Loading...
HomeMy WebLinkAbout1000-113.-4-2 OFFICE LOCATION: Town Hall Annex 54375 State Route 25 (cor. Main Rd. & Youngs Ave.) Southold, NY 11971 MAILING ADDRESS: P.O. BOX 1179 Southold, NY 11971 Telephone: 631 765-1938 Fax: 631 765-3136 LOCAL WATERFRONT REVITALIZATION PROGRAM TOWN OF SOUTHOLD MEMORANDUM To: Gerard Goehringer, Chair Town of Southold Zoning Board of Appeals From: MarkTerry, Principal Planner ~ LWRP Coordinator Date: March 18, 2009 Re: ZBA file Ref. No. 6258 (PAUL KATZ ) Location: 100West Mill Road, Mattituck SCTM 1000-113-4-02 This proposal is a request for a variance pursuant to the Building Inspector's June 23, 2008 Notice of Disapproval concerning a proposed accessory garage at a setback of less than the cede-required minimum of 50 feet from the front yard lot line. 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 determination that the proposed action is EXEMPT from waterfront consistency review pursuant to: § 268-3. Definitions. MinorActions, item F: F. Granting of individual setback~ lot line and lot area variances, except in relation to a regulated natural feature or a bulkhead or other shoreline defense structure or any activity within the CEHA; [Amended 6-6-2006 by L.L. No. 7-2006] Cc: Jenifer Andaloro, Assistant Town Attorney Office Location: Town Annex/First Floor, Noah Fork Bank 54375 Main Road (at Youngs Avenue) Southold, NY 11971 http://southoldtown.north fork.net BOARD OF APPEALS TOWN OF $OUTHOLD Tel. (631) 765-1809 Fax (631) 765-9064 Mailing Address: 53095 Main Road P.O. Boxl179 7~-_ 0 97 97 97 97 97 9r~I/V,.~ December 3, 2008 Mark Terry, Senior Environmental Planner LWRP Coordinator Planning Board Office Town of Southold Town Hall Annex Southold, NY 11971 Re: ZBA File Reft No. #6258 (KATZ, P.) Dear Mark: t We have received an application for construction of a new accessory garage as detailed on the enclosed map. A copy of the Building Inspector's Notice of Disapproval under Chapter 280 (Zoning Code), and survey map, project description form, are attached for your reference. May we ask for your written evaluation with recommendations for this proposal, as required under the Code procedures of LWRP Section 268-5D. Thank you. Very truly yours, Gerard P. Goehringer Chairman ? / Encls. NOTICE ~ COUNTY OF SUFFOLK (D K ,o, ~ ,- I,o, ',..l',..o,' FORM NO. 3 NOTICE OF DISAPPROVAL DATE: June 23, 2008 TO: Nancy Dwyer tbr Paul Katz P O Box 632 Southold, NY 11971 Please take notice that your application dated June 10, 2008 For a permit for construction of an accessory garage at Location of property: 100 Westmill Rd., Mattituck, NY County Tax Map No. 1000 - Section 113 Block 4 Lot 2 ls returned herewith and disapproved on the following grounds: The construction of an accessory garage, is not permitted pursuant to Article III, 280- 15(F) which states: "In the case of a waterfront parcel, accessory buildings & structures may be located in the front yard, provided that such buildings & structures meet the front-yard principal setback requirements as set forth by this code, & ..." The required principal setback for this 41,392 sq. fi. property in the R40 District is 50'. The proposed accessory garage, on this comer lot is located in a front yard, with a setback or' 37'. "Authorized Signature b. Intended use and occupanc~,z ~oOb~ Ft~>lt~ 3. Nature of work (check which applicable): New Building Repair Removal Demolition Addition Other Work Estimated Cost_ ~ df0t OZ30 Fee If dwelling, number of dwelling units If garage, number of cars Alteration (Description) (To be paid on filing this application) Number of dwelling units on each floor If business, commercial or mixed occupancy, specify nature and extent of each type of use. Dimensions of existing structures, if any: Front Rear Depth_ Height. Number of Stories Dimensions of same structure with alterations or additions: Front Depth Height Number of Stories 8. Dimensions of entire new construction: Front ~ 2' Rear ~'2 ' Height 4Pt2 ' Number of Stories 9. Size of lot: Front o~¢~ ' Rear Depth ~'"'/ ~ Rear Depth o7 ~'- 4-" 10. Date of Purchase Name of Former Owner !4_ Names of Owner of premises Name of Architect Name of Contractor 11. Zone or use district in which premises are situated _ ~?,i: ? 12. Does proposed construction violate any zoning law, ordinance or regulation? YES /~ NO l 3. Wilt lot be re-graded? YES NO,Will excess fill be removed from premises? YES __ Address L4K--?Tfi W6'g~ Phone No. Address /[4 ~[~ ~t)c-4~ Phone No Address Phone No. NO 15 a. Is this property within 100 feet of a tidal wetland or a freshwater wetland? *YES ~C NO * tF YES, SOUTHOLD TOWN TRUSTEES & D.E.C. PERMITS MAY BE REQUI~ED. b. ls this property within 300 feet of a tidal wetland? * YES ,~-a NO * IF YES, D.E.C. PERMITS MAY BE REQUIRED. 16. Provide survey, to scale, with accurate foundation plan and distances to property 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 NO X · IF YES, PROVIDE A COPY. STATE OF NEW YORK) SS: COUNTY OF_ ) I~,& ~OM/kGt4 ]'~l~/£'~,r~,, being dulv sworn, deposes and says that (s)he is the applicant ~me of ~dividm s~mr contract) above named, S)He is the ~ ~ ~ in.~.~ APPLICATION TO THE SOUTHOLD TOWN BOARD OF APPEALS Fee: $ Office Notes: __ Filed By:. For Office Use Only Date Assigned/Assignment No. UouseNo.[CO Street /~C/~.'~{ /LA,Il [~-c~,,,~J Hamlet /~&~-~Th,¢-~--~ SCTMl000Section//-g Block (/Lot(s) ~9 LotSize~/~Y~3-f. Zone Applicant(s)/Owner(s): MailingAddress: /00 I (WE) APPEAl. THE WRITTEN DETERMINATION OF THE BUILDING INSPECTOR DATED ~, . ~,~. Oc~ BASED ON MAP DATED oc- /,-g. ~,.90~ ~ Telephone: Fax #: Email: NOTE: In addition to the abn~e, please complete belo~ if application is signed by applicant's attorne3 agent, arch tect, builder, contrac · ,endee~ etc. and nallle of pey$o[i ~'~ho agent reoresents: NatneofRepreseiltative: ~%3,-q(l(~f DI.,L;1E( for(~Owaer, or ()Other: \VHEREBY TIlE BI ILDING INSPECTOR REVII~]WEI) MAP I)ATED ¢t?"/~ ~ J' AN API'IACAT1ON DATED ~ · [L; ~7,5 FOR: ~HIIilding Fermit E} Ccrtiticate of Occupant) L] I re-Cerhhcate ol Occupant) ti (ha ~gc ol Use ~ Permit lot As-Bruit { 7onstruction UOdter: and DFNIFI) Provision of the Zoning Ordinance Appealed. (Indicate Article, Section, Subsection of Zoning &rliclc ~ ~ '! Section 280- ~ ~ (_ ~-., Subsection I ype ol Appeal. An Appeal i~ mad.'_, h,.,': '~Name of Owner: ~5~.,/ ,~_/~ ZBAFileg REASONS FOR APPEAL (additional sheets may be used with preparer's sigltature): 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: (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: (3) The amount of relief re/quested is not substantial because: (4) The variance will NOT have an adverse effect or impact on the physical'6r environmental conditions in the neighborhood or district because: (5) Has the alleged difficulty been self-created? ( )Yes, or.~No. Are there Covenants and Restrictions concerning this land: ~No. [] Yes {vlease £urnish col~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. Check this box ( ) IF A USE VARIANCE IS ,BEING ILE~QUESTED, AND PLEASE COMPLETE THE ATTACHED USE VARIANCE SHEET: (Please be '~ure to con~ult your atto/rl~J~) /. / Signature of Apl~l~ant or Aufliorized Agent - (Agent must submit written Authorization from Owner} Sworn to before me this t.~ day of tx. JO'S/ ,20 O'~ . N~t~'ry Publi* VICKI TOTH Notary Public.State of New York No. 01T06190696 Qualified in Suffo k Ceu~ty Commission Expires July 28, 20 I_.~ QUESTIONNAIRE FOR FILING Wfllt YOUR Z.B.A. APPIJCATION Is the subject premises listed on the real estate market for sale? 7~ Yes Are there any proposals to change or alter land contours? ~ffNo U Yes, attached sheet. please explain on 1) Are there areas that contain sand or wetland grasses? tt/g_q 2) Are these areas shovm on the map submitted with this application?~" ~/~...5' 3) ls the property bulkheaded between the ~vetlands area and the upland building'" area? 4) It' your property contains wetlands or pond areas, hay, e/you contacted the office of the Town Trustees for its determination of jurisdiction? ¥~--.q Please confirm status of your inquiry or application with the Trustees: and if issued, please attach copies of permit with conditions and approved map. Is there a depression or sloping elevation near the area of proposed construction at or below five feet above mean sea level? /'~ 6~ Are there any patios, concrete barriers, bulkheads or fences that exist and are not shown on the survey map that you are submitting? ,F/o (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? /9 ~ If yes, please submit a copy of your building permit and map as approved by the Building Department and describe: Cl. Do you or any co-oxvner also oval other land close to this parcel? t')~ If yes, please label the proximity of your lands on your map with this application. H. Please list present use or operations conducted at this parcel ,~.. !exaI~ples: existing:' single-family; pro~sed: same xvith garage or ~oI orothe~description.) 617.21 Appendix C State Environmental Quality Review SHORT E~5~TRONMENTAL ASSESSMENT FORM For L~rL1STED A CTIOz~ Only PA~RT I - Project Intbnnation [ [o be complete by Applicant or Project spomor) t. Applicant / Sponsor 2. Project Name 4. Precise location (Street address and road intersections, prominenI landmarks, etc. or provide map) Is proposed action: ~EW ( )EXPANSION ()MODIFICATION/ALTE*AT,ON ] 6 Descdbe project bdefly: 7. ~ount of land affected: Inilially: acres: Ultimalely: acres Will proposed action comply with existing or other ex, sling land use restrictions:f~YES ( ) HO If No, desedbe bdeily: What is present land use in vicinib/of project: (desedbe): ¢~Residential ( ) Industiial ( ) Commercial ( )Agncultural ( ) Park/Forest/Open Space ) Other 10 Does action involve a permit approval or funding, now or ultimately from any other Governmental agency,(Federal. State or Local) ? YES ( ) NO If Yes. list agency(s} and pem~ti/approvals: f 1 Does any aspect of the action have a currently valid permit or appmYal? (~YES ( ) NO tf Yes, list agency(s} and permit/approvals: ,non- n /¢¢4¢r tj7'$ O. 6.C. 12 AS a result of proposed action, will existing permit/approval require modification? YES (~.~NO If Yes, list agency(s) and permit/approvals: IApplicant / Sponsor Name: Signature: I certify that the information provided above is true to the best of my kn, owledge "" If the action is in the Coastal Area, and you are a state agency, complete the Coastai Assessmenf Form before proceeding with this assessment AP" ..... .t ttmt~l~AU'l'l .ONAL DISCLOSURE FO~ t Ltu~LE TO O~R, CONTACT VE~EE ~ AGENT: The To,mi of Southold's Code of Ethics prohibits conflicts of interest on the para of Tmxm officers and employees. D~e pu~ose of this form is to provide infomation, which can ale~ the Tox~q~ of possible conflicts of interest and allow it to take whatever action is necessaD, to avoid same. (Last name, first na~e. middle i~ss you are applying in the name of someone else ol othe- entity such as a company. If so, indicate the other person or company name ) NATURE OF APPLICATION: (Check all that apply.) Variance _~ ~ Special Excelmon - - ~ *Other Approval or Exemption ....... fi'om plat or official map Change of Zone Tax Grievance *If"Other" name the activiB~: .... Do you personally (or through your company, spouse, sibling, parent, or child) have relationship with any officer or employee of the Town of Southold? '~Relationst_np includes bloo~¢ or business interest. "Business interest'~ ~neans _a~u~iness~~ ~artn_ er~hip, ~n~ which th~ To~n officer o~_has even a~m~ial ownershi~)f Lot ~ent b~ora~ion in ~ ~ ~ -- which the Tow~ officer or ~o~e owns more than 5% YES ..... NO ~ _ If you ~nswered "l~'~". co. plete the bala~ee of this form and date and sign where indicated. Nanm of pe~ son employed by the Town of Soutbold: Tide or position ot'tha~ pe~ son: Describe that relationship between yourself (thc applicant, agent or contract veudee) and Town officer or employee. Either check the appropriate line A through D (below) describe the relationship in the space provided. The Town officer or employee or his or her. spouse, sibling, parent, or ch/Id is (check all ~hat apply): ...... A) the owner of ~'eater than 5% of the shares of the co.orate s~ock of the applicant (when the applicant is a co¢orati0n); ..... B) the legal or beneficial m~mer of any interest in a non-co¢orate entity (when the applicant is not a co¢oration); .... C an officer, director, pa~er, or employee of the applicant:'or ) .... D) the actual applicant. DESCRH)irlON OF RELATIONSHIP Submitted this ~9~c2 day of~/-~ Print Name: New York State Department of Environmental Conservation Division of Environmental Permits, Region One SUNY @ Stony Brook, 50 Circle Road, Stony Brook, NY 11790 - 3409 Phone: (631) '!.~.'!.~0365 · FAX: (631) 444-0360 Website: www.dec.state, ny. us LETTER OF NON-JURISDICTION - Article 25 August 28, 2008 Mr. Paul Katz 100 East Mill Road Mattituck, NY 11952 mexande~ B. Grannis Commissioner Rc; Application #1-4738-03180/00002 100 East Mill Road, Mattituck SCTM#1000-113-4-2 Dear Mr. Katz: Based on the information you have submitted, the Department of Environmental Conservation (DEC) has determined that: The property landward of the 10 foot elevation comour as shown on the survey prepared by John C. Ehlers dated 8/18/05, is beyond Tidal Wetlands Act (Article 25) jmisdiction. Therefore, in accordance with the current Tidal Wetlands Land Use Regulations (6NYCRR Part 661) no permit is required. Be advised, no construction, sedimentation, or disturbance of any kind may take place seaward of the tidal wetlands jurisdictional boundary, ns indicated above, without a permit. It is your responsibility to ensure that ail precautions arc taken to prevent any sedimentation or disturbance within Article 25 jurisdiction which may result from your project. Such precautions may include maintaining adequate work area between thc tidal wetland jurisdictional boundary and your project (i.e. a 15' to 20' wide construction area) or erecting a temporary fence, barrier, or haie bay berm. This letter shall remain valid unless site conditions change. Please note that this letter does not relieve you of the responsibility of obtaining any necessary permits or approvals from other agencies or local municipalities. Sincerely, ~i~k Carrara Permit Administrator CC: MHP Nancy Dwyer file Town;of South old L'WRP CONSISTENCY ASSESSMENT FORM A, INSTRUCTIONS All applicants for pemfits* including Town of Southold agencies, shall cotnplete this CCAF tbr proposed actious that are subject to the Town of Southold Waterfront Consistency Review La;v. This assessment is intended to supplement other information used by a Town of Sonthold agency in Inaking a determination of consistency. *E~xcept minor exempt ~ctions including Building Permits ,~ td od~er minis'terial pe~wffrs trot located it ithin the Coastal ~'rosion f]~zard Area. Belk~re answering the questions m Section C, the preparer of' this £'mm should review the exempt n~inor action list, policies mid explanations of each policy contained iii the Town of Southold Local \Vaterfront Revitalization Proffmn. A proposed action will be evaluated as to its siglfificant beneficiaI and adverse effects upon the coastal area (which mchides all of Southold Town). 3. If' any question in Section C ou this ~brm 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 caimot be certified as consistent with the LkVRP policy standards and conditions, it shall not be undertaken. A copy of the LV;rRp is available iu the fbllowmg placeqr3'i~,i~l~ (southoldtoxvn.northfork.net), thc Board ofTnlstees Oflid, e, the I br tries and the Town Clerk's office B. DESCRIPTION OF SITE AND PROPOSED ACTION Ire :kpplicatiol~ has been sub~nitted to (check appropriate response): TownBoard ~ Plann~gBoard~ Build~gDept. ~ Boar~[~.~;~ 1. Catcgo~ of Town of Sou~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) (a) Pe~qit, appr~vaq,~e, certi'fi~:aiion: Naturc and extent of action: Present land use: Present zoning classification: If an application lbr tile proposed action has been iiled with the Town of Southold agency, the tbllowmg in[bnnation shall be provided: (b) Mailingaddress: /~) /[4l// (c) Telephone number: Area Code (hZ j- (d) Application nmnber, il'any: Will the action be directly undertaken, lequire fimding, or approval by il state or federal agency? Yes [-q N if >'es, which state or lederat' agency._V C. DEVELOPED COAST POLICY Policy 1. Foster a pattern of development in the Town of Southold that enhances com~nunit5. character, preserves open space, makes efficient use of infrastructure, makes beneficial use Of a coastal location, and minimizes adverse effects of development. See LWRP Section III - Policies; Page 2 for evaluation criteria. [-qYes [--] No [~ Not Applicable Attach additional sheets if necessary l%/Tey-2..Trot~et ~i~d pr~ve historfc and archaeol6~icalYe~ffffc~goq'the-Tow6 6f S~u~oid2 ~- Section III - Policies Pages 3 through 6 for evaluation criteria [] Yes ~] No ~ Not Applicable Attach additional sheets if necessary Policy 3. Enhance visual quality and protect scenic resources thronghout the Town of South01d. See LWRP Section III - Policies Pages 6 through 7 for evaluation criteria [~ Yes [~ No'Not Applicable Attach additional sheets if necessary NATURAL COAST POI.,ICIES Policy 4. Minimize loss of life, structures, and natural resources from llooding and erosion. See LWRP Sectiou III - Policies Pages 8 through 16 for evaluation criteria Attach additional slieels if necessary Policy 5. Protect and improve water quality and supply in the Town of Soulhold. See LWRP Section III -Policies Pages 16 throngh 21 for evaluation criteria 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 I.WRP Section III - Polieies~ Pa~s 22 ~hr0u~li-~2 for ~va~ation c~ite'i:i~-. .................... Attach additional sheets if necessary Policy 7. Protect and improve air qualit) in the Towu of Southold. See LWRP Section III - Policies Pages 32 through 34 for evaluatiou criteria. Yes [~lNo~ Not Applicable Attach additional sheets if necessary Policy 8. Minimize environmental degradation in Town of Southold from solid waste and hazardous substances and wastes. See LWRP Section Ill - Policies; Pages 34 through 38 for evaluation criteria. ~ yes ~ No ~ Not Applicable PUBLIC COAST POLICIES Policy 9. Provide for public access to, and recreational use of, coastal waters, public lands, and public resources of the Town of Southold. See LWRP Section III - Policies; Pages 38 through 46 for evaluation criteria. [-q Yes[~ No~NotApplicable At~ach additional sheets if necessary WORKING COAST POLICIES Policy 10. Protect Sonthold'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. ~ Ye~ ~ No~bt APi,licable 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 I~WRP Section III - Policies; Pages 57 through 62 for evahlatiou criteria. Att~i~ additional sheets if'necessary Policy 12. Protect agricultural lands in the Tov~'n' of Southold. See L~,VRP Section III - Policies; Pages 62 throngb 65 for evaluation criteria. Yes [--] 1NoJ~ Not Applicable Attach additional sheets if necessary Policy 13. Promote appropriate use and development of energy and mineral resources. See LWRP Section Ill - Policies; Pages 65 through 68 for evaluation criteria. [] ,'es [] No .[~' Not Applicable Created on 5, 22/0.) 1]:20 AM -.~-//3-~/-. TOWN OF SOUTHOLD P~OPERTY RECORD_ CARD ~~ . ~L2_?: :~d .... ~Lx.U?~ ~ER OWNER ~ ~ . , _ / E ~C~[AGE / / ,~s z/~ s~ w ~ ~ ~' ~' ic~.~ ~,~c.~,. ~,. ~o,u~ ~ND IMP. TOTAL DATEREMARKS NOP~MAL BU)LDING CONDITION, (/u,,~,.,,x _: 70,, //~- X?¢ '~'.." ABOVE FRONTAGE ON WATER 5"900 ~Oo o :1~1~o ~o~o tCoodland ;wampland BELOW Value Per Acr,9' o irushland -louse PIo~t''~'~ Fotal ~xtensron ~/ Extbnsion ¢~ 5'~'10 -- -mO /~ -- 32-3 3. ~ ~p~ _ '05o Foundation Basement Ext. Walls Fire Place Breezeway Patio Garage Driveway Porch; Porch ~ o ,,~c'.,', Both Floors Heat Interior Finish Roof Type Rooms 1st Floor XRq-~,ms 2nd Floor ' Dormer vt?'r' (DF PROPERTY JATE .. I',IATTI'rUC, K :FOLK COUNTY, NY :YE[;' 06-18-2005 )LK C.,OUN'Dr' TAX # -IID-4-2 Zone AE (AE II) '"' I"IONUIHENT FOUNiD PIF~ FOUND' EVATION5 REFERENCE N~VID'2q 00~ ZONIE5 AS ANNOTAT~O F~OPI FII~J'4 M~ NO. ,103C,04~1 6 IDATF_.~ HAT 4, Iqq,D ~.EA = 41,..3q2 5.F. OR O.q.50 AC. RE ~PHIC ~_.ALE I": Creek JO 6~ ~69- SUP. VET OF PROPERTY 51TUATE: HATTITt)CK 5UF4=OLK COUNT~, N'¢ At;~.EA = 41~q2 5.F. O1~ O.qSO ACt;sJE ®RAPHIC 5GALE I"= ~O' N W ~E S 6 EAST MAIN STREE~I N.Y.S. LIC. NO. 50202 RIVERHEAD, N.Y. 11901 369-8288 Fax 369-8287 REF--\\ServerXc~prosmS\n5-*~6'~.pro- -- .- ,,~ ,, ~l Z on e X , __ ..~' ~ ,~ Zone qq '~x ~ ~ ~ "'"'J'" ~ ....... ~ ......... exis N~g drivewa driveway '"dA "Y/;)dS ~ ~ saucony o ~~~( / F.F. el - 14 ,~ - / / 2 Story ~-~- ~ / ~ ~ N / /~ ~ ~ ~ ./ ~ ~ ~ ~ masonry _ 119' ,. ~ ~. ~ -' / U- %~ /7 ' I ,:'qA--Z A, _ STREET SIDE ELEVATION SCALE: 4 WITH ICE ¢ WEAiHEKSHDLD I~ ~MPSON C520 2" X G" STUD WA~ ~ 4" P,CONC. 5~D ON COMFA~eD W/ L~4 CONN~O~ PILL WITH W.W.M, ~X G/ ]OX lO ~ ~ I ~AU~ ~,~ ~" DIAM~E~ ANCHOR UN~CAVATED % ~/7" MIN DE~H ~ I r'~'l .~ ~ w/MIN. 3"xa"x~" WADHER DUILDING SECTION "A" 5CALE: ~"= ILQ'' · 2" X I 0" C ,T 2" × I 0" C .T. 3- 14 Xga LVLHEADE,'~ ALCOVE GARAGE WALL LEfiTT 51DE ELEVATION SCALE: ¼"= ILO'' 3' 0'~ POURED CONCP~-TE APRON / ?ROPOSED GARAGE PLAN SCALE: 4 - RIGHT SIDE ELEVATION h, I LO" SCALE: 4 = WATER SIDE ELEVATION SCALE: ¼" = I' 0" PAGE 3