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Home My WebLink About1000-31.-18-17 OFFICE LOCATION: Town Hail Annex 54375 State Route 25 (cot. Main Rd. & Youngs Ave.) Southold, NY 11971 M~J LING 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: Jim King, President Town of Southold Board of Trustees From: Mark Terry, Principal Planner LWRP Coordinator Date: May 14, 2013 Re: Proposed Wetland Permit for DEAN STEFANIDES SCTM#1000-31-18-17 Suffolk Environmental Consulting on behalf of DEAN STEFANIDES requests a Wetland Permit and a Coastal Erosion Permit to repair portions of the existing dwelling which includes the repair of the south wall framing and windows; re-construction of new concrete foundations under the south half of the dwelling; and re-construction of the existing living room floor. Located: 780 Rabbit Lane, East Marion. SCTM# 31-18-17 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 actions are CONSISTENT with the Policy Standards and therefore CONSISTENT with the LWRP. Pursuant to Chapter 268, the Board of Trustees shall consider this recommendation in preparing its written determination regarding the consistency of the proposed action. Cc: Lori Huise, Assistant Town Attorney 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 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 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. SCTM# 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 Plannin Department, all local libraries and the Town Clerk's office. ((~ ~2:~ ~ ,,, , DESCRIPTION OF SITE AND PROPOSED ACTION 031 18 017 The Application has been submitted to (check appropriate response): Town Board [] Planning Dept. [] Building Dept. [] Board of Trustees 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) M,~¥ - 3 ?-~ i~ [] (c) Permit, approval, license, certification: [] Nature and extent of action: Applicant proposes to repair portions of the ex/sting dwelling damaged from Hurricane Sandy, which include repair of the south wall framing & windows: reconstruction of new concrete foundations under the south half of the house: reconstruction of the ex/sting living room floor. The proposed repair/ reconstruction will amount to less than 20% of the overall volume of the ex/sting dwelling and will occur within the dwelling (or dwelling "footprint") itself. Attach additional sheets if necessary Location of action: 780 Rabbit Lane~ East Marion~ New York Site acreage: 0.16 acre +_ Present land use: Improved with single-family dwelling and related appurtenances 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: DEAN STEFANIDES (b) Mailing address: 445 East 51st Street; New York~ NY 10022 (c) Telephone number: Area Code (917) 678 - 6980 (d) Application number, if any: N/A 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 of a coastal location, and minimizes adverse effects of development. See LWRP Section III - Policies; Page 2 for evaluation criteria. [] Yes [] No [] Not Applicable As indicated within Policy l. "Develonment that does not reinforce the traditional land use pattern of the Town of Southold would result in a loss of the community and landscape character of Southold.", this DroDosal is to simply reolace a oortion of the storm-damaoed structure. This structure has existed harmoniously within this neiohborhood for over fifty (50~ years without any form of discernible adverse imoact to the surroundino environment. Conseouentlv. this oroposal will not result in adverse effects to the surroundina environment in that the oro_iect will not expand upon the "footprint" of the original structure, and will not encroach any further towards the surface the wetlands located to the southeast. Additionally. this t~rooerty is situated within a neiohborhood consistino of similarly-sized single-family dwellings within similarly-sized proDerties which have also existed harmoniously within this area for years and have not resulted in any form of adverse effects to the surrounding environment. Accordingly. we believe that this oro_iect is consistent with this policy. 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 [] Not Applicable Policv 2 is not aoolicable in that subiect lot and the surrounding neighborhood cannot be deemed a substantial historic and/or archaeological resources. 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 5 through 7 for evaluation criteria [] Yes [] No [] Not Applicable Subiect proposal will not adversely impact the visual quality of the surrounding area in that the existino property has been improved with a sinole-familv residence for many years without any evidence of resultino in adverse impacts to the neiohborhood. ]n addition, the neiohborhood itself is comprised of similarly sized properties, improved similarly for many years, and which also has not resulted in any form of adverse impacts to the surrounding area. Furthermore. this policy could not preclude both the leoal creation of this property as a building lot, or the improvement thereon. Attach 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 [] Yes [] No [] Not Appllcable lhe property benefits from a timber bulkhead and timber iettv which provide t~rotection aoainst floodin9 and erosion, which are to be maintained. Conseouentlv. this orot~osal is consistent with this Policy. 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 [] Yes [] No [] Not Applicable Subject proposal is not applicable to Policy 5. Attach additional sheets if necessary Policy 6. Protect and restore the quality and function of the Town of Southoid ecosystems including Significant Coastal Fish and Wildlife Habitats and wetlands. See LWRP Section III - Policies; Pages 22 through 32 for evaluation criteria [] Yes [] No [] Not Applicable Subject proposal is not applicable to Policy 6. Attach additional sheets if necessary --1 Policy 7. Protect and improve air quality in the Town of Southold. See LWRP Section III - Policies Pages 32 through 34 for evaluation criteria [] Yes [] No [] Not Applicable Subject proposal is not applicable to Policy 7. 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 III - Policies; Pages 34 through 38 for evaluation criteria. [] Yes [] No [] Not Applicable Subject proposal is not aoolicable to Policv 8. Attach additional sheets if necessary 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 [] Yes [] No [] Not Applicable Subject proposal is not aoolicable to Policv 9. Attach additional sheets if necessary WORKING COAST POLICIES Policy 10. Protect Southold's water-dependent uses and promote siting of new water-dependence uses in suitable locations. See LWRP Section III - Policies; Pages 47 through 56 for evaluation criteria [] Yes [] No [] Not Applicable Subject proposal is not aoolicable to Policy 10. 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 [] Yes [] No [] Not Applicable Subiect orooosal is not applicable to Policy 11. Attach additional sheets if necessary Policy 12. Protect agricultural lands in the Town of Southold. See LWRP Section III - Policies; Pages 62 through 65 for evaluation criteria. [] Yes [] No [] Not Applicable Subject prooosal is not applicable in that the proposal does not involve agricultural lands li.e. the conversion of farmland, the establishment and/or maintenance of new coastal agricultural production, etc...) 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 criteria. [] Yes [] No [] Not Applicable Subiect Drooosal is not applicable in that the proposal does not involve the conservation of enerov resources on a commercial level and/or the promotion of alternative enerov sources.orooer maintenance of fuel storaoe facilities and/or the extraction of mineral extraction Attach additional sheets if necessary ~ROBERT O'BRIEN RE. CONSULTING EN{~|NE£RING SERVICES 2074 MAIN ROAD, P.O. 8OX 456, LAUREL, NY 11948 631-298-5252 April 5, 2013 Mr. Michael J. Verity, Chief Building Inspector Town of Southold Town Hall Annex Building 54375 Route 25- PO Box 1179 Southold, New York 11971 Re: Stefanides Residence Storm Damage 780 Rabbit Lane, E. Marion, NY Dear Mr. Verity: I inspected the above-captioned house on October 31, 2012. This immediately after tropical storm Sandy. The following conditions were noted: Some of the concrete block piers supporting the south side of the living room floor joists had fallen over. This after the wood bulkhead protecting the house failed and waves hit the south facing wall. This caused damage to the south wall framing and windows. The floor's structural framing directly adjacent to the wall had settled but was still intact. The side walls at the east and west sides, along with the remaining portions of the house, were not damaged. This included the second floor loft bedroom and peak roof structural framing members located over the living room. New concrete foundations need to be constructed under the south half of the house. The existing living room floor framing also needs to be removed and re-built. The south exterior wall below the roof structure top sill plate and loft floor joists also needs to be re-framed and new windows and vinyl shingle siding installed. The estimate cost for both labor and material for all of the restoration work need- ed is $35,000 to $40,000. If you have any questions, feel free to call me. ~rtN3*Brien P. E. TEFA NID£$ P r o p e r t y Situate: 780 Rabbit Lane; East Marion~ New York SCTM#: l ooo - os l - 18 - o t 7 Photograph indicating the current conditions of the northwestern section of the property and the current conditions of the existing dwelling. Photograph taken fi'om the edge of Rabblt Lane, facing southeast. $ TEFA NIDE$ P r o p e r t y Sitnate: 780 Rabbit Lane; East Marion, New York SCTM#: 1000-051 - 18- 017 (Photo taken on March ~21, PhotogTaph indicating the current conditions of the southeastern section of the property and the current conditions of the existing dwelling. Photograph taken from off the southwestern corner of the property, along Gardiners Bay, facing northeast. $ T£FA NID£$ P r o p e r t y Sitt~ate: 780 Rabbit Lane; East Mar[on, New York SCTM#: lOO0-OBI - t8 - 017 (Photo lake~ o~ ~5larch Photograph indicating the current conditions of the southeastern section of the property and the current conditions of the existing dwelling. Photograph taken fi'om off the southern shoreline of the property, along Gardiners Bay, fhcing northwest. S TEFA NIDE$ Property Situate: 780 Rabbit Lane; East Marion, New York SCTM#: 1000-051 - 18- 017 (Photo la/~'en o~ March 2l, ~201,~) Photograph indicating the current conditions of the southeastern section of the property and the current conditions of the existing dwelling. Photograph taken from off the southeastern corner of the property, along Gardiners Bay, facing northeast. SuI~iect \ \ ,I SURVEY OF PROPERTY SITUATE EAST MARION TOWN OF $OUTHOLD SUFFOLK COUNTY, NEW YORK S.C. TAX No. 1000-31-18-17 SCALE 1 JULY 24, 2009 FEBRUARY 2~-, 2010 ADDED COASTAL EROSION HAZARD MNE AEEA -- 7,015 sq. ft. (TO TIE: UNE) 0.161 aC. Land Surveyor PHO~I[ (6~1)727-20~0 rex (651)727-1727 4 % .> -- - III Ill I1~ I '/~~ ,,1 ,~,~ .z.~- ~,~.- ~ < ~ / ~ ~Y NNOWL~D6ff, 86~1~F AND P~OFff8810NAL JUDGMENT ~ ~$ A~ IN O0~P[IANCff WITH T~E NffW YO~N 8TAT~ BUILDING CODE L RABBIT LANE TYPICAL DOOR OPENING TYPICAL MULTIPLE OPENINGS ~,~r\~r~'r'~ ""~' ' ' " [' 1' WINi~-R(3RNF 1'3FRRIq PROTECTION FOR WOOD STRUCTURAL PANEL A~ PE~T~BLE ~. 1.4, N.~.S. ~,E5~ COOK: ALTERNATIVE FOR OPENING PROTECTION (IF NOT USING INPACT GLAZING) . , / ,~.~,P .~'.~ d~ I/~'~., TYPiCALWiNFXhWnpFNiN '~, / I ~(, TO THE BEST OF MY KNOWLEDGE, BELIEF AND PROFESSIONAL JUDGMENT, " I -'~ THESE PLANS ARE IN COMPLIANC~HE NEW YORK STATE BUILDING CODE "w--. ~ ..d~l--'~?'' ......... --~"---- .... --~ [ '~Z_'~ I It"k.I )~.,~-,.'~' ) XS\ ~ . / . #7~ .,,r,~.~,,.- ....... N.=-.~' ;_',,~. / ' '"*~ ,d _,,~, / -- '---'~. J W~'~''~ J~'//~" ~,~ ~ ~' I ~ ~'z ~-f.,,~,J~t. V CONSIelL.TING ENCJlNEEI::IING BERVICEB ~~-~ Mein GARDINERS BAY r' Y TO THE BES~' OF MY KNOWLEDGE, BELIEF AND PROFESSIONAL JUDGMENT, ,~~. THESE ~?.MPLIANCE ~-L NEW YORK STATE BUILDING CODE ~B,~BERT Q'BI:IIEN 13,E,