGE and EFSTRATIA SAMARAS #6103. Request for Variances under Sections 280-122 and 280-244, based on the Building Inspector's October 26, 2007 Notice of Disapproval concerning a proposed second-story addition to the existing dwelling, which new construction will increase the degree of nonconformance when located less than 35 feet from the rear property line. Location of Property: 2100 Naugles Drive, Mattituck; CTM 99-5-25. 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 and prior to the day of the 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: November 19, 2007. ZONING BOARD OF APPEALS JAMES DINIZIO, JR., CHAIRMAN By Linda Kowalski 54375 Main Road (Office Location) 53095 Main Road (Mailing Address) P.O. Box 1179 Southold, NY 11971-0959 #8628 STATE OF NEW YO[~ ) SS: COUNTY OF SUFFOLK) Karen Kine of Mattituck, in said county, being duly sworn, says that she is Principal Clerk of THE SUFFOLK TIMES, a weekly newspaper, published at Mattituck, in the Town of Southold, County of Suffolk and State of New York, and that the Notice of which the annexed is a printed copy, has been regularly published in said Newspaper once a week for 1 ...... week(s), successively, commencing on the 6th day of December, 2007. Principal Clerk Sworn to before me this CHRISTINA VOLINSKI NOTARY PUBLIC-STATE OF NEW YORK NO ~1-V06105050 Qualified In Suffolk County ~omm;~c,n Exp~es February 2S, 2008 LEG~L NOTICE SOUTHOLD TOWN ZONING BOARD OF APPEALS THURSDAY, DECEMBER 20, 2007 PUBLIC HEARINGS NOTICE IS HEREBY GIVEN, pur- suant to Section 267 of the Town Law and Chapter 280 (Zoning), Code oI the Town of Southold, the following public hearings 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. D MBER 7: 9:30 A.M. END OF TFIE ROAD, LLC g6013. Request for Variances under Sections 28049 and 280-78B-I, based on the Building Inspector's No- vember 19, 2007 amended Notice of Disapproval concerning proposed con- struction of two buildings (with retail( office and bank space in this BZGeneral Business Zone District. The reasons for disapproving the building permit ap- phcation are: (1) one of the two build- ings will be less than 25 feet from the parking area is located in an R-40 Rest- .of Disapproval concerning proposed dential Zone District, which the code states is permitted upon approval of the Board of Appeals under Section 280-78- B-I. The existing buildings are proposed to be demolished. Location of Property: 11500/11600/1170{) Main Road (NYS Route 25) and John's (private) Road, Mattituck; CTM 122-3-1.2, 2, 5.I and 17. .10:00 A.M. BREWERS YACHT YARD #6102. Request for Variances un- der Sections 280-15 and 280-! 16B, based on the Building Inspector's September 24, 2007 Notice of Disapproval concern- ing a proposed accessory pavilion struc- ture at an amended height which will exceed the code limitation of 22 feet as per amended plan and in a location at less than 75 feet to the bulkhead, at 500 Beach Road, Greenport; CTM 43-3-2. Zone District: Marine II. 10:10 A.M. PATRICIA DAWSON #610L Request for Variances under Sections 280-114 and 280-116B, based on the Building Inspector's October 11, 2007 Notice of Disapproval concern- lng proposed as-built additions and al- terations to the existing dwelling, which construction is less than 75 feet from the bulkhead and less than 20 feet on a single side yard. Location of Property: 7940 Indian Neck Lane, Peconic; also known as Lot 2 on the Map of High House Woods; CTM 86-7-7.2. 10:25 A.M. HEINZ and BRIGITFA ROSIN #6099. Request for Variances under Section 280-124, based on the Building Inspector's September 21, 2007 Notice of Disapproval concerning as-built addition(s) and alterations to the'existing single-family dwelling with a single side yard setback at less than 15 feet and rear yard at less than 50 feet at 5610 Peconle Bay Boulevard. Laurel: CTM 128-2-10. 10:50 A.M. PH1LLIP & JENNIFER STANTON #5948 {PH 10/18 carryover for additiondl infotznation) regarding proposal to ralccate a barn with pro- posed additions, and proposed altera- tion for use as an accessory building with owner's private game room, adding bathroom facilities and a fireplace, at 522 Town Creek Lane. Southold: CTM 11:00 A.M. KENNETH G. SCHEU- additions anll alterations to an existing accessory building for use as the own er's studio/workshop. The Building In spector states that the following are not permitted under the Zoning Code for accessory buildings: (1) habitable space as shown in the proposed layout of the accessory building, (2) setbacks from the side and rear lot lines at less than three feet, and (3) proposed dormers exceeding 40% of the roof width. Lo- cation of Property: 355 Skippers Lane, Orient; ~ 24-24. 2:10 P.M. THOMAS and MARY IRENE MARRON g6110. Request for Variances under Seedons 280-124B and 280-124, based on an application for a building permit and the Building In- spector's September 27, 2007 Notice of Disapproval, concerning a proposed ad- dition to the existing dwelling as living area (instead of garage area applied for under ZBA #5797-2005),which addition as modified ~vilt be less than less than 15 feet on a single side yard, at 3125 Wells Avenue, Southold; CFM 704-10. 2:20 RM. FRANCIS J. COUTFS FAMILY TRUST by G. Hallenbeck HI,Tru§tee #609& This is an application for a Lot Waiver, concerning a 16,599 square foot lot, merged as a single par- cel as noted in the Building Inspector's Septemb&r 6,2007 Notice of Disapprov- al, under Section 280-I1A to unmerge 10,007 square feet (CTM 142-I-3.2 va- cant land) for the purpose of building a future dwelling, and 6,592 square feet (CTM 142-1-3.3 wi~h a dwelling). Loca- tion ~of Prope[ty: 10650 Sound Avenue at corner of Factory Avenue, Mattituck. 2:40 P.M. ROMANELLI REALTY INC. #6100. Location of Proper~: 36660 Route 25. Cutchogue; CIWI 97-3-3.1 t formerly 97-3-31. Request for Varianc- es under Sections 28042A and 280-43A & C. based on the Building thspeetor's November 19. 2007 amended Notice of Disapproval. concerning a proposed contractor's yard and three principal buildings on this 63.338 square foot lot. The Building Inspector states that: (1) pursuant to the Bulk Schedule. one use per 80.000 square feet is al- lowed in the Limited Business (LB) Zone. and the proposed construction BLEIN g6079 tpH lO/18carryover for (three buildings) ts not permitted om a additional information) rqgardthg a ot containing less than 240,1100 square proposed a~garage and shed in feet, for the reason that the proposed an area other than the code2required · three buildings constitute thre~ distinct rear yard. at 105 West C~eek Avenue (also Pequash Avenue and Old Pasture Road), Cutchog~e; CFM t03-13-20.1. I;00 P.M. CHARLES WITCZAK g 6092 tPH 11/15 carryover for addition- al information) r~garding a proposed dwelling and existing barns at the south- east comer of C.R, 48 and 5000 Bridge Lane, Cuteimgue; CTM 84-5-4 1:10 P.M. GEORGE and EFSTRA- T1A SAMARAS g6103. Request for Variances under Sections 280-122 and 280-24~. based on the Building lnspec. tot's October 26. 2007 Notice of Disap- proval concermng a proposed second- story addition to the existing dwelling, which new construction will increase the aegree of nonconformance when located less than 35 feet from the rear property line. Location of Property: 2100 Naugles Drive, Mattituck; CTM 99-5-25. 1:20 RM. ANNE STEPNOSKI #6104. Request for Variances under Sections 280-122 and 280-124, based on the Building Inspector's September 27, 2007 Notice of Disapproval and Zoning Interpretation #5039 (Walz) concern- ing a proposed secood-story addition and alterations to the existing dwelling, which will be an increase in the degree of nonconformity when the rear yard and front yard setbacks are less than 35 feet. Also proposed are additions at less than the code required 35 feet rear setback and front setback (new noncon- formities) under the code requirements. Location of Property: 1025 Cedar Road, Southold; CTM 78-7-35. 1:40 EM. SOUTHOLD PARK DISTRICT #6105. Request for a Vari- ance under Section 280-i4, based on the Building Inspector's November 9, 2007 amended Notice of Disapproval concerning proposed additions and al- terations to an existing building at less than the code-required minimum of 60 feet from the froni lot line. Location of Property: 5345 South Harbor Road, Southold; CTM 87-1-18.7. 1:50 P.M. KINGA E CRARy g6108. Request for Variances under Sections (2) proposed Building #1 is not per- mitted with linear frontage, exeeFding 60 feet: (3) proposed Building gl is not per- mitted at less than 100 feet from a right- of-way of NYS Route 25: (4) proposed Building g2 is not per- mitted at less than 75 feet from a reag property line: and (5) proposed Building #3 is not per- mitsed at less than 20 feet from a side lot line. The 'Board of Appeals will hear all mg to be heard at each hearing, and/or desiring to submit written statements lng. Each hearing will not start earlier than designated above. Files are avail- able for review during regular busi- ness hours and prior to the day of the hearing. If you have questions, please at (631) 765 1809, or by cmail: Linda. Kowalski@Town. Southold.ny.u~ Dated: November 26, 2007. ZONING BOARD OF APPEALS JAMES DINIZIO, JR., CHAIRMAN By Linde Kowalski 54375 Main Road (Office Location) 53095 Main Road (Mailing Address) P.O. Box 1179 Southold, NY 11971-0959 8628-1T I2/6 TOWN OF SOUTHOLD PROPERTY OWNER VILLAGE FORMER OWNER LAND AGE TrEET, '~/O0 SEAS. VL. IMP. /~ NORMAL S FARM TOTAL ,~'. w.$u/Z~v;~ COM~L' CB. MICS.~ BUILDING CONDITION FARM i Acre I Value Per Volue I i Acre I FRONTAGE ON WATER Tillable w~,o.~ I FRONTAGE ON ROAD Meadow~cmd H~ P~ ~ BULKH~D RECORD SUB. LOT ACR. · o. ~oo ~ TYPE OF BUILDIN~ ./ Mkt. Value DATE REMARKS ' NEW' BELOW ABOVE COLOR TRIM' M. Bldg. Extension Extension Pomh Br~z~ ~rage Patio O.B. T~al ~asement Ext. Walls Fire Place Type Roof '- Recreation Room Dormer Interior Fihish Heat 0 , C. Ro6Ms' 1st Floor Rooms 2nd Floor Driveway DR. BR. COUNTY OF SUFFOLK (~ Reap Property fax Service Agency George Samaras Efstratia Samaras 2100 Naugles Drive Mattituck NY 11952 October 17, 2007 Patricia C. Moore, Esq. 51020 Main Road Southold, NY 11971 Dear Ms. Moore: BOARD OF APPEALS I, George Samaras and Efstratia Samaras, as owners of property known as 2100 Naugles Drive, Mattituck, New York 11952 (SCTM: 1000-99-05-25) hereby authorize you to appear on our behalf and make any and all applications on my behalf, to the Town of Southold Zoning Board of Appeals, and any other necessary agencies on our behalf regarding the above referenced property. Very truly yours, George Samaras Efstratia Samaras FIN~-AL MAP IREVIEWED BY I SEE DECISION # __ FL.qSHING FINAL MAP REVIEWED BY ZBA SEE DECISION # ~DATED 0/1'° I~ SUB FLOOR SEARING WAL.~ WOOD I-JOIST BLOOKIN~ NAILED TO TO. P~'m ~ Bd NA~L~ AT 8 O.C, BOARD REOUIRED AT ALL ~RED AND CO~NUINO FOR 4' ONE SIDE ~ JOIST /Z DETAIL NTS 0 0 -tAt , OF APPEALE _~ z ~ < ~ STRUCTURAL WOOD PANELS FOR WIND-BORNE DEBRIS PROTECTION MULTIPLE SECTION ASSEMBLY: 114' THICK BOLTS Q 2' OC .SHUT~R A8BEMBLY FOR PANEL SPANS: 0 ¢ 4'~" WIDE 8PAN ALL WINDOWS TO BE ANDERSEN HIGH PERFORMANCE OR APPROVED EQUAL CXLCULATIONS FOR W. INDOW~'B~SED.UPON,EXPOSuRE B COEF*FICI~-NT 1.0 WITH 120 mph BASIC WIND SPEED. AS PER E TABLE R 301.2 (2) NEW YORK STATE BUILDING CODE. .'. MUST HAVE DP UPGRA. D..E..KIT.___J MEETS NY STATE EGRESS REQUIREMENTS W'AI~L oPE-NIN~-S INCLUDING W IND0W S AND DOORS SH~-~L-'B"E PRO~*~TE'D*W ITH-REMOVEABLE 518' WOOD STRUCTURAL PANELS WITH-MA-XIM'UM-OF*8'.0a'sPAN. FA'STENERS FOR SPANS UP TO 0'-0' SHALL BE 2 112-# 8 WOOD SCREWS AT 10' O/C, FASTENERS FOR SPAH*S UP'T0--8;:0" SHALL BE' ~'11~" :. #S AT 1'2~ '01C~-'YA B-LE* 3~'i'~2.1.2 .......... ALL NARROLINE'*W'INDO'~J'S M UST*~JSE: ...... 112' HEIGHT SlL['*STOP-(OR-*STOOL-)AND'*Ti~E ADDITION OF A 112' X 314' DP UPGRADE SILL STOP. (SILL STOPS TOTAL A 1-114' H'EiGi:IT AND RE*(~-U~RE TH'E-INSTAI~L*ATION~(~ F A '$PECIA['~'SH LIFT'JI~L"~DED W i~'H bP U'~'(~'R~'dE"'-~'iL'L"--~¥*b I~*'I~IT, TABLE te0g.~A ' ~' 23/32' APA SPAN-RATED 48/24 SHEATHING GRADE PLYWOOD (OVERLAP AROUND OPENINGS 4") USE AC GRADE W/2 COATS EXTERIOR PAINT 2 SIDES, 4 EDGES. LABEL ACCORDING TO LOCAllON. A~SEMBLy: ATTACHING ~TRUCTIJRAL PANE~ FASTEN TO BUILDING wf #8x3' (w/WASHERS) GALVINIZED OR STAINLESS STEEL WOOD SCREW O 16' O.C. OR E= ~, ~-.R ! ..~//V,.~ I NSP2T~CIFIAD~D TIdNoN~:AND ASSEMBLY IDENTICN. TOO< 4'-O" SPAN. ~ WOOD SCREW ~ t2" O.C. ALTERNATIVE FOR OPENING PROTECTION _ WOOD DTRUDTURAL 'ANEL" WITH A MINIMUM THICKNENE OF ~"1' AND MAXIMUM 'ANEL ''AN OF 11'41' L~ ~f TABLE 160gA.4 WINDBO~NE DEBriS P~OTECT~N FASTENING 8CflEDULE FOR WOOD STRUCTURAL PANEL8 0101 E= NUTS ATTACHED TO BLDG. w/#10x t ~ (W/WASHERS) MACHINE BOLT O 12" O.C. WHERE SCREWS ATTACH TO MASONRY OR MASONRY ~/1JCCO, THEY SHALL BE ATTACHED UTILI2]NG VIBRATION RESISTANT ANCHORS HNVlNG A MINIMUM ~MHDRAW~. CAPACR~ OF 490 Ib~. 8Hiu ~ s =~ ASSEMBLY N.T,~. FOR PANEL 8PANS: 4'.0' OR WIDER 8PAN A. THIS TAELE IU BATED ON A MAXIMUM WIND EPEED (;I SECOND OUST) OF l~o MPH AND MEAN ROOF IFINAL MAP REVIEWED BY ZBA SEE DECISION # I D_ATE. [../ NOV - 1 2007 BOARD OF APPEALS RIDGE G ~T~ ~ ~ ~E~S ~T~ ~D ~S ~U SE~ ~E~IDG~ER ~ ~.~w~ ~ ~.~W~SmD~ O ~.~wm~ O , ~FLOOR TO FLOOR ~FLOOR TO FLOOR ~STUD/P~T~SILL ~ STUD~TE P~T~SILL ~POST~NCHORS m. ~c~ ~0~ - I 2001 BOAR~ APPEALS GENERAl CONSTRUCTION NOTES ~' generally accepted good helming precgne and compliance with emmnt New York atite building codes. The general contractor la f~TMo to~ providing ~tonda~d cont'oucflofl datalia mrd pfm~dums to eneum a profeulonelly finished, Mmcturally 2. Genemt Contmct~ to coon~te ali sub cordmctora, scbedullng of v,~ and Intemcflco between 3. The genend c=cob'ectm' ia raaponali~e for enludng that atl work and construction masse or exceeds conerd federal, lime, and local codes, on:llnancos and mgula~ne. etc. Thais corlco am to be considered as pat of Um spoclifcofions for this building and ihooid be adhornd to ev~ if they am in vadanco ~ ~e plan. 4. Dimensions shall taka pmcoderd over sneM dmwthge (do not annie dmwbige). $. ~e dcolgeor has not dean .ngeged thr conatrucifco supra'vision and aaeume~ no rcoponeibil~ for constnx:bun coordinating wgh thaae plane, nor responsibility for conetmcbun means, methods, tochnlquaa, coqumtnes, or pmcodures, or ~- .afoty pre(~tu~ta'm and progfim~ In connexion with the wod(. There are no wan'antlaa for a spacing cos expmSled or Impllnd In the cae of Ulsan pllco. 8. Rofer to fl0or plane, aatoifor atevitions, and window acbeduto ~r typo~ and alzes of windowa. All windawa to be Andorcon high performanco qual~ or approved equal. 7. Dco~ taxi window bendem to align unicos atbewv~co nat~. 8. Oenmll c~ctor ii to eaaure that masonry and prefatx~cotod ifreplece coneifucifco mwato or axcoedl all mlnufscturaf's spocl~mi and appllcoMe codes, if. General conhector to consult and coordlnete ~ the owner and the plane for all built In Iten'm such aa POChcoco~, ahalving, detYdT, clcoetl, ate. 10. PlOvide hanJwifeq enwke detectorl, ~ bittefy backup, on all ifcom end in each bndmom, redly with focal code requlremento aa per Section R317, New York State RcoldeatiM ConelnJcUon Code. Install cocoon monoxide dateato~ as per code. GENERAL FOUNDATION NOTE8 1. GMlend contmEto~ to review pleni, alevaUons, and detalia to datormlne Intended halghle of flniahad floo~s) lb(we typical grade. 2. AIl fuogng~ Io mat on undiatorded coll. 3. Provide ~" expanMon Jbint matorial between all concrete slabl and abuttbig 4. Concrete on 4" cond or gavel fill minimum, wl~ Bx~ - 10/10 wire ~ relnl~clng. frdorlor Blahs tO be pl~ on if )'nil. Mabllbind polyethylene vapor banter. $. Provide orawt space ventllatton per local ~e requirements. 6. General cord~ctor to Instofl aDp-r-tax (or copper) ahwat metal tenlYM Ihialdl bitwaa, ailwood etala(;a'l that are eW to concrate or mamonr/eurfanes. 7. Dan',0pmof extedor of thundetton with a bflumlrtous coating as per code and sail conditions. GENERAL FLOOR PLAN NOTES t. Dimensions shall toke Ixecnderd over Kale drawtoge (do not scale drawings). 2, NI Intorlor walls to be tawored with ½" gypoum buard wifh matal comer reinforcing. Tape, floa~ and ~and (3 coats). 3. Walls common to garage and houco to hov~ I layer of 5/8", ifra rated gypsum board It garage aide with 5'-0' ralum on adjacent vmfla and ceiling. Manufontured lumber requires 2 la/em of 5/8', fire rated gyp~.m board. 4. All beth and toilet area walia and coilings ndJeceof to wet amaa to have water raslalard gypoum board, or wall file cot ~ wonderhnerd or equal. DESIGN LOAD CALCULATIONS MINIMUM UNIFORMLY DIS1RIBUTED UVE LOADS EXTERIOR BALCONIES 80 DECKS 40 ATT1CS wrn-IOUT S~ORAGE 30 AI'I1CS WIll STORAGE 40 ROOMS (Oll-lER ~-[AN SLEEPING ROOMS) 40 SLEEPING ROOMS 30 :RI1ERIA FOR CALCULATION OF DEAD LOAD AC~JAL WEIGH1S OF MA~RIALS REFERENCED TO A.I.A ARCHITEC1URAL GRAPHIC STANDARDS IGROUND SNOW LOAD 1451ha. SEISMIC GENERAL FRAMING NOTES 1. All walll, 2x4 and 2x6, to be stud grade or better lg" olc. All other framing material to be #2 douglas fir or better. 2. All wood framing in contact with concrete or masonry to be pressure heated. 3. Provide double flcor Joints under all wafts pamllal to flaor Joist span direction unFess 4. Provide x-bracing ar sbiid blocking at a maximum of 8'-0" o~c [or all dimensional lumber floor Joists. 5. floor cons~'u~on: '~" tongue and groove pi/wood subfloor. Finished matertal to be applied over subfloor. Glue and screw pt/wood decking to floor Jbists, 6. All window and door headers to be minimum (2) 2x10 untess otherwise specified. All interior haarlem to be (2) 2x10 unless otherwise specified, 7. Provide full eclld blocking under all deering walls. if. All beams to have adequate bearing at each end or as specified. 9. All gush beam and Joist Intef,&ecgone to have galvanlznd hangers, 10. Typical exterior wafts and roof to be sheathed ~ ',~" exterior grade plywood or 7/16" DSS plywood, group 1, APA ratod. Plywo<3d to span over all plates and headers. 11. Provide insulation henlan at nave vents between rafters. 12. Exterior flashing to be coneclly Installed at all connections between roofs, walls, chimneys, pmjocUons, and deneb-atlons as required by approved construction pracgcas. 13. GBneral cont~astor to provide adequate attic ventilation and mol vents. 14. Provide appropriate soffit ve~halofl at overhangs, GENERAL PLUMBING NOTES 1. Plumbing eubcontrector to be responsible for adhering to all applicabia code and latat7 requirements. 2. If waft plates or Jolsle ara cut during the Installation of plumbing fixtures or equipment provide bracing to ge framing back together. GENERAL HVAC SYSTEM NOTES 1. Mechanical ecbuontmctor la responalbie for adhering to all applicable c,~3de~ and caFaly requirements. 2. HVAC subuorfnector to fully coordinate all system data and requirements wffh the equipment nuppfler, 3. HVAC subcontractor to provide gnal system layout drawing and submit it to general contotctor, owner, and equipment supplier for ifna/ravlew and approval. NEW CODE GENERAL WIND PROTECTION CONNECTION NOTES Adapted from Standard for Hurdcane Resistant Res~lentlel Constmctiom SSTD 10-gg ecd 1995 SBC High Wind Edition ~ Frame CanetmcUon THESE NOTES ARE GENERAL CONSTRUCITON NOTES. THEY ARE NOT BPEClFICALLY V~ITTEN FOR THIS PLAN. THEY ARE TO BE CONSIDERED AS GENERAL GUIDELINES ONLY AND SHOULD BE DISCUSSED WITH YOUR GENERAL CONTRACTOR BEFORE CONSTRUCTION BEGINS. NAg.lNG SCHEDULE TABLE 3.1, INC~.UDING 3.3 AND 3.g TABLE 3.4 tg95 SBC RIGH WIND E0mON wOOD !FRAME CON$~UC"flON MANUAL RAFTER SPACING 16" OIC t20 mph FASI~ST W;NDSPEED ROOF ROOF NUMBER PITCH SPAN (ft) OF NAILS 2O 24 32 24 28 32 2O 24 32 24 28 32 TABLE 3.7 19S5 SBC kflGH WI~D EDmON WOOD FRAME CONS1RUC~ION MANUAL RAFTER SPACING tB' O/C