HomeMy WebLinkAbout1000-64.-1-14.7 & 29 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
To:
MEMORANDUM
Leslie Weisman, Chair
Members of the Zoning Board of Appeals
From: Mark Terry, Principal Planner
LWRP Coordinator
Date: September 28, 2011
Re:
Coastal Consistency Review for ZBA File Ref. PHILIP and JENNIFER STANTON #6508
SCTM#1000-64-1-14.7 & 29
PHILIP and JENNIFER STANTON #6508 - Request for Variance from Article III Code Section 280-
15 and the Building Inspector's August 10, 2011 Notice of Disapproval based on an application
for building permit to relocate/construct an accessory barn at; 1) height at more than the code
required maximum of 22 feet, location: 522 Town Creek Lane and 845 Maple Lane (adj. to Town
Creek) Southold, NY. SCTM#1000-64-1-14.7 & 29
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
CONSISTENT with the LWRP provided the following best management practices are required:
If the action is approved, to further Policy 5: Protect and Improve Water Quality in the Town of Southold
and Policy 6; Protect and Restore the Quality and Function of the Town of Southold Ecosystem it is
recommended that the Board require the creation of a landscaped buffer {incorporating existing
vegetation) not less than 15' in width landward from the edge of the wetlands. It is
recommended that the application of fertilizer and pesticides be prohibited within the buffer. A
sample definition of a landscaped buffer is provided below for your use.
LANDSCAPED BUFFER -- A land area of a certain length and width which is planted with indigenous,
drought-tolerant vegetation (excluding turf) similar to that found within the immediate proximity of the
parcel. Vegetation shall be installed in sufficient densities to achieve 95% ground cover within two
years of installation. Survival of planted vegetation shall be 90% for a period of three years.
Maintenance activities within the buffer are limited to removing vegetation which is hazardous to life
and property, trimming tree limbs up to a height of 15 feet to maintain viewsheds, replanting of
vegetation and establishing a four-foot-wide access path constructed of pervious material for access to
the water body. [Added 12-15-2009 by L.L. No. 15-2009]
Further, please verify that all impermeable surfaces integrate storm water controls.
Pursuant to Chapter 268, the Board shall consider this recommendation in preparing its written
determination regarding the consistency of the proposed action.
Cc: Jennifer Andaloro, Assistant Town Attorney
Office Location:
Town Annex/First Floor, North Fork Bank
54375 Main Road (at Youngs Avenue)
Southold. NY 11971
http://sout holdtown.northlbrk.net
BOARD OF APPEALS
TOWN OF SOUTHOLD
Tel. {631) 765-1809 Fax {631) 765-9064
USPS Mailing Address: . ~
53095 Main Road
EO. Box 1179
Southold. NY 11971-0959
August 18,2011
Mark Terry, Principal Planner
LWRP Coordinator
Planning Board Office
Town of Southold
Town Hall Annex
Southold, NY 11971
AUG 1 9 20H
Re: ZBA File Ref. No. # 6508 STANTON, P. & J.
1000-64.-1-14.7
Dear Mark:
We have received an application for an accessory barn. 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.
Your ~vritten evaluation with recommendations for this proposal, as required under the
Code procedures of LWRP Section 268-5D is requested within 30 days of receipt of this
letter.
Thank you.
Very truly yours,
Ends.
Leslie F~eisman
Chairp~ M
TO:
Patricia Moore for
P & J Stanton
51020 Main Rd.
Southold, NY 11971
FORM NO. 3
NOTICE OF DISAPPROVAL
DATE: August 10, 2011
Please take notice that your application dated August 3 2011
For a permit for an accessory barn at
Location of property: 522 Town Creek La., Southold, NY
County Tax Map No. 1000- Section 64 Block 1 Lot 14.7
Is returned herewith and disapproved on the following grounds:
The proposed 24' X 30' bam, is not permitted pursuant to Article III, 280-15 which
states:
"In the case AC District & Low Density Residential R80, ...Districts, accessory
buildings & structures or other accessory uses shall be located in the required rear yard,
subject to ..."
On lots 80,000 sq. fi. and over the maximum height is 22'
The drawings indicate the height of the barn is 25.1 '.
Authorized Signature
145
146
101
./
Filed By: Assignment No. __
APPLICATION TO THE SOUTHOLD TOWN BOARD OF APPEALS
House No. 522 Street Town Creek Lane Hamlet Southold
SCTM 1000 Section_64 Block ~1 Lot(s) 14.7 Lot Size 1.3 acres Zone R-40
relocate barn to 1000-64-1-29 Lot Size 5.3257 acres Zone: R-40
I (WE) APPEAL THE WRITTEN DETERMINATION OF THE BUILDING INSPECTOR
DATED August 10, 2011 BASED ON MAP Edmund D. Hollander, Landscape Architect
Design, PC August 9, 2010
Applicant(s)/Owner(s):_ Philip & Jennifer Stanton
Mailing Address:__18 Orchard Street~ Apt t15, N.Y., N.Y.
Telephone: c/o Pat Moore 765-4330 Fax#: 765-4663 Email:
pc moorel(~optonline.net
NOTE: In addition to the above, 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: _
Agents Address: 51020 Main Road, Southold NY 11971
Telephone 765-4330 Fax#: 765-4643 Email:_pcmoorel(~optonline.net
Please check 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 SURVEY/SITE PLAN DATED 8/9/10 and
DENIED AN APPLICATION DATED 8/3/11 FOR: E Building Permit
[] Certificate of Occupancy [3 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 III Section 280- 15: 24' x 30' barn exceeds height limitation
Type of Appeal. An Appeal is made for: E A Variance to the Zoning Code or Zoning Map.
[] A Variance due to lack of access required by New York Town Law-Secfion 280-A.
[] Interpretation of the Town Code, Article Section
[] Reversal or Other
A prior appeal, E has been made at any time with respect to this property,
Appeal #5948 2007 Withdrawn before decision
(Please be sure to research before completing this question or call our ofjTce for assistance.)
Name of Owner: Philip & Jennifer Stanton
ZBA File #
REASONS FOR APPEAL (additional sheets mag be used with preparer's signature):
AREA VARIANCE REASONS:
(1) An undesirable change wil[not be produced in the CHARACTER of the neighborhood or a detriment
to nearby properties if granted, because: The barn is a pre-existing nonconforming structure on Tax Lot
1000 Section 64 Block 1 Lot(s) 14.7 on 1.3 acres, the Stantons are selling the house on Town Creek
Lane and the barn either gets relocated or demolished. The proposed location of the existing barn is
on Tax Lot #1000-64-1-29 Maple Lane, on a 5.32 acre parcel. The barn will be integrated into the
design of the pool area and be used as a 3 seasons recreation room. This barn will not be used for
sleeping- TV and pool room with a ~ bathroom (toilet & sink). Existing barn has a second floor storage
area which will bc removed and made one story (open rafters).
(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 barn is pre-existing nonconforming in height.
The location will be made conforming and the adaptive reuse of the barn from a farm storage building to
a recreation room allows the Stanton family to integrate the barn into the overall design of the pool and pool
house plan. The Stanton family values the preservation of historic structures and this barn will be
preserved on their property.
(3) The amount of relief requested is not substantial because: The height of the existing barn is in
proportion to the other buildings on their property. A pre-existing carriage house is located on the north
side of the property.
(4) The variance will NOT have an adverse effect or impact on the physical or environmental conditions
in the neighborhood or district because: The relocated barn will be located more than 100' from the edge
of wetlands.
(5) Has the alleged difficulty been self-created? ( )Yes, or (X)No (pre-existing structure)
Are there Covenants and Restrictions concerning this land: X No. Yes (please furnish copy).
This is the MINIMUM that is necessary and adequate, and at the same time preserve and protect the
character of the neighborhood and the health, safety, and welfare of the community.
Check this box ( ) IF A USE VARIANCE IS BEING REQUESTED, AND PLEASE COMPLETE THE
ATTACHED USE VARIANCE SHEET: (Please be sure to cons~Lgo~_~rney.)
Signa'~nre of Appellant or Authorized Agent
Sworn to before me this /'~ ~-'q (Agent must submit written Authorization from Owner}
dayof /'-)-tX~-~ ,20 // .
MARGARET C. RUTKOWSKI
Notary Public, State of New York
No. 4982528
Qualified in Suffolk County
Commission Expires June 3, ~Z~'/~
APPLICANT'S PROJECT DESCRIPTION
(For ZBA Reference)
Applicant: Phil & Jennifer Stanton
Date Prepared:August 15, 2011
I. For Demolition of Existing Building Areas
Please describe areas being removed: none
II. New Construction Areas (New Dwelling or New Additions/Extensions): proposed
accessory building
Dimensions of first floor extension- relocated barn 24' x 30'
Dimensions of new second floor-none
Dimensions of floor above second level: n/a
Height (from finished ground to top of ridge): 25.1' ('[0 q ¢c~t~e..)
Is basement or lowest floor area being constructed storage basement
If yes, please provide height (above ground) (~.~
measured from natural existing grade to first floor: ~ ~
IlL Proposed Construction Description (Alterations or Structural Changes )
(attach extra sheet if necessary) - existing barn relocated (same dimensions described above
m
Number of Floors and General Characteristics BEFORE Alterations: existing house with
proposed pool house and pool.
Number of Floors and Changes WITH Alterations: existing house with proposed pool house
and pool together with pre-existing nonconforming barn used as recreation area.
IV. Calculations of building areas and lot coverage (from surveyor):
522 Town Creek Lane 1.3 acres Maple Lane 5.3257 acres
(56,501 sq.ft.) (213,028 sq.ft.)
After: ~o ~ (' q.~/~) After: 70'7~y~ (fl.~3~)_
Proposed incre~e of building coverage:'~?~ sq.fl.
Squ~e footage ofyo~ lot: 522 Town Creek Lane: 56,501sq.ft.
V. Purpose of New Construction Requested: preserve an existing barn and integrate it into
design of recreation space.
VI. Please describe the land contours (flat, slope %, etc.) as exist and how it relates to the
difficulty in meeting the code requirement(s): existing structure pre-dates zoning height
limitations
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 with yard
view.
7/2002; 2/2005; 1/2007
QUESTIONNAIRE
FOR FILING WITH YOUR ZBA APPLICATION
Is the subject premises listed on the real estate market for sale?
Are there any proposals to change or alter land contours?
)~ No Yes please explain on attached sheet.
1.) Are there areas that contain sand or wetland grasses?
2.) Are those areas shown on the survey submitted with this application?
3.) Is the property bulk headed between the wetlands area and the upland building
area?
4.) If your property contains wetlands or pond areas, have you contacted the Office of
the Town trustees for its determination of jurisdiction?/~, *' Please confirm status
of your inquiry or application with the Trustees:
and if issued, please attach copies of permit with conditions and approved survey.
Is there a depression or sloping elevation near the area of proposed construction at or
below five feet above mean sea level? /1,~
Are there any patios, concrete barriers, bulkheads or fences that exist that are not
shown on the survey that you are submitting? /~,*¢, Please show area of the
structures on a diagra~n if any exist or state none on the above line.
Do you have any construction taking place at this time concerning your premises? ~' ~
yes, please submit a copy of your building permit and survey as approved by the Building
Department and please describe:
If
Please attach all pre-certificates of occupancy and certificates of occupancy for the subject
premises. If any are lacking, please apply to the Building Department to either obtain them
or to obtain an Amended Notice of Disapproval.
Do you or any co-owner also own other land adjoining or close to this parcel?
If yes, please label the proximity of your lands on your survey.
Please list present use or operations conducted at this parcel ,,~-'-va2~ and the proposed use --F~e-..¥¢'4c
· (ex: existing single family, proposed: same with
garage, pool or other)
Authorized signature and Date
NO. 4
TOW/~ OF SOtFKHOLD
BUTLDING DEP~%~MEIqT
Off[ce of the Building Inspector
Town Hall
Southold, N.Y.
PRE EXISTING
CERTIFICATE OF OCCUp~CY
No: Z- 28706
Date: 09/14/02
THIS CERTIFIES t~at t_he building
Location of Property 720 TOW~ CP~EEK LA
(HOUSE NO.) (S~EET)
Cou/~ty Tax~%ap No. 473889 Section 064 Block 0001
Su]~di%~ision Filed~p No. __ Lot No.
DWELLING & ACCESSORIES
SOLrfHOL4D
(HAMLET)
Lot 014;004
co~or~ ~ubstanti~-Uy to t~ Require~ts for a ONE FAMILY DWELLING
bu/lt prior to APRIL 9~ 1957 purs~t to which CE]~TIFI(~%]iE OF
f~CIJP~NCY I~OMBE~ Z- 28706 dated AUGUST 14~ 2002
was issued, and conforms to all of the req~/irements of the applicable
provisions of the law. The occupancy for wb/ch ~his certificate is
issued is ONE FD~4ILY DNELLING WITH SCREENED PORC~I ACCESSORY C~GE ~u%rD B3Lg/q.*
The certificate is issued to ALMET R & EDWINA LATSON III
(OWNER)
of the aforesaid building.
SIJ~I~K C~ DEP~u~T~ OF ~]~AL~H ~d?PROV~kL
N/A
N/A
ELEL-iKICAL C~5~TIFI~ NO.
pL~RS tul~-rIFIC3%~q[~ DA'£~
*PLEASE SEE A/~fACH~D INSPECTION P~EPO
Rev. 1/81
_ LOT
(2) rooms unheated.
SEC.
//
zO~c ~onm) O~ A~P~ALS
~OWN OF souTHOLD
pl~ ~p~ t~e v~n~ or ~ub~on ~pr~al on prope~ ~RMn ~ a~M d~i~ OR ~Rhin
· $00 feet of a ~ O~e~n ~d ~'~
~t ~ b~ r~fe~
~)~o,~i~ .....': . ""
4) Ad~s of ~'o~
/
~e To~ A~om OffiCe, To~ H~I l~aflo~ (765-1937) o~. ~m ~y pubffc ~om~ at ~c To~' H~
. l~z by. ~c~g ~
1.
4;. , ·
S;. " :": ' '
' ~Imse us6 Back side oFp~
~e lot n~be~ ~y ~ ob~n~ ~ ~d~e~, wh~ r~d~.~om th~ O~ce of ~ ~l~g BoaM.at 765-
.~', .." ,-,. ,
Sil
~a~ of~pli~t
.
~o.~.~ ~ove. ~ n~ ~ tot
~1~h ~J~e ~g d]~ ~lie~on is no~ ~mplet~ ~d ~ot ~ a~ up~ by ~ bo~d.
1-14~09
617.20
Appendix C
State Environmental Quality Review
SHORT ENVIRONMENTAL ASSESSMENT FORM
For UNLISTED ACTIONS Only
~ART I - PROJECT INFORMATION (To be completed by Applicant or Project sponsor)
1. APPLICANT/SPONSOR 2. PROJECT NAME
3. PROJECT LOCATION: /OO~- ~;~- / - 2~;
4. PRECISE LOCATION (SIree{ address and road intersections, prominent iandmarks, etc., ~r provide map)
5. PROPOSED ACTION IS:
[~ New [] Expans~o~
[--'[Modirmatkm/alteration ~O&"o~ ~f3
6. DESCRIBE PROJECT BRIEFLY:
7. AMOUNT OF LAND AFFECTED:
~ ~ a~
8. WILL PROPOSED ACTION COMPLY WITH EXISTING ZONING OR OTHER EXISTING LAND USE RESTRICTIONS?
9. WHAT IS PRESENT LAND USE IN VICINITY OF PROJECT?
DescH'~: Residential [] Industrial [] Commercial
[] Agriculture [] Park/Fores~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 r~ No If yes, Iisi agency(s) name and permit/approvals:
11. DOES ANY ASPECT OF THE ACTION HAVE A CURRENTLY VALID PERMIT OR APPROVAL?
[] yes ~ No If yes, list agency(s) name and permit/approvals:
, CERTIFY THAT THE ,NF~:~MATION PROVIDExpz~ABOVE IS
Ap~an~sponso~ narne~
Signature:
TRUE TO THE BEST OF MY KNOWLEDGE
Date: ~'/~'//
If the action is in the Coastal Area, and you are a state agency, complete the I
Coastal Assessment Form before proceeding with is assessment
OVER
1
A. DOES ACTION EXCEED ANY TYPE I THRESHOLD IN 6 NYCRR, PART 617.47 If yes, coocdinate ~ha review process and use the FULL EAF.
nYes I-I.o
B. WILL ACTION RECEIVE COORDINATED REVIEW AS PROVIDED FOR UNLISTED ACTIONS IN 6 NYCRR, PART 617.67 If No, a negative declarsl
may be supemeded by another InvoNed agency.
[] Y-- I-'1 No
C. COULD ACTION RESULT IN ANy ADVERSE EFFECTS ASSOCIATED WITH THE FOLLOWING: (Answers may be handwritten, if legible)
C1. ~ air qua{it,/, Mace er groundwater quality er quandty, noise ieve~s, exis~lg traffic pattern, sulid waste ~educfio~ er dispcsal, potential
for oro~on, dmin~g~ ~ floodin~ p~ob~erns? F.~plain briefly:
C2. Aesthetic, agrlculturs~, archaeological, histo~c, or olber naturs[ er cultural resources; or community er neighpon~od character'7 Explain briefly:
C3. Vegetation or fauna, fish, ~hellfish or wildlife species, signlBcant habitats, ~ threatened or endangered species? Explain briefly:
C5. Growih, subsequent development, or related activities likely to be induced by the proposed action? Explain briefly:
C6. Long term, short term, cumulative, er other effects not identified in Cl-C67 Explain briefly:
C7. Other impacts (including changes in use of either quantity ~ type of energy? E~lain briefly:
D. WiLL THE PROJECT HAVE AN IMPACT ON THE ENVIRONMENTAL CHARACTERISTICS THAT CAUSED THE ESTABLISHMENT OF A CRITICAL
ENVIRONMENTAL AREA (CEA)?
[] Yes [] No If Yes, explain briefly:
E. IS THERE, OR IS THERE LIKELY TO BE, CONTROVERSY RELATED TO POTENTIAL ADVERSE ENVIRONMENTAL IMPACTS?
Fl Yes [] No If Yes, explain briefly:
PART III - DETERMINATION OF SIGNIFICANCE ('Fo be completed by Agency)
INSTRUCTIONS: For each adverse effect identified above, determine whether it Js substantial, large, important or othel'wise significar~t. Each
effect should be assessed in connection with its (a) setting (i.e. urban or rural); (b) probabilit~ of occurring; (c) duration; (d) irreversibility; (e)
geographic scope; and(f) magnitude. Ifnecessary, addattachmentsorreference supporting materials. Ensursthatexplanafionscontainsufficient
detail to show that all relevant adverse impacts have been identified and adequately addressed. If question d of part ii was checked yes, the
determination of significance must evaluate the potential impact of the proposed action on the environmental characteristics of the CEA.
] Check this box if you have identified one or mere potentially large or significant adverse impacts which MAY occur. Then proceed directly to the FULL EAI
and/er p~epare a positive declaration.
[] Check this Pox if yo~ have determined, based on the in fcrmstien and analysis apove and any supporting documentation, that the proposed action WILL NO~
res~Jit in any significant adverse environmental impacts AND provide, on a[~achments as necessary, the reasons supporting this dete~rninatien.
Name of Lead Agency
Prat o~ Type Name of Respons~bla Ot/-m~er in Lead Agency
Date
Title of Respoosibte Off-ruer
Signature of Responsible Officer in Lead Agency Signature ot Preparer (If different from responsible olflcer) j
~q~iiip ~.
Jc-~mi~r Lamberts StantoP,
i~ (.~rcb. ard Street, #5
Nc-*' York N~ i 0002
Rule ~ 2~ 2006
Patricia C. Moore, Esq.
51020 Mare Road
Southoid, NY 1197 t
Moore:
We, Philip B. Stanton and J'em~ifer Lamberts Seanton, hereby authorize you to make any
and all applications to the Suffolk Co'_mty Health Depm~tment, Town of Southotd Zo ~ing Board,
Town of So~.lthold, Southold Town Trustees, DEC and any other necessary agencies on
behalf regarding our property located at Youngs Avenue Southold. New York
APPLICANT
TRANSACTIONAL DISCLOSURE FORM
(FOR SUBMISSION BY OWNER and OWNER'S AGENT)
The Town of Southold's Code of Ethics prohibits conflicts of interest on the part of Town officers and employees. The
purpose of this form is to provide information, which can alert the Town of possible conflicts of interest and allow it to
take whatever action is necessary to avoid same.
YOUR NAME: __Patricia C. Moore Esq.__and Philip & Jennifer Stanton
(Last name, first name, middle initial, unless you are applying in the name
of someone else or other entity, such as a company. If so, indicate the
other person or company name.)
NATURE OF APPLICATION: (Check all that apply.)
Tax Grievance
Variance X
Special Exception
If "Other",
name the activity:
Change of Zone
Approval of Plat
Exemption from Plat
or Official Map
Other
Do you personally, (or through your company, spouse, sibling, parent, or child) have a relationship with any officer or
employee of the Town of Southold? "Relationship" includes by blood, marriage, or business interest. "Business
interest" means a business, including a partnership, in which the Town officer or employee has even a partial
ownership of (or employment by) a corporation in which the Town officer or employee owns more than 5% of the
shares.
YES NO
Complete the balance of this form and date and sign below where indicated.
Name of person employed by the Town of Southold:
Title or position of that person:
Describe that relationship between yourself (the applicant) and the Town officer or employee.
appropriate line A through D (below) and/or describe the relationship in the space provided.
The Town officer or employee or his or her spouse, sibling, parent, or child is (check all that apply):
A) the owner of greater than 5% of the shares of the corporate stock
of the applicant (when the applicant is a corporation);
B) the legal or beneficial owner of any interest in a non-corporate entity
(when the applicant is not a corporation);
C) an officer, director, partner, or employee of the applicant; or
D) the actual applicant.
DESCRIPTION OF RELATIONSHIP
Either check the
Town of Southold
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 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 Ama.
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).
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#
AGENT:
1000-64-1-14.7 to 29 Relocate barn on Stanton property
Patricia 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 []_
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 Sou/hold LWRP nsistency Assessment Form 1
nature and extent of action: relocate existing historic barn to Stanton's residence
(nest door)
Location of action: Barn from 522 Town Creek Lane to Maple Lane, Southold
Site acreage: from 1.3 acre parcel to a 5.32 acre parcel
Present land use: existing residence with agricultural barn
Present zoning classification: R-40.
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: Philip & Jennifer Stanton
(b) Mailing address: c/o Patricia C. Moore Esq., 51020 Main Road, Southold NY
11971
(c) Telephone number: ( 631 ) e/o Pat 765-4330
(d) Application number, if any:
Will the action be directly undertaken, require funding, or approval by a state or federal
agency? Yes [] ]No X If yes, which state or federal agency: __
DEVELOPED COAST POLICY
Policy 1. Foster a pattern of development in the Town of SouthoM that enhances
community character, preserves open space, makes efficient use of infrastructure, makes
beneficial use o fa coastal location, and minimizes adverse effects of development. See LWRP
Section III - Policies; Page 2for evaluation criteria.
Yes [] No [] Not Applicable []
Discussion (if appropriate): Both properties are in Southold and the existing barn
will be relocated to a larger parcel on Maple Lane. The structure will be more than
100' from the edge of wetlands. The relocation of the barn will preserve and
provide an adaptive reuse of a culturally signiificant structure.
Policy 2. Protect and preserve historic and archaeological resources of the
Town of Southold. See LWRP Section III - Policies Pages 3 through 6for evaluation criteria
Yes [] No [3 Not Applicable []
Discussion (if appropriate) the barn is a I~re-existinff nonconforming structure built in
the early 1900's and will be preserved and used as recreation area for the family,
Town of Southold LWRP nsistency Assessment Form 2
Policy 3. Enhance visual quality and protect scenic resources throughout the Town of
Southold. See LWRP Section Ili - Policies Pages 6 through 7for evaluation criteria
Yes [] No [] Not Applicable []
Discussion (if appropriate)'- the barn is a valuable asset and enhance the visual quality_
of the Maple Lane property.
NATURAL COAST POLICIES
Policy 4. Minimize loss of life, structures, and natural resources from flooding and erosion.
See LWRP Section Ili- Policies Pages 8 through 16for evaluation criteria
Yes [] No [] Not Applicable [] more than 100' from the edge of wetlands
Discussion (if appropriate)
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 L WRP Section III -
Policies; Pages 22 through 32for evaluation criteria.
Yes [] No [] Not Applicable []
Discussion (if appropriate): no impact on habitat or wetlands.
Policy Z Protect and improve air quality in the Town of Southold. See L WRP Section lII-
Policies Pages 32 through 34for evaluation criteria. See Section III - Policies Pages; 34
through 38for evaluation criteria.
Yes [] No [] Not Applicable []
Discussion (if appropriate): N/A
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 38for
evaluation criteria.
Yes [] No [] Not Applicable []
Discussion (if appropriate): existing residence and barn creates no hazardous waste
PUBLIC COAST POLICIES
Town of Southold LWRP 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 LWRP Section 1II - Policies; Pages 38
through 46for evaluation criteria.
Yes [] No [] Not Applicable []
Discussion (if appropriate): Not applicable
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): residential use enhanced by views of Town Creek
Policy 11. Promote sustainable use of living marine resources in Long Island Sound, the
Peconic Estuary and Town waters. See LWRP Section Ili - 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 LWRP Section III -
Policies; Pages 62 through 65for evaluation criteria.
Yes [] No [] Not Applicable []
Discussion (if appropriate): N/A - no agricultural lands affected; barn, previously used
in agriculture is preserved and reused by family.
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 nsistency Assessment Form 4
AUG 1 $ 2011
BOARD OF APPEALS
,.TOWN OF SOUTHOLD PROPERTY RECORD CARD
OWNER STREET 5' ~,d~ VILLAGE ~'~ '~D~ST., SUB. LOT ,~ '~-
FORMER ~WNER N E
5 W TYPE OF BUILDIN~
~ES..:_~ ~,~.~,,, S~S. ME /FARM CO~. CB. MICS. Mkt. Value
~ND IMP. TOTAL DATE RE~RKS -
illoble ,, FRONTAGE ON WATER ~:~,~ ~,
l~lo~ FRONTAGE ON ROAD
~eo~ DEPTH
ouse Plot BULKH~D
~to I
M. Bldg.
Exter~sion
Extension
Ext~r~JOn
COLOR b~.' /¢ !'T :: TRIM ~-~: "~ ?
-JFoundation
Porch ~;':: ~: ; ' ;-~ ~ j 7 Basement
Total .... ~
IBoth
IFIoors
I.Interior Finish
j Heat
jRooms 1st Floor
__ I Rooms 2nd Floor
I Driveway
FIN.
iSURVE'f OF LOT 5
IAS SHOINN ON blAP OF: LAND SHOI~IIN®
Pt~.OPOSEO SUBDIVISION NAOE FOR HELEN ~. LATSON
~PP~O~O B~ SOUTHOLO TO~N PLANNINOBOA~, MA~ I~, Iq~l
51~A~, ~~LO N
~VE~ED 0q-2~-02 RE~VED /~//%
~FPOL~ COUNT% TAX ~ S
2ort of {000-64-1-14.4 AUG l 6 2011 ¢
Lond Nora or Former ~ oF ~OARDOFAPPEALs Lo[ ¢~¢ %
',, 20.~' ~ ~
' ~5'52"W 9524' ~ ¢
~o~,~,:~.~ S86°51'ffi"B 91.70' S85 ~
I /
~ /
~ 0 ~ LO~
.
Philip B. Smmon
Jemmi~ {.~mhem Slanton
P~o~ic AbCm~, l~c.
yNatioual Title Insurance
of New York
N.A.
NOTES:
· N1ONUI, dENT FOUND
o PIPE FOUND
· STAKE FOUND
AREA : 50,.5OI SE OR 1.30 ACRES
®P-.APHIC SCALE
E
JOHN C. EHLERS LAND SURVEYOR
6 EAST MAIN STREET N.Y.S. LIC. NO. 50202
RIVERHEAD, N.Y. 11901
\UHp
369-8288 Fax 369-8287 REF. server\d~ROS\02-290.pro
-~RNPlIIPlINPRIP~ Z
___.:___._.___. ....
SCALE = 1/4"= 1'-0" SCALE -- 1/4" = 1'-0"
·
· Ltl
IIIIIIIIIII ! II~i- e ,-,
REVIEWED E Y ZBA
SEE DECISION ~ .~
DRAWN BY: .IF
October 11~ 2011
SCALE = 1/4"= 1'-0" SCALE = 1/4" = 1'-0"
'fOP OF FIRST FLOOR ROUGH
DAq~Vi E LEV^TION. O'-fi'
TOP OF FrRST FLOOR ROUGH
ELEVAT[ON .1'.5.
FINISH GP,~D E
(3) 1-3/4X-9q/2 (3) 1-3/4X-9~1/2
I I
L
EXISTING BUILDING SECTION: BARN
SCALE = 1/4"= 1'-0"
9'-6a4" 9'-6 1/2" 9'_6~4,, ~
o o
O
FOUNDATION PLAN: BARN
SCALE = 1/4" = 1'-0"
OCT I 4
BOARD OF APPEALS
FINAL MAP _ ~
DRAWN BY: .1F
~SHEET NO:
~. ~ _ _ OPEN TO ABOVE TABLE
'1.E'~- I ~ ii. ~'<'-_,_~
~ RECEIVED
BOARD OF APRSALS
SEE DECISION
DATED
1'-0"
I
1
/
/
/
/
/
I
LAYOUT NOTES
1. LOCATE AND PROTECT ALL UTILITIES, SEPTIC SYSTEMS AND
STRUCTURES PRIOR TO AND DURING CONSTRUCTION AND
REPAIR/REPLACE ANY ELEMENT DAMAGED DURING CONSTRUCTION.
2. NOTIFY OWNER/LANDSCAPE ARCHITECT OF ANY DISCREPANCIES OR
ERROR BETWEEN PLAN AND SITE CONDITIONS PRIOR TO
COMMENCEMENT OF WORK.
3. ALL BUILT ELEMENTS IN THE LANDSCAPE SHALL BE CONSTRUCTED TO
MEET ALL APPLICABLE BUILDING CODES. NOTIFY LANDSCAPE
ARCHITECT OF ANY DISCREPANCIES PRIOR TO CONSTRUCTION.
4. DO NOT SCALE DRAWINGS: USE DIMENSIONS GIVEN.
5. ALL DIMENSIONS TO BE VERIFIED IN FIELD.
6. ALL DIMENSIONS ARE TAKEN PARALLEL TO OR PERPENDICULAR FROM
FEATURES SHOWN UNLESS OTHERWISE NOTED.
7. NEW DRIVEWAY, TERRACES, PATHS, WALLS, ETC. TO BE STAKED IN
FlELD AND APPROVED BY OWNER/LANDSCAPE ARCBI'fECT PRIOR TO
CONSTRUCTION.
8. BLUESTONE AND SANDSTONE SAMPLES TO BE APPROVED BY OWNER
AND LANDSCAPE ARCHITECT.
9. PROVIDE 3/8" POLYURE~ EXPANSION JOINT (25' MAX.) WITHIN
PAVEMENT SLAB.
10. LEAVE THE SITE IN A SAFE AND NEAT CONDITION AT THE END OF
EACH WORK DAY.
./
LAPIN
Pt*,OPO~E~ NE~,I 5t~PTIG
5,¥5~ EI','I - ~EE EN~INEER'~
24"
MAPLE",
",MAPLE
'q
.... .' .. ,, '~ I '0 //
· " o f'o I MAPLE
,- ./ ...... ,, 0 X, --~. /
.... ' I 'e o
/ 48" DEEC.~ ¢' - \
~0 LO/COST
. .<. ", / ~USE I i O
~ / I~" /' "~,"
.
/ , .
/'~ "" % /' D&,, '" ~ o i ID" ~HITE '
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. ..: .,.. ';
.' · .. / . . 42" ;H', '",
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N
EDMUND D. HOLLANDER
LANDSCAPE ARCHITECT DESIGN, P.C.
ARCHITECT
SURVEYOR
NAME
ADDRESS 1
ADDRESS 2
CITY, STATE
PHONE
FAX
STRUCTURAL ENGIHEER
NAME
ADDRESS 1
ADDRESS 2
Cl'tY, STATE
SITE CIVIL ENGINEER
4 100% CD's - BID SET 9 AUG 10
3 I~!DSC~E LIGHTING COORD 2Z JULY 10
~ 95% lg ~R 10
1 0RIGI3[AL ISSlJ~ 5 MAR 10
NO. PURPOSE DATE
RELEASES
SEAL
PC
PREPARED BY:
EDMUND D. HOLLANDER
LANDSCAPE ARCHITECT DESIGN,
LAYOUT &
MATERIALS PLAN
-SITE
F -IINAL MAP **w..: s r:
'i'IREVlEWED BY ZB. CD
BARN EN1 ¢'.^NC, E - LAWN
'RAMP ~ lC," t, NIDE DRY
LAID FIELDDTONt= CHEEK
l/qALL5 - ~TONE TO HATCH-
FUTUF~E LOC, ATION
OF t*,ELO~ATEI~
BA~N
LAI~N
POOL ENC, LO~URE FENC. E
ELEVATION -
FIf~E Pit
POOL I.-~U~E
POt~C,H
F~=N~E, tDU~iED
/
FUT0t;.E ~AP.~®E -
NOT IN C, ON'I'~C.,T
FUTUtl~E ASPHALT
~AVIN~ - NOT IN
\
\
/
/
EDMUND D. HOLLANDER
LANDSCAPE ARCHITECT DESIGN, P,C.
OWNER'S R£PRESENTATIVE
ARCHITECT
ADDRESS 1
ADDRESS 2
CI'N~ STATE
PHONE
HEP ENGINEER
NAME
ADDRESS 1
ADORESS 2
CDT, STATE
SITE CIVIL ENGINEER
EHVIRONUENTAL pLANNER
-- 5Ot~EENIN¢
POOL
DETAIL
+15'-5~"
'%
LAWN ,,
I~REe~ULAR
PAVEP. S I,~ ~t;~,A.%=.
%<,
%r
~"~/ ~'~?/// 1. LOCATE AND PROTECT ALL UTILITIES, SEPTIC SYSTEMS AND
STRUCTURES PRIOR TO AND DURING CONSTRUCTION AND
~. ~/.~ REPAIR/REPLACE ANY ELEMENT DAMAGED DURING CONSTRUCTION:
· , 2. NOTIFY OWNER/LANDSCAPE ARCHITECT OF ANY DISCREPANCIES OR
ERROR BETWEEN PLAN AND SITE CONDITIONS PRIOR TO
COMMENCEMENT OF WORK.
3. ALL BUILT ELEMENTS IN THE LANDSCAPE SHALL BE CONSTRUCTED TO
',IVIEET ALL APPLICABLE BUILDING CODES. NOTI1D/LANDSCAPE
ARCHITECT OF ANY DISCREPANCIES PRIOR TO CONSTRUCTION.
', 4·
LAID
LIVIN¢
I,, r= = ;: STAIR.
Z ILl LANDIN~ * At~,C.,H.'SDOGUMEN_.Gj
5TALES, SEE
~OGUH~T5
., ;;.;,. ;,. /
FOR ~E
""-.
'".,. /
'"'~. DO NOT SC~E D~GS: USE D~NSIONS G~N. 8. BL~STO~
'"'... BY O~R
7. ~W D~WAY ~CES~ PA~-S, W~L~,~ETC. TO BE STUD ~
CONS~UCTION ~' '\
1 I
I
5 100% CD's - BID SET 9 AUG l0
4 LANDSCAPE LIGI~NG C00RD ~2 JULY 10
3 k~CHrrECTUP~L COOED 27 kP 10
2 95g 12 ~ 1~
RELEASES
PREPARED BY:
EDMUND D. HOT.lANDER
lANDSCAPE ARCHITECT DESIGN,
P.O.
PROJECT,
STANTON
RESIDENCE Cs-o?
RECEIVED
'AUG 1 6 2011
ROARD OF APPEALS
845 MAPLE AVENUE
SOUTHOLD, NY
LAYOUT &
MATERIALS
HOUSE
AREAS
PLAN
& POOL
CHECKED BY: EDH
SCALE; 1/8" = l'-0"
ISSUE DATE: 9 AUG 10
SET:
CD
SHEET,
L-l.10
/x, ~ EDMUND D. HOLLANDER
/ ~LANDSCAPE ARCI-n'I'ECT DESIGN, P.C.
,
~LL t POOL
5GAL~: I/4" = ILO";AX"H°NE
20'-0" 25~-~" POOL HOUSE
, , , ,, 1, 5~,, B,_~ I ,, 4'-2 1 ,,
POOL ~ POOL
~NCLO~ ~NGLO~U~
/ % PREPARED BY:
EDMUND D. HOLDER
~SC~E ~CHITECT DESIGN, P.C.
, , I I STANTON
} I I I 845 ~LE A~
~ SOUTHOLD,
~ I .o~.0o~...~ AND FENCE
WPICAL PANEL POOL ELEVATIONS
EN~LOSU~
POOL FENCE ELEVATION- EAST .~.~.. AS SHO~ SHE~' 5 11
C)
EXISTING SOUTH ELEVATION: BARN
SCALE = 1/4''= 1'-0"
EXISTING WEST ELEVATION: BARN
SCALE=l/4''= 1'-0"
EXISTING SOUTH ELEVATION: BARN
SCALE = 1/4" = 1'-0"
C)
EXISTING EAST ELEVATION: BARN
SCALE = 1/4''= 1'-0"
~5~g
RECEIVED
~[JG 1 6 2011
BOARD OF APPEALS
LU
00~
DRAWN BY: ]F
August 01, 2011
/4" = 1'-o'
ET NO:
DATUM ELEVATION 0%0"
TOP OF FIRST FLOOR ROUGH
ELEVATION: -1'-5"
FINISH GIL~DE
EXISTING BUILDING SECTION: BARN SCALE = 1/4" = 1'-0"
9'-~ ,V2"
F
:l 9,_6%''''o ::
FOUNDATION PLAN: BARN
SCALE = 1/4" = F-fi'
RECEIVED
BOARD OF APPEALS
x-Jd~
OOco
DRAWN BY: 3F
August 01, 2011
1/4" =
;HEET NO:
C>
SECOND FLOOR PLAN: BARN
SC~E -- 1/4" = 1'-0"
C>
FIRST FLOOR PLAN: BARN
SCALE = 1/4" = 1'-0"
RECEIVED
AUG 1 6 2011
BOARD OF APPEALS
Z
Z
DRAWN BY: .]F
August 01, 2011
/4" = 1'-O
EET NO:
u.I
UNFINISHED LOF1-
UP
C)
SECOND FLOOR PLAN: BARN
SCALE=I/4"=I'-0"
FIREPLACE
POOL
7'ABLE
SCALE=I/4"=I'-0"
SEP ~ ~ Z011
BOARD OF APPEALS
DRAWN BY: .IF
September 26, 201
SCALE: :L/4" = 1'-0"
SHEET NO: