HomeMy WebLinkAbout1000-44.-1-5 OFFICE LOCATION:
Town Hall Annex
54375 State Route 25
(cor. Main Rd. & Youngs Ave.)
Southold, NY
MAILING ADDRESS:
P,O. Box 1179
Southold, NY 11971
Telephone: 631 765-1938
Fax: 631 765-3136
LOCAL WATERFRONT REVITALIZATION PROGRAM COORDINATOR
TOWN OF SOUTHOLD
MEMORANDUM
ro~
James Dinizio, Jr., Chair
Town of Southold Zoning Board of Appeals
From: Mark Terry, Principal Planner ~,'~"~"
LWRP Coordinator
Date: July 16, 2007
Re: ZBA file Ref. No. 6060 (Avdoulos)
The proposed action has been reviewed to Chapter 268, Waterfront Consistency Review of the
Town of Southold 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.
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
Co~nply with Trustee regulations and recommendations as set forth in
Trustee permit conditions.
The distance from the proposed patio to the top of bluffline is 19 feet; the distance from
the proposed addition to the top of bluff is 30 feet; a minimum separation distance of 100
feet is required pursuant to Chapter § 275-3. Findings; purpose; iurisdiction; setbacks..
In addition~ a minimum setback distance of 100 feet is required pursuant to Chapter § 280-
116 A (1) All buildings or structures located on lots adjacent to sounds and upon which
there exists a bluff or bank landward of the shore or beach shall be set back not fewer than 100
feet from the top of such bluff or bank.
Please require that the applicant amend the application to meet the above policy.
Additionally, if the action is approved and to further Policy 5: Protect and Improve Water
quality in the Town of Southold
1. Maximize the non-turf buffer landward of the top of bluffto protect the
bluff.
Pursuant to Chapter 268, the Southold Town Zoning Board of Appeals shall consider this
recommendation in preparing its written determination regarding the consistency of the proposed
action.
Office Location:
Town Annex/First Floor, North Fork Bank
54375 Main Road (at Youngs Avenue)
Southold, NY 11971
http://southoldtown.northfork.net
BOARD OF APPEALS
TOWN OF SOUTI-IOLD
Tel. (631) 765-1809 Fax (631) 765-9064
Mailing Address:
53095 Main Road
1~O. Box 1179
Southold, NY 11971-0959
July 3, 2007
Mark Terry, Senior Environmental Planner
LWRP Coordinator
Planning Board Office
Town of Southold
Town Hall Annex
Southold, NY 11971
Re: ZBA File Ref. No. 6060 (Avdoulos)
Dear Mark:
We have received an application for additions and alterations to premises on Long Island
Sound in Greenport and shown on the enclosed site map. Copies of the LWRP form and
area map are also attached for your use and reference. May we ask for your assistance in
an evaluation and recommendations for this proposal.
Thank you.
Very truly yours,
JAMES DINIZIO, JR.
LWRP CONSISTENCY ASSESSMENT FORM
A. INSTRUCTIONS (Avdoulos 1000-044-01-05)
1. All applicants for permits* including Town of Southotd agencies, shall
complete this CCAF for proposed actions that are subject to the Town of
Southold Waterfront Consistency Review Law. This assessment is intended to
supplement other information used by a Town of Southold agency in making a
determination of consistency. *Except minor exempt actions including
Building Permits and other ministerial permits not located 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 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 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#1000-44-01-05-Spyro Avdoulos- renovation to existing two story residence and
construction of additions landward of existing structures: demolish walls of existing
structure within CEHA, convert existing foundation to a patio and ali alterations and new
construction landward of Coastal Erosion Hazard Line.
The Application has been submitted to (check appropriate response): Zoning Board~_~
Town Board Planning Dept. Building Dept. Board ofTmstees ~X (~c~ 2.~7)
1. Category of Town of Southold agency action (check appropriate
response):
(a) Action undertaken directly by Town agency (e.g. capital
construction, planning activity, agency regulation, land transaction) __
(b) Financial assistance (e.g. grant, loan, subsidy) __
(c) Permit, approval, license, certification:
Nature and extent of action:
Remove/demolish portion of house which is within Coastal Erosion Hazard Area (CEHA),
however, existing foundation within CEHA is retained and converted to patio. No disturbance to
foundation within CEHA.. Back of house (new walls) constructed outside CEHA
with alterations/repairs/modifications to existing basement and first floor of house landward of
CEHA. and Landward of proposed patio (See plans prepared by Chomo Associates dated 1-31-07
and survey by Joseph Ingegno dated 6-16-06, amendedl-24-07.
Demolish existing second floor and construct new second floor (landward of CEHA)
New two story addition landward of existing residence
new garage and renovate existing garage
Haybales along top of bluff during construction and drywells, gutters, and leaders added to
dwelling. (Amended survey to follow)
New Sanitary landward of existing structures, if required (existing sanitary may be adequate- to be
determined by Engineer inspection prior to construction)
new driveway, walkways and landscaping landward of existing structures.
Property improved with a two story residence within CEHA.
Location of action: 54985 North Road, Greenport
Site acreage:.5 acres
Present Iand use: improved residential
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: Spyro Avdoulos
(b) Mailing address: 160-12 11th Avenue, Beeehhurst NY 11357
(c) Telephone number: Area Code ( 212 )344-0600
(d) Application number, if any:
Will the action be directly undertaken, require funding, or approval by a
state o.p~deral agency?
Yes NQ_~_gY 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 of a coastal location, and minimizes
dverse effects of development. See LWRP Section III - Policies; Page 2 for
evaluation criteria.
(~No Not Applicable
Renovation of existing two story residence with additions landward of existing structures.
Located of existing house 55.9 feet from Tie Line on Long Island Sound, proposed structure
63.9 feet from Tie Line on Long Island Sound. Existing dwelling very close to top of bluff
and Toe of Bluffis protected by bulkhead. Sound Avenue (CR 48) is similarly developed
along Long Island Sound. Proposed additions landward of existing foundation, to prevent
disturbance to top of bluff existing foundation converted to patio and construction activities
are landward of existing structure. See survey and plans in file.
Attach
additional sheets if necessary
Policy 2. Protect and preserve historic and archaeological resources of the
Town of Southold. See LWRP Section III - Policies Pages 3 through 6 for
evaluation criteria
Yes No ~plicabl~
Existing developed site- fully developed area.
Attach
Attach additional sheets if necessary
Policy 3. Enhance visual quality and protect scenic resources throughout
the Town of Southold. See LWRP Section III - Policies Pages 6 through 7 for
evaluation cr~iteria
Yes No pp
additional sheets if necessary
NATURAL COAST POLICIES
Policy 4. Minimize loss of life, structures, and natural resources from
flooding and erosion. See LWRP Section III - Policies Pages 8 through 16 for
evaluation criteria
~'~No Not Applicable
The existing house is being renovated to current building code standards. The existing two
story residence will be renovated and additions constructed landward of existing structures
from the top of bluff. An existing foundation will be converted from dwelling to patio.
Attach
additional sheets if necessary
Policy 5. Protect and improve water quality and supply in the Town of
Southold. See LWRP Section III - Policies Pages 16 through 21 for evaluation
criteria
~No Not Applicable
All construction will meet current stricter standards.
Attach additional sheets if necessary
Policy 6. Protect and restore the quality and function of the Town of
Southold ecosystems including Significant Coastal Fish and Wildlife Habitats
and wetlands. See LWRP Section III - Policies; Pages 22 through 32 for
aNtion criteria.
o Not Applicable
The renovation of the existing residence will place conditions on construction which mitigate
impacts. The Trustees require haybales during construction. Drywells and gutters are also
required and will be added. All other existing structures (stairs to beach, patios and
landscaping will be retained.) The property is protected by bulkhead and stable vegetation.
Attach additional sheets if necessary
Policy 7. Protect and improve air quality in the Town of Southold. See LWRP
Section III ~ Policies Pages 32 through 34 for evaluation criteria. See
Section III - P~ag~hrough 38 for evaluation criteria.
Yes No ~t Applie~b~
Attach additional sheets if necessary No
Policy 8. Minimize environmental degradation in Town of Southold from
solid waste and hazardous substances and wastes. See LWRP Section III
Policies; Pages 34 through 38 for evaluation criteria.
(~. No Not Applicable
Prope~¢ is presently developed with a two story single family dwelling.
PUBLIC COAST POLICIES
Attach
Policy 9. Provide for public access to, and recreational use of, coastal
waters, public lands, and public resources of the Town of Southold. See LWRP
Section III - Policie~Pa~es 38 through 46 for evaluation criteria.
Yes No ~t Ap~
additional sheets if necessary ~v,~ox~ ~ - t~.~3[~e,,~[ /._w~' . r_,xc~, !~G
WORKING COAST POLICIES
Policy 10. Protect Southold's water-dependent uses and promote siting of new
water-dependent uses in suitable locations. See LWRP Section III - Policies;
Pages 47 through 56 for evaluation criteria.
~. No Not Applicable
prope~i-r~ is a waterfront parcel with a single family dwelling. Attach additional sheets if
necessary
Policy 11. Promote sustainable use of living marine resources in Long
Island Sound, the Peconic Estuary and Town waters. See LWRP Section III ~
Policies; Pages 57 through 62 for evaluation criteria.
n No Not Applicable
Con of renovations to the existing dwelling will be done with current
environmental regulations. Proper protection of bloffwith haybales and protection of water
runoff, Bluff face and toe are protected with bulkhead, stable and vegetated.
Attach additional sheets if necessary
Policy 12. Protect agricultural lands in the Town of Southold. See LWRP
Section II! - Policies; ~2 through 65 for evaluation criteria.
Yes No QN~Applicabl~ ~ ~, . _
Attach additional sheets if necessary
Policy 13. Promote appropriate use and development of energy and mineral
resources. See LWRP Section III - Policies; Pages 65 through 68 for
evaluation cr~eria~ll
Yes Nc(~o t A p p!i~ a~.bJ.e.
,Z oo141,'Y~ IX/o ~
APPLICANT'S PROJECT DESCRIPTION
(For ZBA Reference)
Applicant: /4 V 0¥O C'] o
Date Prepared:
I. For Demolition of Existing Building Areas
Please describe areas being removed: /~ ~' ~/,,~/2, ,'
II. New Construction Areas (New Dwelling or New Additions/Extensions):
Dimensions of first floor extension: ,~ I ~ I~'l! ,1~ J O t, ~ ti ,~
Dimensions of new second
Dimensions of f¥or abot~e second level: ..-'--'
'
[-[eight (from finished grot~d to top of ridge):
Is basement or lowest floor area being 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: 7tl~a 0~ c"tt'tr~&
Number of Floors and Changes WITH Alterations:
IV. Calculations of building areas and lot coverage (from surveyor):
E*').*tine square foo!age of buildings on y. our property: .
Proposed increase of building coverage:
Square footage of your lot: ,,~8 /~% ?~
Percentage of coverage of your lot b~ building area:
V. Purpose of New Construction Requested:
VI. Please describe the land contours (fiat, slope %, etc.) as exist and how it relates to the
difficulty in meeting the code requirement(s): Z~t ~ - _~.-44_.,z~0~7~..._~ ~
Please submit seven (7) photos, labeled to show all yard areas of proposed construction after
staking comers for new construction), or photos of existing building area to be altered (area
of requested changes).
7/2002; 2/2005; 1/2006
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