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HomeMy WebLinkAbout1000-53.-5-12.6 OFFICE LOCATION: ~~OF SO(/jyO MAILING ADDRESS: Town Hall Annex h0 ~ P.O. Box 1179 54375 State Route 25 ~ # Southold, NY 11971 (cor. Main Rd. & Youngs Ave.) Southold, NY 11971 G Q Telephone: 631 76b-1938 • ,O Fax: 631765-3136 ~~~cOUMy,~'' LOCAL WATERFRONT REVITALIZATION PROGRAM TOWN OF SOUTHOLD MEMORANDUM To: Leslie Weisman, Chair Members of the Zoning Board of Appeals From: Mark Teny, Principal Planner LWRP Coordinator Date: June 27, 2013 Re: Coastal Consistency Review for ZBA File GRAHAM WILLOUGHBY (BREEZY SHORES #13) #6661 SCTM#1000-53-5-12.6 GRAHAM WILLOUGHBY (BREEZY SHORES #13) #6661 -Request for Variance from Article XXIII Code Section 280-123A and the Building Inspector's March 7, 2013, amended May 2, 2013 Notice of Disapproval based on an application for building permit for additions and alterations to an existing seasonal cottage at; 1) a nonconforming building containing a nonconforming use shall not be enlarged, reconstructed, structurally altered or moved, unless such building is changed to a conforming use, located at: #13 Breezy Shores Comm. Inc., 65490 Main Road (aka State Route 25 and Sage Blvd.) (adj. to Shelter Island Sound) Greenport, NY. SCTM#1000-53-5-12.6 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 CONSISTENT with the below listed LWRP polices and therefore CONSISTENT with the LWRP provided the Board requires the following best management practices to further the below listed policies. Policy 6.3 Protect and restore tidal and freshwater wetlands. It is recommended that the Board require storm water controls comaliant with Chanter 236 Stormwater Manastement. 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. Cc: Jennifer Andaloro, Assistant Town Attorney BOARD MEMBERS f Lu( ld Taw ll~ Leslie Kanes Weisman, Chairperson !/jy~ 53095 Main Road • P.(sY. Box 1179 lp Southold,NY 11971-0959 Office Location: Gerard P. Goehringer H Town Annex /First Floor, Capital One Bank George Horning ~ • ~O 54375 Main Road (at Youngs Avenue) Ken Schneider ~~.j'COU~ Southold, NY 11971 ht[p://sou[hold[own.northfork.net y ZONING BOARD OF APPEALS / TOWN OF SOUTHOLD l ~ ~ Tel. (631) 765-1809 • Fax (631) 765-9 64 ~'1 May 3, 2013 ~ Mark Terry, Principal Planner LWRP Coordinator Planning Board Office Town of Southold Town Hall Annex [ Southold, NY 11971 MAY - VIZ~13 Re: ZBA File Ref. No. #6661 ~ 5 ~ I Dear Mr. Terry: \ ` ~ ~ ~ We have received an plication f r additions and alterations to an existing seasonal cottage in Greenport. copy of e Building Inspector's Notice of Disapproval under Chapter 280 (Zoning Co e), and urvey map, project description form, are attached for your reference. Your written evaluation wit commendations for this proposal, as required under the Code procedures of LWRP S ction 268-SD is requested within 30 days of receipt of this letter. Thank you. Very truly yours, Leslie K. Weisman Chairperson/~ Encls. i FORM NO. 3 NOTICE OF DISAPPROVAL DATE: March 7, 2013 AMENDED: May 2, 2013 TO: Frank Uellendahl PO Box 316 Greenport, NY 11944 Please take notice that your application dated Mazch 4, 2013 For permit to make additions and alterations to an existing seasonal cottaee at Location ofproperty: 65490 Route 25 Greenport NY (Breezy Shores Cottage #13) County Tax Map No. 1000 -Section 53 Block 5 Lot 12.6 Is returned herewith and disapproved on the following grounds: The proposed additions and alterations are not permitted pursuant to Article XXIII Section 280-123 A., which states; "A nonconforming building containing_a nonconforming use shall not be enlazeed, or structurally altered or moved except as set forth below. unless the use of such buildin¢ is changed to a conformine use." Th' mit w ed on Ma 2 13 to remove the need or a variance under 280-116B ollowin anew site 1 sub fission date 4/30/13. ignatur Note to Applicant: Any change or devta ? o fie a ove referenced application, may require further review by the Southold Town Building Department. CC: file, Z.B.A. / _ TOWN OF SOUTHOLD BUILDING PERMIT APPLICATION CHECKLIST BUILDING DEPARTMENT Do you have or need the following, before applying? TOWN HALL BoaM.ofHeakh v SOUTHOLD, NY 11971 4.satsofBuildmg.Plass TEL: (631) 765-1802 pleasing Boars approval FAX: (631) 765-9502 survey Sout6oldTowu.NorthFork.net PERMIT NO. Check Septic Form NY.S.D.E.C. Trustees Flood Permit Examined 20 ~ Smrm-Water Assessment Form Costaet Appro~ea , zo Man tn: ~ ~?,lu ~fE.IIF~,~~lrCtl Disapproved ~e y ` ~ Phone: ~ ' ~ ]7 ~ a ~p 2`t~ Expiration 20 ~ ~ ~ Building Insp or L APPLICATION FOR BUILDING PERMIT I ~ ~i MAA - 4 2013 ~ Date /~lGr/'L~e ¢ , zo ~3 ~ INSTRUCTIONS L___ al~This_ " ~(iaa8on MUS be completely filled in by typewriter or m ink and submitted m the Building ]nspecmr with 4 sets of plans, accurate plot p to scale. Fee according to schedule. b. Plot plan showing location of lot and of buildings on premises, relationship m adjoining premises or public streets or areas, and waterways. c. The work covered by this application may not be commenced before issuance of Building Permit. dUpon approval df tfiks application, the Bedding Inspector will issue a Building Permit to the applicant. Such a permit shall be kept on the premises available for inspection throughout the work. e. No building sha0 be occupied or used th whole or in part for any purpose what so ever until the Building Lrspecmr issues a Certificate of Occupancy. f. Every buildmg permit sha0 expire if the work authorized has not commenced within 12 months after the date of issuance or has sot been completed within I S months from such date. If no zoning amendments or other regulations affecting the property have been emoted ®theinterim, the Building Inspector may authorize, yr writing, the extensionof the permit for an addition. six months. 't'hereafter, a new permit shall be required. APPLICATTON IS HEREBY MADE to the Building Department for the issuance of a Building Permit pursuant to the Building Zone Ordinance of the Town of Southold, Suffolk County, New York, and other applicable Laws, Ordinances or Regulations, for the construction of buildings, additions, or alterations or for removal or demolition as herein described. The applicant ogees to comply with all applicable laws, ordinances, building code, housing code, and regulations, and to admit authorized inspectors on premises and in building for necessary inspections (Signature of applicant m name, if a corporation) (Mailing address of applicant) State whether applicant is owner, lessee, agent, azclritect, engineer, general contractor, electrician, plumber or builder .G7 G~iT Name of ownerofpremises GQ/.affr~r~/ ~i(1/IU(,~KL~i~''~ ~F!/L4~ I.LI/!J./AF-(S (As on the tax roll or test deed) If applicant is a corporation, signature of duly authorized officer (Name and title of corporate officer) Builders License No. Plumbers License No. Elechicians License No: Other Trade's License No. ~'Sy9o 2tp 015 1. Location of land on which proposed work will be done: ~ 3 ~ nix - C-~ ~ ~zY </o ~ B ~2rC~u~~,Q7- House Number Sheet I-lairilet County Tax Map No. 1000 Section J`~ Block O ~J /oz ' ~ 2. State existing use and occupancy of premises and intended use and occupancy of proposed constru on: ~ . a. Existing useand,oecupaacy IZESIOL-~L/'7~f-~7C ~.i'C=AS~iLJ~G.~ - -I'v b. Intended use and occupancy ~ ~ l /.71=A1~1 ~ ~S~i4S~'kUA~Z 3. Nature of work (check which applicable): New Building Addition~~Alteration Repair RemovalDemolition Other Work (Description) 4. Estimated Cos[ ~~,r,5171~ Fee SD~O (To be paid on 51ing this application) 5. If dwelling, number of dwelling units Number of dwelling units on each floor If garage, number of cars 6. If business, commercial or mixed occupancy, specify nature and extent of each type of use. 7. Dimensions of existing structtues, if any: Front 2f3,~ Rear St Depth ,32, ~ t Height v Z5` Number of Stories 2 I 1 Dimensions of same structure with alterations or additions: Front Zf3,5 Rear 5 Depth 3'L.g` Height ' N 2~' Number of Stories 2 8. Dimensions of entire new constnrction: Front Rear Depth Height Number of Stories 9. Size of lot: Front Rear Depth 10. Date of Purchase Natne of Former Owner 11. Zone or use district in which premises are situated 12. Does proposed constnrction violate any inning law, ordinance or regulation? YES_ NO 13. Will lot be re-gmded7 YES_ NO ~ Will excess fill be removed from premises? YES~NO_ t~ ~YPJfJ~~'f~u r~ //23( 14. Names of Owner of prerrrises , ' ~ i (l ~d~ress ~ 4!~ rt•5C Phone No. °l ~ `l3. - NameofArehitect' Address - OG'~br PhoneNo ~ - /-4?7- Name of Contractor Address PhoneSio. 15 a. Is this property wittin 100 feet of a fidal wetland or a freshwater wetland? "YES NO _ • IF YES, SOUTHOLD TOWN TRUSTEES & D.E.C. PERMITS MAY BE REQUIRED. b. Is this propeRy within 300 feet of a tidal wetland? • YES ? 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 anypoint on property is at 10 fee[ or below, must provide topographical data on survey. 18. Are there.atry covenants and restrictions with respect to this property? * YES_ NO_ , * IF YES, PROVIDE A COPY. STATE OF NEW YORK) ~ ,S~S: _ COUNTY OF A"L4/!%!Z9, 7/LCU lG ~.yP~~eL(GCCLL(L, befog duly sworn, deposes and says that (s)he is the applicant - r" (Name of individ/u~al signin~g~conh'act) above named, (Contrac[oq 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. Swom to before me dtis ~-naynf i~liariGi zo/3 ~tm ~ cwi ~ Fur. ' rev n -~ey ~u~ ~ Unm..r R,hlir r ~°O~' ~ C:~.nnm.w of A..nhranr ' ~i~aec r iaolk i r sr ~a nr °C)J Pee b PiIcJ 13 ~c Assignment No. APPLICATION TO THE SOUTHOLD TOWN BOARD OF APPEALS AREA VARIANCE House No.(r,5'~9vStreet ~LOU~ 2S Hamlet nT1 c~.U~/7QT_ SCTM 1000 Section ~77 Block~Lot(s)~Lot Size V 2,~G7C Zone~(~ I (WE) APPEAL THE WRITTEN DETERMINATION OF THE BUILDING INSPECTOR DATED N1Z112C1-~ -7 t l3 BASED ON SURVEY/SITE PLAN DATED~~IZI(r ~K~?JpED 5-2-13 Gipµ/rcttcaf. lxvu~r: Applicant(s)/Owner(s): ~~)H~aM W I L[/dU ~fl(i'(/ /?!iCEF2Y~~11#~S CC.YdI'1 r'JA.1G. 5~- ~bZ7~T ~C Aft- 3 MailingAddress:~~~(~/4~'hl~N~j~' 11931 ~i~b13 G/25! ~1,~~~TU(~i~t'~~,~rj2 Cy/7) Telephone: ~,4/0 - 234-1 Fax: Email: C~W~iIl1/UUgti(~V~~ [ UY['( 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: It (y1//!~~ (.(e~~QUI~ 1 ~ for ( )Owner (~Other:t~p pQ f'~(,q{l//!7(~?("' Address: ~OT3 3ll0 X11-L~~1/~L21`~r~Y ~lq~ T CG3[) n ~ ' Telephone:-77-cPloZ¢ Fax: Email:~~ll.lt~t'° /~[~Ll~llel[~, ~fJi.(~ Please check to specify who you'wr~sJ~ correspondence [o be mailed m, jrom the above names: ( )Applicant/Owner(s), ik1 Authorized Representative, O Other Name/ Address below: WHEREBY THE BUILD/IN`G INSPECTOR REVIEWED SURVEY/SITE PLAN DATED and DENIED AN APPLICATION DATED-''L-L~.~_FOR: Building Permit Certificate of Occupancy OPre-Certificate of Occupancy OChange of Use ( )Permit for As-Built Construction OOther: Provision of the Zoning Ordinance Appealed. (Indicate Article, Section, Subsection of zoning Ordinance by number . Do no[ quote the code.) Article: k Section: ~~i~ Subsection: t23A Type of A peal. An Appeal is made for: A Variance to the Zoning Code or Zoning Map. A Variance due to lack of access required by New York Town Law- Section 280-A. ( )Interpretation of the Town Code, Article Section ( )Reversal or Oth r A prior appeal ()has, as of been made at an time with res ect to this roe , UNDER Appeal No(s). ear(s). d' 0 . (Please 6e sure to research before comple[ing this question or call our office for assistance) ~aG~~ Name of O~encr: ~ ~~0 V l"/~ GB~~2 ~ ~ ZB.A I'le'. REASONS FOR APPEAL (Please be spec fc, ndditional sheets mad, be asechvith preparer's signature nolarrzed): L An undesirable change will not be produced in the CHARACTER of the neighbor or a detriment to nearby properties if granted, because: 11 ~~~}CtC~p 2. The benefit sought by the applicant CANNOT be achieved by some method feasible for the applicant [o pursue, other than an area variance, because: 3. The amount of relief requested is not substantial because: ~ ,~11TR cN-~p 4. The variance will NOT have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district because: A 1TA Cl-t~ p 5. Has the alleged difficulty been selPc/reated? ~Yesrotr }h{~}~No_yW~hy}-:~ -7~ ~ ` ` H ~---Cl`. V Are there any Covenants or Restrictions concerning this land? ~No { }Yes (please furnish a 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 welf re of the community. 1 i Sign re of Appli ant or Authorized Agent (Agen ust submit written Aullrorization from Owner) Sworn to before me [his ~ day of ~,AY , 20~_. : w!~D. Buv~ l!~'(sr ~ n~-j ~ ~jl,lnh~'~ t, ==r,; ~ub~lc, State of ~,aw V"ork Notary Public 'va G~n1i?iE5C~[C~ ...,.':;;-d r 3uftaft. `:cuniv r._Lii E.~ iu Frank Wolfgang Uellendahl Architect 123 Central Ave POB 316 Greenport, NY 11944 t: 631.477.8624 e: frank@frankuellendahl.com April 30, 2013 l~r r ~ ~ • ~ +l: Owners: Graham Willoughby and Emily Williams Cottage # 13 aT Breery Shores Community, Inc. 65490 Route 25 Greenport, NY 11944 SCTM: 1000.53-5-12.6 Request for Variance: Proposed structural alterations to an existing seasonal cottage RE: APPLICATION TO THE SOUTHOLD TOWN BOARD OF APPEALS PART A: AREA VARIANCE REASONS (1) An undesirable change will not be produced in the CHARACTER of the neighborhood or a deMment to nearby properties, ti granted, because: IT has been determined by the Town of Southold that all 28 seasonal cottages aT Breery Shores Community, Inc. constituTevon-conforming buildings containing anon-conforming residential use. Therefore the Building Department has determined that relief is required to undertake the proposed renovations and alterations because The structure will not be changed to a conforming use. The proposed addition to this 2-story cottage would replace the existing mudroom entry and the adjacent bathroom with a redesigned somewhat more spacious code compliant bathroom and relocated entry area which allows a more functional kitchen redesign. The structural footprint would be enlarged by only 27 SF which represents 3~ of the existing cottage footprint. The continuous roof line will maintain its cuneni pitch. The proposed alterations are minimal and will not cause a detriment change to the character of the neighborhood. (2) The benefit sought by the applicant CANNOT be achieved by some method feasible for the applicont to pursue, other than a variance, because: Due to the preexisting non-conforming residential use of the cottage that cannot be enlarged and structurally changed, it is not possible to make the proposed modest improvements to the cottage without The requested variance relief. (3) The amount of relief requested is not substantial because: The footprint expansion of only 27 SF is located landward of The existing cottage approximately 88 feet from the pre-existing non-conforming bulkhead. In the context of the entire Breery Shores community the variance requested is deemed not substantial. (4) The variance will NOT have an adverse effect or Impact on the physical or environmental conditions In the neighborhood or disMCt because: Due to The insulated location of the property a variance relief in this community would not have an impact on the physical or environmental conditions. The existing footprint will basically remain the same, it expands only minimally on the landward side of the pre-existing cottage. The proposed construction activity is located 88 feel from the bulkhead which is 13 feet beyond the 75 feet wetland setback line. (5) Hos the alleged dtiflcully been seH-created? (X) Yes, or ( ) No. Does this variance involve as-buiti construction or aciivHy? ( )Yes, or (X) No. The need for relief is created by the fact that the zoning code now prohibits activities which aT one time were not prohibited. APPLICANT'S PROJECT llESCR1PTION APYL[CANT: A l QO ~ ~j~ ~(7j I)ATEPREPARED: ,~p~((~ ~ ~3 ~ C3ec-+?2~! sE-fv~.~S 1. For Demolition of Existing Building Areas k t Please describe areas being removed: ~-2 1C j~ L1~~~(~{ II. New Construction Areas (New Dwelling or New Additions/Extensions): Dimensions of first floor extension: ~`-(~N x (¢I-2~ ~~~A) ail (~(Xj l~_T Dimensions of new second floor: -~~1~ Dimensions of floor above second level: /(J~f ~ , Height (from finished ground to top of ridge): ,v ~.~j 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 Construction Description (Alterations or Structural Changes) (Attach extra sheet if necessary). Please describe building areas: Number of Floors and General Characteristics BEFORE Alterations: TW©-6Tf,C~4' ~~~st>`~AL l~'Cr~}~-~G Number of Floors and Changes WITH Alterations: 5 cOCl37b~ rt-t~ R ~hp~r~~~97 ~~'--r/~-~i~' 2~ ~ ~ rt-n -l-tAtA~ ~~~~c~Aiv~~o IV. Calculations of building areas and lot coverage (from surveyor): Existing square footage of buildings on your property: Proposed increase of building coverage: G~Lj 2 SF' Square footage of your lot: Percentage of coverage of your lot by building area: V. Purpose of New Construction: ~r( 751-Dt )cj-' EaCt~r(.~(~ ~j~Z~ 11,(~ [~A-r~1~oU~-r 'TD c~~~ /x-rPenV~U ILIT ~ l.za-y~~ IUD B,~1,tY AT~1lZ('t7~t ~lk7Z~QF.S ~ GDZ~ VI. Please describe the land contours (flat, slope heavily wooded, marsh area, etc.) on your land and how it relates to the difficulty in meeting the code requirement (s): /S r~G " I LAST Please submit 8 sets of photos, labeled to show different angles of yard areas after staking corners for new construction, and photos of building area to be altered with yard view. a/zo t z QUESTIONNAIRE FOR FILING WITH YOUR ZBA APPLICATION A. Is the subject premises listed on the real estate market for sale? Yes ~No B. Are there any proposals to change or alter land contours? ~No Yes please explain on attached sheet. C. 1.) Are there areas that contain sand or wetland grasses? p 2.) Are those areas shown on the survey submitted with this application? L 3.) Is the property bulk headed between the wetlands area and the upland building area? 4'ES 4.) If your property contains wetlands or pond areas, have you contacted the Office of the Town trustees for its determination ofjurisdiction? /t/~ Please confirm status of your inquiry or application with the Trustees: and if issued, please attach copies of permit with conditions and approved survey. D. Is [here a depression or sloping elevation near the area of proposed construction at or below five feet above mean sea level?_ E. Are there any patios, concrete barriers, bulkheads or fences that exist that are not shown on the survey that you are submitting?~J_~Please show area of the structures on a diagram if any exist or state none on the above line. F. Do you have any construction taking place at this time concerning your premises?_~(~If yes, please submit a copy of your building permit and survey as approved by the Building Department and please describe: G. Please attach al] 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. H. Do you or any co-owner also own other land adjoining or close to this parcel?~1Q If yes, please Zabel the proximity of your lands on your survey. I. Please list present use or operations conducted at this parcel %7/il~ -~7fJ,~~ ~~A,~b,L7e9-~. COAL-~Cand the proposed use /tJp ~~j~LSG,~ /,(7 / . (ex~ existing single family, proposed. same with gar ,pool or other) ~c Authori ed signature and Date BOARD MEMBERS OF SUp Southold Town Hall Leslie Kanes Weisman, Chairperson lye 53095 Main Road • P.O. Box 1179 ti~ ~ Southold, NY 11971-0959 James Dinizio, Jr. # Office Location: Gerard P. Gcehringer Town Annex /First Floor, Capital One Bank George Horning ~ 54375 Main Road (at Youngs Avenue) Ken Schneider !'r~~ 1 C~ Southold, NY 11971 http://southoldtown. nonh fork, net ZONING BOARD OF APPEALS ECEIVED TOWN OF SOUTHOLD 'f' ~ O I Tel. (631) 765.1809 • Fax (631) 765-9064 ~ 2 ~ ~ FINDINGS, DELIBERATIONS AND DETERMINATION ~ • old TownLTld-rk MEETING OF JULY 19, 2012 ZBA FILE : #6557 NAME OF APPLICANT: Breezy Shores Community, Inc. (Haman Otano, Cottage #5) PROPERTY LOCATION: 65490 Main Road (aka Sage Blvd.) Greenport, NY SCTM # 1000-53-5-12.6 SEORA 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. SUFFOLK COUNTY ADMINISTRATIVE CODE: This application was referred as required under the Suffolk County Administrative Code Sections A 14-14 to 23, and the Suffolk County Department of Planning issued its reply dated November 17, 201 1 stating that this application is considered a matter for local determination as there appears to be no significant county-wide or inter-community impact. LWRP DETERMINATION: This application was refereed for review under Chapter 268, Waterfront Consistency review of the Town of Southold Town Code and the Local Waterfront Revitalization Program (LWRP) Policy Standards. The LWRP Coordinator issued his recommendation dated November 29, 2011. Based upon the inFormation provided on the LWRP Consistency Assessment Form submitted to this department, as well as the records available to us, it is our recommendation that the proposed action is CONSISTENT with LWRP policy standards and therefore is CONSISTENT with the LWRP. PROPERTY FACTS/DESCRIPTION: Subject parcel is located in the R-80 zone and contains 82.6 acres. It is improved with three dwellings, a brick building, two garages, 28 seasonal cottages and 20 sheds. The Breezy Shores community is a unique property deeply rooted in the history of the Town. The access to the property is via a private road (Sage Boulevard) and the property is adjacent on the south to Shelter Island Sound, as shown on the survey dated January 25, 201 1. The multiple cottages on the property are apre-existing non-conforming use that was established prior to zoning by the Sage family in the early 1900s. The cottages housed employees of the Sage family brick factory and have been rented as seasonal cottages. In 2000, a real estate cooperative, Breezy Shores Community ]nc., was established by the community and shares ware offered as an ownership interest in the cooperative. The cottage at issue in this application is known as Cottage no. 5 and is owned by Haman Otano. BASIS OF APPLICATION: Request for Use Variance under section §280-13 (A) (1) which permits single family detached dwellings, not to exceed one dwelling per lot and from Article XXI[I Town Code §280-123 and [he Building Inspector's December 12, 201 I Notice of Disapproval, updated March 6, 2012 based on an application for building permit for demolition and construction of a cottage as; 1) a nonconforming building containing a nonconforming use shall not be enlarged, reconstructed, structurally altered or moved unless such building is changed to a conforming use RELIEF REQUESTED: The applicant requests a use variance to permit the demolition and reconstruction of an 807 sq. ft. seasonal cottage. The total 807 square feet includes the habitable space and non-habitable porch, bu[ not Page 2 of 6 -July 19, 2012 ZBA Filep6567 - Otano CTM~. 1000.53-5-12.6 [he stairs and landing. The need for a use variance is caused by the request to establish an additional use (non- conforming cottage) on a subject property that already has a principal use (dwelling). ADDITIONAL INFORMATION: The applicant originally applied to the ZBA solely for an azea variance for the setback of the cottage to the bulkhead. The bulkhead variance is addressed in ZBA decision #6525. During the initial public hearing on this matter, when questioned on whether the demolition of the structure would cause the structure to lose its pre-existing nonconforming status, the applicant's response was that the structure was not being demolished and that, even it if were, that the structure could be permitted under §280-122. After receiving significant testimony from the applicant's representatives and the Town Building Department, the Board requested that the applicant submit an application for a use variance. As such, the Board will address below the issue of whether the structure was demolished; whether this structure constitutes a nonconforming building with a nonconforming use; whether §280-122 permits the demolition and reconstruction of apre-existing nonconforming structure; and whether the applicant is entitled to a use variance. FINDINGS OF FACT/ REASONS FOR BOARD ACTION: The Zoning Board of Appeals held public hearings on this application on December 1, 2011, January 5, 2012, March I, 2012 and June 7, 2012, at which time written and oral evidence were presented. Based upon all testimony, documentatan, personal inspection of the property and surrounding neighborhood, and other evidence, the Zoning Board finds the following facts to be true and relevant and makes the following findings: I. Demolition Based upon the Notice of Disapproval issued by the Building Department on December 8, 201 I and updated on March 6, 2012, the proposed action included the demolition and construction of a cottage. [t is important to point out that the Notice of Disapproval was issued after a stop work order had been issued on the property and prior to the work being completed on the structure. The applicant presented the following testimony/evidence to illustrate that the proposed construction did not constitute a complete demolition of the structure: 1. A floor plan with its original application dated 11/10/201 I indicating "rebuilt existing walls" and "new walls" 2. A memorandum, received on December 28, 2011 that included a listing of items that remained in the structure and items that were re-built 3. A letter from an Architect, Robert I. Brown dated December 13, 201 I stating that "less than 50% of the structure had been demolished" At the public hearing on March 1, 2012, the Board addressed each item presemed by the applicant. The Board noted that the floor plan submitted dated 1 1/10/2011 indicated that every single external and internal wall of the structure was either being rebuilt or was new. (March 1, 2012 Transcript, pg. 6 lines 15-25). Additionally, the Board members and representatives from the Building Department noted that based upon the physical inspection and their experience, it appeared that the applicant took the structure apart piece by piece and reconstructed a major portion of the structure. I Both the memorandum and letter from Mr. Brown attested to the work that had been performed up to and until December 10, 2011 when the stop work order was issued, but did not account for the additional work that would be required to complete the construction on [he structure. Additionally, Mr. Brown's letter did no[ contain the mathematical support for the calculation, nor did he provide such calculations at or after the public hearing as requested. As such, the statements made therein are simply conclusory with no basis in fact before [he Board. On the other hand, and based upon the physical inspection of the structure the Board notes the following items: 1. Anew foundation was installed; 2. New plywood siding was installed; Page 3 of 6-July 19, 2012 ZBA Fil<R6557.01ano CTM' 1000-53-5.12.6 3. New joists were installed; 4. New strapping was installed; 5. Anew plate was installed; 6. New plumbing is required; 7. New electric is required; 8. Every window was replaced; 9. Entire porch was replaced; 10. Each wall was replaced; 1 1. The roof would be replaced; l2. One third of the floor system was replaced. As stated by the Chief Building Inspector at the March 1, 2012 hearing (Ranscript p. 24, line 25, p. 25 line 1) "(i]f you have four walls and you take four walls down it's a demolition." ]t is obvious that this structure was taken apart and demolished, piece by piece, and replaced with an entirely new structure. As such, this Board finds that the amount of demolition and reconstruction that took place and will take place to complete this structure amounts to a full demolition and the loss of any pre-existing nonconforming status that this building maintained prior to the commencement of any construction. Il. Nonconforming Status of the Structure end Interpretation of §280-122 A. Noucontorming Status of the Structure As set forth above, the December 12, 2011 Notice of Disapproval (updated March 6, 2012) identified this structure as a nonconforming building containing a nonconforming use. Pursuant to §280-123 of [he Town Zoning Code: A nonconforming building containing a nonconforming use shall not be enlarged, reconstructed or structurally altered or moved, except as set forth below, unless the use of such building is changed to a conforming use At the January 5, 2012 pubic hearing, when asked to explain the language of [he Notice of Disapproval, [he Building Department Permits Examiner, Patricia Conklin, testified: "I looked at the paperwork. Saw pictures from the Trustees and determined with the site review, determined that it was a nonconforming building. No. I because it is a seasonal cottage and its less than 850 square feet. Therefore it fits the category of a nonconforming building. The second part of that nonconforming use is, it's the second structure as a principal building which is on that property. (January 5, 2012 transcript, p 88 lines 11-20) We have a second structure after the principal one and have one lot. And then there are subsequent structures, they are not permitted as of right. So that is why it would be sent to you as a nonconforming use. And then in addition, this is a nonconforming building because it's less than 850 square feet, as defined in the Southold [Town Code]." (January 5, 2012 transcript, p. 89 lines 3-12) The applicant presented testimony and case law to this Board to support the argument that the cottage was a nonconforming building with a conforming use that should be considered under §280-122. More specifically, the applicant cited Matter of Dawson v. Zoning Board ojAppeals oJthe Town of Southold, 12 A.D.3d 444, 785 N.Y.S.2d 84 (2nd Dept. 2004) as legal precedent for the principle that the cottage was a residential use. In Mutter ojDawson the Court considered whether a single accessory cottage to a single principle dwelling was a nonconforming building with a conforming use rather than a nonconforming building with a nonconforming use. The analysis was important in that instance to confirm whether the ZBA properly focused upon whether the use had been abandoned for two years under §280-121 which governs nonconforming uses. The Court concluded Page 4 of 6 -July 19, 2012 ZBA Fi1cg6557 - Olano CTM: 1000-53-5-12.6 that the cottage was accessory to the principal dwelling and therefore a nonconforming building with a conforming use. As such, the abandonment provisions of the Town code were not applicable and area variances should have been granted. The facts at issue in this instance are clearly distinguishable from the circumstances present in Dawson. Here, the ZBA is not simply dealing with a single family dwelling and a single accessory cottage. While the Court considered the cottage an established accessory use to a principal dwelling, having 28 cottages as an accessory to a residential use is simply not supported by Dawson. Pursuant to §280-13(Axl) each lot in the R-80 zone is allowed to have cone-family detached dwelling, not to exceed one dwelling per lot. Tho intent of the this section is clearly to limit the number of dwellings and residential uses on a single lot and to reinforce the subdivision regulations set forth in Chapter 240 of the Southold Town Code. This property contains three dwellings and 28 seasonal cottages on a single lot. This is further complicated by the fact that this "cottage" does not meet the definition of a dwelling under §280-4, that "cottages" are not addressed as a permissible use anywhere within the Town Code and the Town does not permit cottages as an accessory to a principle dwelling, As such, this cottage is treated as a nonconforming building with a nonconforming use that requires a use variance. B. Interpretation of§280-122 While it is noted that the ZBA does not have to proceed with this issue because it has determined that a use variance is required, the ZBA will issue a determination on whether §280.122 permits an applicant to demolish and reconsvua a structure, in place and in kind, without the need for further variances, as argued by the applicant. Section 280-122 (A) states: Nothing in this article shall be deemed to prevent the remodeling, reconstruction or enlargement of a nonconforming building containing a conforming use, provided that such action does not create any new nonconformance or increase the degree of nonconformance with regard to the regulations pertaining to such buildings. Throughout this proceeding, the applicant has argued that, pursuant to §280-122(A), he was permitted [o demolish and reconstruct this structure in place and in kind, in its entirety, without the need for any additional variances. At the public hearing, the ZBA and Building Department provided the applicant with a copy of a memorandum of the ZBA to the Building Department from 2002. (March 1, 2012 Transcript, pp 16-21). This memorandum set forth types of "reconstruction" that would not trigger the need for additional variances. Such activities include, but are not limited to: replacement of windows, raising ceiling height without increasing the degree of nonconformity; repair or replacement, in place and in kind, of siding or roofing; or replacement or repair of existing decks, porches or roofs as long as [here are no new extension or extensive modifications which increase the degree of nonconformity. From the listing in this memo, it is clear that [he ZBA has interpreted §280-122 to allow a property owner to make minor repairs and for minor reconstruction. As such, the term "reconstruction" as used in §280-122(A) does not permit the demolition of an entire structure and replacement in kind without obtaining all required variances. ll. Use Variance Application: L Town Law &267-b(21(b)(11. The applicant cannot realize a reasonable return for each and every permitted use under the zoning regulations for the particular district where the property is located, demonstrated by competent financial evidence. The applicant provided ample evidence that it is not able to realize a reasonable return from the property without the ability to reconstruct the cottage. The applicant's form of ownership interest in the property is a severely limiting factor. The Applicant retains a share in a cooperative [hat is governed through a proprietary lease, which permits residential uses only on the property. Any other use permitted under the Town Code is virtually impossible on this property given the cooperative ownership. If not permitted to reconstruct the structure in place and in kind, the applicant's ownership interest has no value and is rendered useless. The applicant Page 5 of 6-July 19, 2012 ZBA FJct1655~ -Otero CTM~ 1000-53-5-12.6 submitted an affidavit regarding the value of the shares in the cooperative, as well as information about comparable sales in the area of the property, as well as information regarding the maintenance and carrying charges on the property. fn light of these circumstances, the Board finds that the applicant cannot realize a reasonable return on his property interest. 2. Town Lew &267-b(2)(b)(2). The hardship is unique to the property and it does not apply to a substantial portion of the district or neighborhood. As set forth above, this property is unique given its historic context and the pre- exiting nonconforming nature of the entire community. It is one of a limited number of properties in Southold Town that retain multiple seasonal cottage uses and the only property of this size. The grant of a use variance here will not create a precedent that would apply to other lots in the community and the decision will apply only to this property. 3. Town Law &267-b(2)(b)(31. The requested use variance, if granted, will not alter the essential character of the neighborhood. With respect to preserving the character of the neighborhood, it is noted that this parcel is a separate enclave that is sectioned off from the surrounding community. It is an 82 acre parcel, with access via a gated private road. Only those persons who live within Breezy Shores have access thereto. The community is seasonal and the residents utilize the structures primarily from April through October. The seasonal structures are strategically located to take advantage of the water views. Additionally, the location of the reconstructed structure is appropriate within the context of this neighborhood, as the adjacent structures are similarly situated, the location of the structure is where it was originally and the size of the structure will remain unchanged. 4. Town Law &267-b(21{bN41 The alleged hardship has not been self-created. The applicant purchased his interest in the Breezy Shores community and the subject seasonal cottage in 2002. This structure had been in existence for many years and the Breery Shores community required that the applicant make certain repairs to update the structure, which started with replacing the foundation. Upon raising the house, the applicant discovered that the condition of the structure was significantly worse than expected and that major reconstruction was necessary to make it safe and habitable. 5. Town Law &267-b. Grant of this use variance is the minimum action necessary and adequate to address the unnecessary hardship proven by the applicant, and at the same time preserve and protect 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 Weisman (Chairperson), seconded by Member Goehringer, and duly carried, to GRANT, the use variance as applied for, subject to the following conditions: CONDITIONS: 1. The structure shall be used only as an unheated seasonal cottage. 2. No future alterations/renovation or additions on the subject cottage may take place without review by the ZBA, other than necessary minor repairs, as determined by the Building Department. That the above conditions be written into the Building Inspector's Certificate ojOccupancy, when issued. Any deviation jrom the survey, sire plan and/or architectural drawings cited in this decision wilt result in delays and/or a possible denial by the Building Department oja building permit, and may require a new application and public hearing before the Zoning Board ojAppeals. Arty deviation jrom the variance(s) granted herein as shown on the architecture! drawings, site plan and/or survey cited above, such as alterations, extensions, or demolitions, are not authorized under this application when involving nonconjormities under the zoning code. This action does not authorize or condone arty current or future use, setback or other feature ojthe subject property that may violate the Zoning Code, other than such uses, setbacks and other features as are expressly addressed in this action. Pagc 6 of b -July 19, 2012 LBA Fileg6557 - Oteno CTM~ 1000-5J-b-12.6 The Board reserves the righ( fo subs(itute a similar design that is de mirtimis in nature for an alteration that does not increase the degree of noncanformiry. ' l'ote of the Board: Ayes: Members Weisman (Chairperson), Gcehringer, Schneider, Horning. Nay~,i79Je-/m'~b)er Di/nJi~zio. This R/~e/s~/o'lution was duly adopted (4-l). Leslie Kanes Weisman Chairperson Approved for filing ~ c~ /2012 BOARD MEMBERS pF SOpj Southold Town Hall Leslie Kanes Weisman, Chairperson y1~ 6p 53095 Main Road • P.O. Box 1779 ~D Southold, NY 11971-0959 lames Dinizio, Jr. # 1~I Office Location: Gerard P. Goehringer H ~ Town Annex /First Floor, Capital One Bank George Homing %~0 ~ i~ 54375 Main Road (at Youngs Avenue) Ken Schneider l~CO~~ ~ Southold, NY 11971 h ttp: //so u thol d tow n. n orthfork. net ZONING BOARD OF APPEALS TOWN OF SOUTHOLD 5 Tel. (631) 765-1809 • Fax (631) 765.9064 ~ ~ FINDINGS, DELIBERATIONS AND DETERMINATION 1e* MEETING OF JULY 19, 2012 ZBA FILE: 6525 NAME OF APPLICANT: Breezy Shores Community, Inc. (Haman Otano, Cottage #5) PROPERTY LOCATION: 65490 Main Road (aka Sage Blvd.) Greenport, NY SCTM# 1000-53-5-12.6 SEORA DETERMINATION: The Zoning Board of Appeals has visited the property under consideration in this application and determines that this review falls under the Type IT category of the State's List of Actions, without further steps under SEQRA. SUFFOLK COUNTY ADMINISTRATIVE CODE: This application was referred as required under the Suffolk County Administrative Code Sections A 14-14 to 23, and the Suffolk County Department of Planning issued its reply dated November 17, 2011 stating that this application is considered a matter for local determination as there appears to be no significant county-wide or inter-community impact. LWRP DETERMINATION: This application was referred for review under Chapter 268, Waterfront Consistency review of [he Town of Southold Town Code and the Local Waterfront Revitalization Program (LWRP) Policy Standards. The LWRP Coordinator issued a recommendation dated November 29, 2011. Based upon the information provided on the LWRP Consistency Assessment Form submitted to this department, as well as the records available to us, it is our determination that the proposed action is CONSISTENT with LWRP policy standards. PROYEKTY FACTS/DESCRIPTION: Subject parcel is located in the R-80 zone and contains 82.6 acres. It is improved with three dwellings, a brick building, two garages, 28 seasonal cottages and 20 sheds. The Breery Shores community is a unique property deeply rooted in the history of [he Town. The access to the property is via a private road (Sage Boulevazd) and the property is adjacent on the south to Shelter Island Sound, as shown on the survey dated January 25, 20] 1. The multiple cottages on the property are apre-existing non-conforming use that was established prior to zoning by the Sage family in the early 1900s. The cottages housed employees of the Sage family brick factory and have been rented as seasonal cottages. In 2000, a real estate cooperative, Breezy Shores Community Inc., was established by the community and shares were offered as an ownership interest in the cooperative. The cottage at issue in this application is known as Cottage no. 5 and is owned by Hernan Otano. BASIS OF APPLICATION: Request for Variances from Article XXI{I Code Section 280-123, Article XXII Section 280-116 and the Building Inspector's October 14, 2011, amended October 18, 2011, amended to clarify description of structure dated December 8, 2011, Notice of Disapproval based on an application for building permit for demolition and construction of a cottage at; 1) a nonconforming building containing a nonconforming use shall not be enlarged, reconstructed, structurally altered or moved, unless such building is changed to a conforming use, existing cottage is a nonconforming building with a nonconforming use 2) less than the code required bulkhead setback of 75 feet. ' Page2of3-July 19, 2012 ZBA FileH652S - Otano CTM: 1000-53-5-12.6 RELIEF REQUESTED: The applicant requests variances [o reconstruct a cottage That was demolished and "as built" construction with a nonconforming use where the code permits no enlargement, reconstruction or alterations unless the building is changed to a conforming use, and a bulkhead setback of 50 feet where the code requires 75 feet. AMENDED APPLICATION: During the hearing the applicant was asked to separate the two variance requests: I) the nonconformity to be considered under the use variance standards; and 2) the bulkhead setback under the area variance standards. The use variance application was reviewed under Zoning Board file #6557. ADDITIONAL INFORMATION: The applicant was given a building permit to lift the cottage off the foundation and replace the foundation to conform with FEMA requirements. The applicant demolished the cottage without benefit of a building permit. The cottage is part of an incorporated community. In 1985, a prior owner applied to the Zoning Board of Appeals under file #3320 for permission fora 19 lot subdivision of this property; the request was denied. In 1994, the original owner applied to this Board for permission to continue a discontinued use of renting the cottages, the application was deemed inactive and closed since the applicant never provided the additional requested documents. It is also noted that this property does not have 280A approval. FINDINGS OF FACT/ REASONS FOR BOARD ACTION: The Zoning $oard of Appeals held a public hearing on this application on December 1, 201 1, January 5, 2012, March 1, 2012 and June 7, 2012 at which time written and oral evidence were presented. Based upon all testimony, documentation, personal inspection of the property and surrounding neighborhood, and other evidence, the Zoning Board finds the following facts to be true and relevant and makes the following findings: 1. Town Law 6267-b(3)(b)(1). Grant of the variance will not produce an undesirable change in the character of the neighborhood nor a detriment to nearby properties. This unique property represents its own neighborhood of 82.6 acres with substantial wetlands and is far removed from adjacent properties. Thus, no adjacent property owner will be adversely impacted by the proposal. These 28 seasonal cottages on the subject property have been in existence since the early 1900's when they were built for occupancy by workers in the Sage brick factory. In the 1940's, when operation of the brick factory slowed, cottages were rented to summer guests. Bach of the adjacent waterfront units are similazly located from the bulkhead and are of similar size. 2. Town Law 6267-b(31(b)(2). The benefit sought by the applicant can be achieved by some method feasible for the applicant to pursue, other than an area variance. While this Board recognizes the existing proprietary lease on the property that limits the applicant with respect to where he can build a replacement cottage structure, given the ample size of the property, it is feasible for the applicant To construct this structure in a conforming location. It is noted that the proprietary lease is a document that can be changed based upon the needs of the community and its owners. Additionally, the proprietary lease cannot take precedent over the Town Zoning Code. 3. Town Law 5267-b(31(b)(3). The variance granted herein is mathematically substantial, representing 33% relief from the code. However, in the context of the entire community the variance is not substantial. The non- conforming cottage units have existed in the current location since the 1940's, with each cottage unit in a similar location. The location and size of the proposed structure shall remain the same. 4. Town Law 6267-b(3)(b)(4) A variance in this residential community will not have an adverse impact on the physical or environmental conditions in the neighborhood. The applicant has stated that it is not feasible to relocate the cottage due to the extent of [he flood zone this parcel is located in. Additionally, the changes made to the foundation have made the structure compliant with FEMA. Finally, [he applicant shall be required to conform to the requirements of Chapter 236 of the code regarding storm water runoff. S. Town Law 6267-b(3)(~5). The difficulty has been self-created. The applicant purchased the parcel after the Zoning Code was in effect and it is presumed that the applicant had actual or constructive knowledge of the Pa6e3of3-July 19, 2012 ZDA FiIck6525 - Otano CTM. 1000-SJ-5-12.6 limitations on the use of the pazcel under the Zoning Code in effect prior to or at the time of purchase. Additionally, the applicant proceeded with ademolition/construction of this structure without the benefit of a building permit. 6. Town Law 6267-b. Grant of the requested relief is the minimum action necessary and adequate to enable the applicant to enjoy the benefit of a new seasonal cottage unit 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 Weisman (Chairperson), seconded by Member Goehringer, and duly carried, to GRANT the variance as applied for, and shown on the architectural drawings labeled site plan, floor plan, and east, west, waterside and entry side elevations, prepared by Fairweather Design Associates dated 1 111 0/201 1 and stamped received by the Board of Appeals on November ] 0, 201 1. CONDITIONS: 1. The structure shall be used only as an unheated seasonal cottage 2. No future alterations/renovation or additions on the subject cottage may take place without review by the ZBA, other than necessary minor repairs, as determined by the Building Department. That the above conditions be written into the Building Inspector's Certificate of Occupancy, when issued. Any deviation from the survey, site plan and/or architectural drawings cited in this decision will result in delays and/or a possible denial by the Building Department of a building permit, and may require a new application and public hearing before the Zoning Board of Appeals. Any deviation from (he variance(s) granted herein as shown on the architectural drawings, site plan and/or survey cited above, such as alterations, extensions, or demolitions, are not authorized under this application when involving nancanjarmities under [he 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 exprea~sly addressed in this action. The Berard reserves the righ( to substitute n similar design that is de minimis in nature for an aheration that does not increase the degree of nonconformity. Cote of the Board Ayes: Members Weisman (Chairperson), Goehringer, Schneiders Horning. ~ti'ay: Me er Dinizio, This Resolution was duty adopted (0-I). D'/~y~ y< ^"'~11Y"tvl~.~ Leslie Kanes Weisman, Chairperson Approved for filing rJ /2012 ' BOARD MEMBERS OF SOUL Southold Town Hall Leslie Kanes Weisman, Chairperson y~ 53095 Main Road • P.O. Box 1179 ~O Southold,NY 11971-0959 l~I l~f Offi _ r o anon: Gerard P. Goehringer ae Town Annex /First Floor, Capital One Bank George Horning ~ ~ 54375 Main Road (at Youngs Avenue) Ken Schneider `yCO~ ~ Southold, NY 11971 http: s outhol drown. northfork. net ZONING BOARD OF APPEALS E EIVED TOWN OF SOUTHOLD ~ I ~ ~ ~ 'Cel. (631) 765-1809 • Fax (631) 765-9064 M R 7 2013 FINDINGS, DELIBERATIONS AND DETERMINATION u ho ~ er MEETING OF FEBRUARY 28, 2013 ZBA FILE: 6622 NAME OF APPLICANT: Breery Shores Community, Inc. (Naomi Mullman)SCTM#1000-53-OS-12.6 PROPERTY LOCATION: 65490 Main Rd, Cottage # 11, (adj. to Shelter Island Sound) Greenport, NIY SEORA 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. SUFFOLK COUNTY ADMINISTRATIVE CODE: This application was referred as required under the Suffolk County Administrative Code Sections A 14-14 to 23, and the Suffolk County Department of Planning issued its reply dated January 8, 2013 stating that this application is considered a matter for local determination as there appears to be no signiFcant county-wide or inter-community impact. LWRP DETERMINATION: This application was referred for review under Chapter 268, Waterfront Consistency review of the Town of Southold Town Code and the Local Waterfront Revitalization Program (LWRP) Policy Standards. The LWRP Coordinator issued a recommendation dated January 8, 2013. Based upon the information provided on the LWRP Consistency Assessment Form submitted to this department, as well as the records available to us, it is our recommendation that the proposed action is EXEMPT from Coastal Consistency Review. PROPERTY FACTS/DESCRIPTION: Subject parcel is located in the R-80 zone and contains 82.6 acres. It is improved with three dwellings, a brick building, two garages, 28 seasonal cottages and 20 sheds. The Breezy Shores community is a unique property deeply rooted in the history of the Town. The access to the property is via a private road (Sage Boulevard) and the property is adjacent on the south to Shelter Island Sound. The multiple cottages on the property are apre-existing non-conforming use that was established prior to zoning by the Sage family in the early 1900s. The cottages housed employees of the Sage family brick factory and have been rented as seasonal cottages. In 2000, a real estate cooperative, Breezy Shores Community, Inc., was established by the community and shares were offered as an ownership interest in the Cooperative. The cottage at issue in this application is known as Cottage no. 11 and is owned by Naomi Mullman. All as shown on the survey prepared by Howard Young, L.S., entitled Survey for Naomi Mullman, Cottage 11, Breery Shores, dated July 6, 2012, revised Aug. I , 2012 for General Amendments, Sheets 1 of 2, and 2 of 2. BASIS OF APPLICATION: Request for Variances from Article XXIII Code Section 280-123, Article XXII Section 280-116 (B) and the Building Inspector's October 22, 2012 Notice of Disapproval based on an application for building permit for additions and alterations to a seasonal cottage at; 1) a nonconforming building containing a nonconforming use shall not be enlarged, reconstructed, structurally altered or moved, unless such building is changed to a conforming usc, 2) less than the code required bulkhead setback of 75 feet, located at: #I I Breezy Shores Community, Inc., 65490 Main Road (aka State Route 25) aka Sage Blvd. (adj. to Shelter Island Sound) Greenport, NY. Page 2 of 3 -February 28, 2013 ZBA File#G622 -Breezy Shores Comm., Inc. (Hallman) CTM IOW-53-5-12.6 (corsage al l) RELIEF REOLJESTED: The applicant requests variances to construct an addition and alterations to a seasonal cottage with a nonconforming use where the code permits no enlazgement, reconstruction or alterations unless the building is changed [o a conforming use, and a bulkhead setback of 54.5 feet (as shown on the survey) where the code requires a minimum of 75 feet. ADDITIONAL INFORMATION: The Board received a letter dated February I, 2013 from the President of the Breezy Shores Community Corporation indicating approval of the applicant's plans. FINDINGS OF FACT/ REASONS FOR BOARD ACTION: The Zoning Board of Appeals held a public hearing on this application on February 7, 2013 at which time written and oral evidence were presented. Based upon all testimony, documentation, personal inspection of the property and surrounding neighborhood, and other evidence, the Zoning Board finds the following facts to be true and relevant and makes the following findings: 1. Town Law 5267-b(3)(b)(1). Grant of the variances will not produce an undesirable change in the character of the neighborhood nor a detriment to nearby properties. T-his unique property represents its own neighborhood of 82.6 acres with substantial wetlands and is far removed from adjacent properties. Thus, no adjacent property owner will be adversely impacted by [he proposal. These 28 seasonal cottages on the subject property have been in existence since the early 1900's when they were built for occupancy by workers in the Sage brick factory. in the1940's, when operation of the brick factory slowed cottages were rented to summer guests. Each of the adjacent waterfront units are similarly located from the bulkhead and are of similar size. 2. Town Law &267-b(3)(b)(2). The benefit sought by the applicant cannot be achieved by some method, feasible for the applicant to pursue, other than area variances. The existing seasonal cottage is a preexisting non- conforming building with apre-existing non-conforming use with apre-existing non-conforming bulkhead setback of 54.5 feet. Therefore, any proposed additions and alterations will require relief from the code. 3. Town Law 5267-b(3)(b)(3). The variances granted herein are mathematically substantial. Section 280-123 prohibits the enlargement ofnon-conforming buildings with non-conforming uses. However, the proposed addition of 20,6 square feet to the existing bathroom is 3.1 % of the pre-existing cottage foot print which the Board deems to be de minimus in nature and necessary to bring the existing bathroom up to code with a minimum square footage that is functionally practical. All other proposed alterations will be constructed in place and in kind. The variance granted herein for relief from Section 280-116(6) is mathematically substantial, representing 27°/a relief from the code. However, in the context of the entire community, the variance is not substantial. T'he nonconforming cottages have existed in their current locations since the 1940's with each waterfront cottage unit having a similar non-conforming bulkhead setback. The location of the proposed structure shall remain the same. 4. 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 applicant must comply with Chapter 236 of [he Town's Storm Water Management Code. 5. Town Law &267-b(3)(b)(5). The difficulty has been selfcreated. The applicant purchased the parcel after the Zoning Code was in effect and it is presumed that the applicant had actual or constructive knowledge of the limitations on the use of the parcel under the Zoning Code in effect prior [o or at the time of purchase. However, to the extent that a structure ultimately and unavoidably requires some reconstruction and/or alterations to allow for reasonable improvements to continue the safe use of the structure, the need for variance relief is not self-created but created by the zoning code that now prohibits activities which atone time were not prohibited. 6. Town Law 5267-b. Grant of the requested relief is the minimum action necessary and adequate to enable the applicant to enjoy the benefit of additions and alterations to the seasonal cottage, while preserving and protecting the character of the neighborhood and the health, safety and welfare of the community. Page 3 of 3 -February 28, 201 J ZRA FileA6622 - Breery Shores Comm., Inc. (MUllman) CTM: 1000-53-5-12.6 (co¢age b 1 I ) 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 Schneider, seconded by Member Gcehringer, and duly carried, to GRANT, the variances as applied for, and shown on the survey prepared by Howard Young, L.S., entitled Survey for Naomi Mullman, Cottage 11, Breezy Shores, dated July 6, 2012, revised Aug. 1, 2012 for General Amendments, Sheets t of 2, and 2 of 2. And the architectural drawings prepared by David Mullman, R.A., as follows: Sheets A-1 and A-2 dated 8/13/12 last revised 1 1/12/2012 titled "Site Plan for Proposed Renovation", and "Photo of Existing Cottage", sheet DG-100.00 dated 10/16/12 last revised 10/2S/12, sheets A-101, A-102, A-103 all dated 10/19/12 and last revised 10/2S/12 CONDITIONS: 1. The structure shall be used only as an unheated seasonal cottage. 2. No future alterations or additions on the subject cottage may take place without review by the ZBA, other than necessary minor repairs as determined by the Building Department. That the above conditions be written into the Building Inspector's Certificate of Occupancy, when issued. Any deviation jrom (he survey, site plan and/or architectural drawings cited in this decision will result in delays and/or a passible denial by the Building Department of a building permit, and may require a new application and public hearing before the Zoning Board ojAppeats. Any deviation jrom the variance(s) granted herein as shown on the architectural drawings, site plan and/or survey cited above, such as alteratioru, extensions, or demolitions, 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 t/hJe/B~olard: Ayes: Members: Weisman (Chairpersott.) Norning, Goehringer, Schneider. This Resolution was duly adopted (4-O). Q~ ~ l.X _ _ ~"1Y.c- ~`i` Leslie Kanes Weisman, Chairperson Approved for filing 3 CS /2013 AGRICULTURAL DATA STATEMENT 70NING BOARll OF APPEALS TOWN OF SOUTHOLD WHEN TO USE THIS FORM: Tleis form nmst be completed by the applicant for any special rrse permit, site plan approval, use variance, urea variance or subdivision approval on property within an agricultural district OR within 500 feet of a form operation located in an agricultural district. Al[ applications requiring an agricultural data statement must be referred to the Sufjn[k County Department of Planning in accordance with Section 239m and 239n njthe General Municipal Luw. 1. Name of Applicant LS / ~(J/y 2. Address of Applicant: Q PT'.3 3 / 3. Name of Land Owner (if other than Ap licant): 0~~5 < hC> 1 4. Address of Land Owner: /3 G~ ~ 5. Description of Proposed Project: ~'E~L71C9~77Z/JG7f ~.U~/ZS~'-91Z~R .~7~(.J17 ie~0~/ ~ Fr~.~fl' ~~7R 6. Location of Prope~tt~~yy: (road and Tax ma nnmber) roS~t°P7 T1/71~T~ ~ .G~1~ZYZ7",~ ZX~7 ~/U1,Q)- 3-5-12,0 Z Is the parcel within 500 feet of a farm operation? Yes { } No S. Is this parcel actively farmed? { }Yes ~ No 9. Name and addresses of any owner(s) of lan within the agricultural district containing active farm operations. Suffolk County Tax Lot numbers will be provided to you by the Zoning Board Staff, i[ is your responsibility to obtain the current names and mailing addresses from the Town Assessor's Office (765-1937) or from the Real Property Tax Office located in Riverhead. NAME and ADDRESS 1. ~l,~s~-.~,c~ BA~z~~dA?21o,~ .U4- />97/ 2. 6Ci~-r ~ /UUD -.s'2-S•~1./Q 3. 4. 5. 6. (Please use the ack of this page if [here are additional property owners) Signature of ppltcant Date Note: 1. The local Board will solicit comments from the owners of land identified above in order to consider the effect of [he proposed action on their farm operation. Solicitations will be made by supplying a copy of this statement. 2. Comments returned to the local Board will be taken into consideration as part as the overall review of this application. 3. Copies of [he completed Agricultural Da[a Statement shall be sent by applicant to the property owners identified above: The cost for mailing shall be paid'by. the Applicant at the time the application is submitted for review. 677.20 Appendix C State Environmental Quality Review SHORT ENVIRONMENTAL ASSESSMENT FORM For UNLISTED ACTIONS Only PART I -PROJECT INFORMATION To be com leted b A licant or Pro'ect S onsor t. ApPLI`ANT/ ~N'SQf~ DL/(5 ~~~r a / 2 PROJECT NAME 3. PROJECT LOCAT(ION(/-:(7 ~'i~~ ~ rriC Tr Municipality / dQ County ~?J~~r~ 4. PRECISE LOCATION (Street address and road intersections, ominent landmark ,etc., or provide map) c'otrrr~ ~ /3 ~s~ a Lovz~ ~~z~ p6,~7" 5. PROPOSED ACTION I New Expansion ~ Modification/alteration 6. DESCRIBE PROJECT BRIEFLY: PEcOrU~TTZUGZ" L~ZS7?.CX~ •~%U:Z~ L'tJOr~-l -~.c'J~ B~T7~t,p0~~/~ "~'D i,ii DROVED /~l~v L.~ S~r~JV7`" .7x1 Z~ 13~~~ d~i7~L'oat-C ~'~,~i7>QE5 'TD CDOE 7. AMOUNT ND AFFECTED: Initially ~ L acres Ultimately ~ acres 8. WILL PROPOSED AC ION OMPLY WITH EXISTING ZONING OR OTHER EXISTING LAND USE RESTRICTIONS? Yes No If No, tlescribe briefly 9. WHAT IS PRESENT LAND USE IN VICINITY OF PROJECT? esidential ~ Industrial ~ Commercial ~ Agdculture ~ Park/ForesVOpen Space ~ O[her Describ . 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) name and perrniVapprovals: 7ZJ[.pXJ aF"SD"(T~/0C-~7 ~/~Z[>STb~~ ~ v17.~ 11. DOES ANY ASPEC~T-O/F THE ACTION HAVE A CURRENTLY VALID PERMIT OR APPROVAL? Yes I]CI No If Ves, list agency(s) name and penniVapprovals: 72. AS A RESUL OF PR OSED ACTION WILL EXISTING PERMIT/APPROVAL REQUIRE MODIFICATION? Yes No E T FY THAT THE INFORMATION PROVIDED ABOVE IS TRUE TO THE BEST OF MY KNOWLEDGE ApplicanVspons ~ D L ~ Date: ~ ~-3b ~3 Signature: If a action is in the Coastat Area, and you are a state agency, complete the Coastal Assessment Form .before proceeding with this assessment OVER 1 PART II - IMPACT ASSESSMENT To be com leted b Lead A enc _ A. DOES ACTION EXCEED ANY TYPE I THRESHOLD IN 6 NYCRR, PART 617.4? If yes, coordinate the review process and use the FULL EAF. Yes ~ No B. WILL ACTION RECEIVE COORDINATED REVIEW AS PROVIDED FOR UNLISTED ACTIONS IN 6 NYCRR, PART 617.6? If No, a negative declaration may be superseded by another involved agency. Yes ~ No C. COULD ACTION RESULT IN ANY ADVERSE EFFECTS ASSOCIATED WITH THE FOLLOWING: (Answers may be handwritten, if legible) C1. Existing air quality, surtace or grountlwater quality or quanttty, noise levels, existing traffic pattern, solitl waste production or tlisposal, potential for erosion, drainage or flooding problems? Explain briefly: C2. Aesthetic, agricultural, archaeological, historic, or other natural or cultural resources; or community or neighborhood character? Explain briefly: C3. Vegetation or fauna, fish, shellfish or wiltllife species, significant habitats, or threatenetl or endangered species? Explain briefly: C4. A community's existing plans or goals as officially atlopted. or a change in use or intensity of use of land or other natural resources? Explain bdefly: C5. Growth, subsequent tlevelopment. or related activities likely to be induced by the proposed action? Explain briefly: C6. Long term, short term, cumulative, or other effects not identifetl in C1-C5? Explain briefly: C7. Other impacts (including changes in use of either quantity or type of energy)? Explain briefly: D. WILL THE PROJECT HAVE AN IMPACT ON THE ENVIRONMENTAL CHARACTERISTICS THAT CAUSED THE ESTABLISHMENT OF A CRITICAL ENVIRONMENTAL AREA (CEA)? Yes ~ No Ii Yes, explain briefly: E. IS THERE, OR IS THERE LIKELY TO BE, COMROVERSY RELATED TO POTENTIAL ADVERSE ENVIRONMENTAL IMPACTS? Yes ~ No If Yes, explain briefly: PART III -DETERMINATION OF SIGNIFICANCE (TO be completed by Agency) INSTRUCTIONS: For each atlverse effect identified above, determine whether it is substantial, large, important or otherwise significant. Each effect should be assessed in connection with its (a) setting (i.e. urban or rump; (b) probability of occurring; (c) duration; (d) irreversibility; (e) geographic scope; and (f) magnitude. If necessary, add attachments or reference supporting materials. Ensure that explanations contain sufficient detail to show that all relevant adverse impacts have been identifed 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 more potentially large or significant adverse impacts which MAY occur. Then proceed directly to the FUL EAF and/or prepare a positive declaration. Check this box it you have detenninetl, based onthe information antl analysis above antl anysupporting tlocumentation,thatthe proposed action WlL NOT result in any significant adverse environmental impacts AND provitle, on attachments as necessary, the reasons supporting this determination Name of Lead Agency Date Print or ype Name o Responsible Officer in Lead Agency Tit e o Responsib a Oficer Signature o esponsible cer in ead Agency gnature o Preparer (t d rent m responsible officer) Board of Zonine Anneals Aaolication AUTHORIZATION (Where the Applicant is not the Owner) GrahQ vv~ I ~rrrn. f l VU i ~ ~ p1,( r~Vj1/~ ~ I I Ci l'Yl.~esiding at ~ ~~9 Sfi # ~ (Print property own 's name) (Mailing Address) ~rOf~l~~ N`~ ~ 123 ~ do hereby authorize ~C.1 Y1 ~ ~ e- ~ I ~,n ~ Gbh I (Agent) to apply for variance(s) on my behalf from the Southold Zoning Board of Appeals. C/ / wner's S afore) ~rn~l~ w~ II~~~~ Vy ~ ~ ~~i~ (Print Owner's Name) APPLICANT/OWNER TRANSACTIONAL DISCLOSURE FORM The Town of Southold's Code of Ethics prohibits conflicts of interest oo the Hart of town officers and emolovees. The purpose of this form is to provide information which cap alert the town of possible conflicts of interest and allow it to take whatever action is necessary to'' a'vo`,id same. YOUR NAME : ~1 ~ I ~ o u a hl , Gra vv~ W . ~ IN ; I 1 i ayi~s, ~rn ~ I ~n ([set name, first Ham , middle i it sl, unless you are applying io then a of mmeone else or othe eoaty, such es ~ company. U so, indiate the other person's or compaey's Dame.) TYPE OF APPLICATION: (Check all that apply) Tax grievance Buildipg Permit Variance ~ Trustee Permit Change of Zone Coastal Erosion Approval of Plat Mooring Other (activity) Planning 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°/a of the shares. YES NO If you answered "YES", complete the balance of this form and date and sign where indicated. Name of person employed by the Town of Southold Title or position of that person Describe the relationship between yourself (the applicant/agentlrepresentative) and the town officer or employee. Either check the appropriate line A) through D) and/or describe 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 that 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 anon-corporate entity (when the applicant is not a corporation) C) an officeq directoq partner, or employee of the applicant; or D) the actual applicant DESCRIPTION OF RELATIONSHIP Submitted this da f , 20_ Signature l- ^ I i/I„lX/ /y~~J Print Name lCL(Z~~1^~, ~ ~ I ~ n `~1 N/ ~ ~'Vl,l i~ ~Jl ~~I y~S APPLICANT/AGENT/REPRESENTATIVE TRANSAC'ITONAL DISCLOSUR$ FORM TheTovm 3mrahotd'sCadeofBtldadoh8dtsomAlicrsofi~raeontliemtaflopm~imsa~!temnlovrr~ThenQmaaof . this fimm is to nrmide information which ne a~ tha inwn of .i le conflicts ~ioeei.at and a!lmv it ao taBc wiratevc action is ttsxt, b avoid same. I / . YOTIRNAME: Li, L~M~N ~~~JGI~ ~~'PX~ (Lastnemc.fnstname.~idme "hd~iaokesyaiuaro~piyiog~~~e~immeof ~ else or other aagity, ouch u a magatay. If so, bodiral¢ ffieottrer person's or company's same.) NAAlE OF APPLiCATiON: {C~ck ell that.apply.) . Ttnc grievance Building Yarrertce ~ Tmstx Change of Zlone Cosalat Erosion ApproveF of plat Mooring Exemption fiorn pLn or official m~ Plmoing Other (1f ~thet°, name the activity.) Do you peraoneily (orthrough Y'oa'contpnY, spouse, sibling, Parrot. ordriltnhave arelationship witlr tray offitxr m eagdoyee - ofthe Town of Soutirold7 "Relatiortship"includes by blood, ngarriege, or bus>~ ittteaest. "Bus®xasvataeaC' meags a bosmess, inciudittg a pmtroaslaip, in whkh the town of8caor employee has even a partial pwner~lip of'(or eaaployment by) a ootporetion . in which the town offices or employce owus mere tlrtst S~6 of the shares. - . YES NO -.-.Y//~ Ify6u er1aWERd °YES", oompiGle the balatta of this form and date and siga whoa indiamed. Name of person employed by the Town of Southold Title or position of that person Describe qrc relatiombiP between youself (the ttppliwttilpgWhepnsa~ve) and Ure town officer or ompbyx. Either chock the approprieme lute A) through D) ardor desoribe in the space prorided. ~ . The Down officer or empbyee or his err her spouse, aibl~, pmatt, of dtiW is (dteck ail tliri aPMYr A) tha owrcr of ®emerthem 546 ofthe ahaees oftlie wcpor~e s000t ofthe appti~t (whmt the appliwtt is a oorpomtiatx _B) tla:legei or benePciai owner ofatty inxrrst ro a non-ooapotase entity (when Ute applicant is not a corporation); ~ - ~ ~ - _C) an oflf«r, dimeor, parfMS aremployee of the appiica~ or _D) the actual eppikant. - DESCR1PT/0N OF IiELAT10NSHIP Submitt4d11ti ,iay f i, ~ 203 Sigt?awra. Print Name Form TS 1 A PPLICA N"IYON'NER TRANSACTIONAL UISCLOStIRG FORM 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 [own of possible conflicts of interest and allow it to take whatever action is necessary to avoied~sa~me~. ~ , YOUR NAME : ~7 /L~.NJ ~ L~/L~LL~X~`CJ~~L (Last name, first name, middle initial, unless you are applying in the name of someone else or other entity, such es a company. tlso, indicate the other person's or company's name.) TYPE OF APPLICATION: (Check all that apply) Tax grievance ~ Building Permit Variance Trustee Permit Change of Zone Coastal Erosion Approval of Plat Mooring Other (activity) Planning 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~ch the town officer or employee owns more than 5% of the shares. YES NO If you answered "YES", complete the balance of this form and date and sign where indicated. Name of person employed by the Town of Southold Title or position of that person Describe the relationship between yourself (the applicant/agent/representative) and the town officer or employee. Either check the appropriate line A) through D) and/or describe in the space provided. The [own officer or employee or his or her spouse, sibling, parent, or child is (check all that apply) A) the owner of greater that 5 % of the shares of the corporate stack 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 officeq director, partner, or employee of the applicant; or D) the actual applicant DESCRIPTION OF RELATIONSHIP Submitted this ~ , 20 Signature Print Name ~ L!C(..L~.CV~~"~~ BREEZY SHORES COMMUNITY, INC. P.O. BOX 925 MATTITUCK, NY 11952 Peconiepaintina~bellsouth.net Apri126, 2013 I, Donald E. Wilson, President of Breezy Shores Community Inc. Coop Board, hereby affirm that the Board has reviewed the site plan and cottage for renovation of cottage number 13 for Graham Willoughby and Emily Williams, which was prepared by: Frank Uellendahl PO Box 316 Greenport, NY 11944 and have no objections thereto. Both the Board and the Architectual Committee at Breezy Shores certify that we have seen and approve of your plans. Do E. Wilso s "town oi'Southuld I,A~1'ILI' COI~'.SIS'I~I~:NC1' ;1SSGSSNIA;IV"h DORM A. INSTRUCTIONS 1. 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 H~ithin 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, al] local libraries and the Town Cle3k's office. B. DESCRIPTION OF SITE AND PROPOSED ACTION scTlvl# iooo .S - i2. ~ Gv~c~OV6~~y' C~tt~~e#/3 The Application has been submitted to (check appropriate response): Town Board ~ Planning Dept. ~ Building Dept. ~ Board of Trustees ~ 28~ 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 (c.g. grant, loan, subsidy) (c) Permit, approval, license, certification: Nature and extent of action: Jz~~Gz~ST,QV~7" ~'/~DIZISIJ?~ ~R>D ~A7~ifZlTD~. 77~ c~~~ l,~1pRL (lam % C~XI L~ lr'fTll T ~i~~ 13~i">y~~~kZQ~ _CDD~ Gil-I~Lf,~,r,7' ~ c,c.,tlc,n c~faction: ~;/4 JO 2_rJ' ~ ~ 5.1~~~ _ Present land use:_~/~ ~L ~s'~j Jzy~ G'~'jr/~}b~~j Present zoning classification: ~ -~d 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: ~~1.~I KAN( LI//~ (`JTJ6~,f~~, epJ~6~ ~13 (b) Mailing address: JC-~~ ~UU2Z- ~ ~ 3 /,~E~4'ltJ~ l1 ~3/ (c) Telephone number: Area Code ( ) ~ ~ ZJ~`~E-'~ (d) Application number, if any: Will the action be directly undertaken, require funding, or approval by a state or federal agency? Yes ? No~ Ifyes, which state or fderal 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 LW121' Section III -Policies; Page 2 for evaluation criteria. Yes ? No (Not Applicable -please explain) 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 -please explain) _ - VLUh addnwn.d tihecl. it n~~e~sun Policy 3. Enhance visual quality and protect scenic resources thtroughout the Town of Southold. See LWRP Section III -Policies Pages 6 through 7 for evaluation criteria Yes ~ No~(Not Applicable -please explain) 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 Ill-Policies Pages 8 through 161'or evaluation criteria Yes ~ No (Not Applicable -please explain) Attach additional sheets if necessary Policy 5. Protect and improve water quality and supply in the Town of Southold. Sec LWRP Section III - Policies Pages 16 through 2] for evaluation criteria Yes ~ No (Not Applicable- please explain) 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 evaluation criteria. Yes ~ No~(Not Applicable ~ please explain) 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. Sec Section III -Policies Pages; 34 through 38 for evaluation criteria. Yes ? No~ (Not Applicable -please explain) Attach additional sheets if necessary Policy 8. Minimize envirm~mental degradation in Town of Southold from solid waste and hazardous substances and wastes. See LWI2P Section III -Policies; Pages 34 through 38 for evaluation criteria. ? Yes ? No ,(Not Applicable- please explain) 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. ? Ye~ No ~~(Not Applicable - plcasc explain) Attach additional sheets if necessary WORKING COAST POLICIES Policy lU. Protect Southold's ~t~ater-dependent uses and promote siting of new water-dependent uses in suitahle locations. Sec I,~'RP Rection III -Policies; Paycs a7 throu;;h ~G for evaluation criteria. 1'cs;- l\o~(Not Applicable-plcascezplain) 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; Yages 57 through 62 for evaluation criteria. ? Yes ? No~Not Applicable -please explain Attach additional sheets if necessary Policy 12. Protect agricultural lands in the Town of Southold. See LWRP Section Ill -Policies; Pages 62 through 65 for evaluation criteria. ? Yes ? No~Not Applicable- please explain Attach additional sheets ifhecessaq~ Policy 13. Promote appropriate use and development of energy and mineral resources. See LWRP Section III -Policies; Pages GS tlu'ough G8 for evaluation criteria. ? Yes ? No ~j Not Applicable -please explain ' = y~ ~,w~ ,t. y' se ry k 1 ~ i~, 1, 5 ~ ~4 t +u,~• ~'4 ~ ,.,Zap t • t~ yrir .non A~~ ~ ~ ¦ WILLOUGHBY RESIDENCE AT BREEZY SHORES -COTTAGE #13 PHOTO 1: SW DIRECTION - 03/28/13 p. i J~. ~~MM Y ~f ? j~l .P~.. _ _ ,,,,.~g ~ I t _ ' 4+~il~r. +~jrcy sr ~ t a a3:.~~dS4 h } yx '4~a,St+k~~ t. ~ 'C.,dx o. . y±~y~y, ~ ~ ,lrT ~C, f sty„ r itiP'' ~'~cC" t+''~ y 1` , a 'F c, ;rotes -.-~..a~, '4 r „'b. .y ,a, A.* c..f Y'~'~!~ - - t.. .y. .C`;,~ + i 4 r Z 3~ WILLOUGHBY RESIDENCE AT BREEZY SHORES -COTTAGE #13 ~?-anTn ~nF~n~ n~ Ri ii ?~?-inn _ ~oc-r niQ~r~-rinni _ n~zi~Q~~~ - _':r..~ _ - r. _ f.. ~i - ~ - - w~ r~. !q i s~. '!s`~s r h r f r ~i~" x ~~y. ~ ~.4ak '4YrC A~, ~drr ,.c ~ ~ v~„ ~ a u^ ~ ~ tr flliq ~„„i ~ .5..~2 i. q a a ~ ~ k E f ~ 3 ~ 7 A.^kdp ak`!rx 1~ ~ +r .i~~~y '~y~~'~: `~~.+.xu ~.Xy ~~~d'~'~~~ ~.K r a.M.o«r4 } k~~;~~ k ~a~ et;~ a ~ ,,N uA. ~`~.`U~ a8~ ~T~ ~i vVI~LUUlatlb't 1-iCJii.JCIVt,~ Hi I.~Ks=CST ~r1i~Kt5 - L,U Y f Alai i~ i.5 PHOTO 3: SOUTH DIRECTION - 03/28/13 ~ , III 'i' f ~ , ~ - _ j~,X tt 'i~ TL ~ - - ~ ~ l r ff ' ~ MM ~ 1 ¢ i ~ ~ ~ :c t 3p i 3~ p. t.~ ~ ~ 4r Lyy,~ly M.. .F k y R3.,,~ 1 d.~yJ„r~°T'~ %t"p. ~ ; a ~ ~L~~y ~ ~ j ~ ~ . - ~ „~o =,n'Far,,ax~i- G ~~r~ ~i SL°,r.~h ~~9 ~ y t FArr~ ~ Y ~ +4 . Y~ ~.Y y 4 ~ -~s}/ i. F. ~Y ~ -.c y~. . ~ qtr M~ t g~~~r 3`~~ifit`a~.2 a, y y,,». r+Ril~ ; s"ttY+x" .^-a _ Y t: 5 F ~ r "q. kyY ~h.~ ~ ~cg.a $w t 5.~ .s ~i x ry ~+'ry ~Y ~ +'~i 1 t . > ~ ~ ~•~A $ .~M /y~{y~ t ArC Q (f~/'~~~\~ry'~f %~f may', ~'f/'}'(:, S? nt. ~~...f - 7 ~ .r!~y ar~ie~i'!~'Y1" vpr~ ~7~'~F,h•' _ L U 8 ~ -L~LI'4 ~*'~i.~,>'.~~.t.7 yW' WILLOUGHBY RESIDENCE AT BREEZY SHORES - _ _ _ - - . s _ ~ ~ `4 r~ ` c_ rr~,__. ~ ~'^^~~1~ 4 X i • ~ ~..~..:~.-..._~~.e.-r.~ r.. ~ ~ t i _ • t= i ; ' i i r. i~ ~ 1 ~ ~ I _ 1 t gg 'f ,y .:.s.,. °a t.. + ~ a, WILLOUGHBY RESIDENCE AT BREEZY SHORES -COTTAGE #13 PHOTO 5: WEST DIRECTION - 03/28/13 STAKED AREA OF PROPOSED ADDITION EXISTING STRUCTURES m ~ ADDITION & = RENOOVATiOE PROPOSED RECONSTRUCT EXT'G MUDROOM AND o ~ 1-STORY MUDROOM /BATHROOM EXPANSION BATHROOM AND EXPAND FOOTPRINT BY 27 SF = ~ O DEMOLTION ° OF EXISTING MUDROOM AND BATHROOM C-14 C-15 C-11 C-12 C-13.- - - - - •14.1' ~~51~~~:~~ - ~ ~ BREEZY SHORES ~ GREENPORT, NY o ~ COTTAGE #13 a 0 _ _ _ ARCHITECT • - • • - • • - • o (RANK UELLENDAHL _ • " P.O.BO% 316 • - • ' - • - • ~ GREENPORi, NY 11944 TEL 631-477 8624 FAB, 631-471 2991 OWNERS ~ GRAHAM WILLOUCHBY N w & EMILY WILLIAppMS 3 GREENPORTSN~R11~444 ~ ~ iEL: 917-446 2341 cY.~ z• o - . ~ R . ~ ~ f ~ . . ~ 9 , . o. ~ ~ .Z. . •GRASS . s a ~ . N ~ ~ ~ o EXISTING BULKHEAD =TIDAL WETLANDS BOUNDARY o 0 0 SCALE: 1/16" =1'-0" onre °a/3x/2°13 PEBBLE BEACH PROPOSED SITE PLAN w~ SGALE '/,6°='-° SCTM~ = 1000-53-05-12.6 i x _ - _ - SHELTER ISLAND SOUND TOWN OF SOUTHOLD I ~ = SITE PLAN SUFFOLK COUNTY, NEW YORK g ~ owc. NAME =a ZBA APPLICATION o g DWG. NG ° - ' ~a • (1) U AUMpiI]FD PL]ERPPd qE PPoITM i0 MI5 wRVEY IS A NMTW A SELTW ]10B Gf ME NEW YDa` SiPMCEO~ CMVANWY.(WVEANNENIAL~QNCYEREWI£NgNLaa WENTM ESIFD EFAEON, RNC"i0 IxE A59Q'EES C! EdE LFHdXGMSTNTWE NCFAi nGTWS M]E N011RANSiF11AAF i0NA001PgIP1~NSTNTM SLfl BYWENi DXNERS. i'(5) TIEE LCLPTdN KRXEIES (W)i. "SEPPCDI.WK~(S~if sh CE DSSPOds ((DEHBODSVD S4AE SXALL HOL FlF1D CB4ERVE~PMS N,U ON DAiA G91 M'1ED,EAE~TFl ERS~ urzD xEnEa sxeu Run WLr io mE vEasoN EoR wnou ixE wavEr Is RRExAaEn A u W ws eExu i 400 Oatronder Averoe, Riverhead, New York II901 ~ tel. 631.1272303 fax. 631.'f4T.0144 adman®youngenglneering.com o~r~g ~ ~o~~z~ 9 N Howard W. Young, Land Survayor e Thomas G. Wolport, Profeaalonal Engineer Douglas E. Adana, R-ofeaalonal Engineer ri :y Robert G. 7aat, Architect 0 h 0 o 0 ° j J m OI O O N < SURVEYOR'S G~ERTIPIGATION ~ 'ae CJ rY~ r o ° ~ , ~ ,~c~~ b _ t.. W~~ 4~ i ~ 1 t ' / ~ b e ~ ~ ) i ~ HOWARD W. YOUN6, N.Y.E.`L~S. NO. 4 I I ~ I l i I I y,9e E 7 i t ~ O fl O a " flay ~ Q oop0 ° SURVEY FOR ml ~ ~fl~9fl , . °6aoanoa o - ~''°Pj~~ COTTAGE 13 I'EREEZY SHORES" at Greenport,Town of Southold ° ~ Suffolk County, ew or a ° BUILDING PERMIT SVRVEY wl/~~-'}1TUV~ff~~~Y Gounty Taz Map o~s(~m 1000 section 53 aioa. 05 Eon. P/O 12.6 GV ` L 1 ~ MAP PREPARED JAN. 09, X013 Record of Revisions RECORD OF REVISIONS DATE 51T~ MAP m aoo 0 40o aoo 6Go ° SCALE: I"=400' ~ ~ ~ Scale: I" 400' 0 'a J06 NO. 2014-0270 DW6.4010_0203_navd88~2010_0203_2014_02T0_bp ' OF 3 ~ c MONUMENT SET ¦ = MONUMENT FOUND Q = STAKE SET e =STAKE FOUND m ~ ADDITION & m RENOVATION 28'-6" of ~ of THE o Y ENCLOSED PORCH ~ ~ I~y~ i 1\LSI~LI\CL SUN ROOM = cREENPORT, NY AIR o - - ARCHITECT m FRANK UELLENDAHL ° P.G.BBX 316 GREENPDRi, NY 11944 TEL 63'~-477 8624 N~ I FAX: 631-477 2997 LIVING ROOM ~ ~ owNERs - ~ ~ GRAHAM WILLDUCHBY & EMILY WIILIAMS BREE2Y SHDRE 13 - 3 GREENPGRT, NY 1 144 OO TEL 91i-446 2341 A 00 - ~ .u << KITCHEN _ ~ i ~ O _t~ Ja ? - I ~ ~I o ~ 3 ~ 5 a ! ~ a v~ _ m ~ 0 i UDROOM STORAGE BATH BEDROOM 1 ^I ~ i o ° I - _ i w ~ I I~' ~ - O ~ ~ Oq'30 013 A' : /2 o G E O ~ I O I ~ ' o SCAIE ,q. _ 1. ~I i waI r ~ ~o * ~ x ~ EXISTING LINE OF PROPOSED 2l SF ADDITION o<i 1ST E~_OOR PLAN 4'-11" a~-1' 5'-2" ~ ~I DWL. NAME _ ~5 14'-2" _14~ _ ~ ~ - L - - c ° DWc. ND - \3 a m 'r ADDITION & m RENOVATION 2a,_6. o ~ OF THE EXT'G WALL ~ ~ ® NEW WALL ° J WJ ENCLOSED PORCH i~~~~~ ~`S~~~, 0 SUN ROOM = GREENPORT, NY V '_I IR o U ° ARCHITECT m FRANK UELLENDAHL ° P.O.BOX 316 GREENPORi, NY 11944 - iEL 631-477 8624 fAX: 631-477 2991 LIVING ROOM _ ! ~ owNERs - < GRAHAM WILLOUGHBY _ W & EMILY WILLIAMS BREEZY SNORE 13 3 CREENPORi, NY 71 44 TEL: 917-446 2341 r ' 2 ~ O KITCHEN ~ _ s\ I ~ I 3 ~ g - 2 'I I a m II o I BATH MUDROOM BEDROOM 1 ° ° GATE: o4/3G72D13 'I s~alL 1Ty. _ 1~_D. wQ x ~ PROPOOED 4 1 2" 4'-6" 1'-0' 3'-6° 1 ~ 4' 6° - 4 2 1a'_4., g~I DST F_OOR PLAN W' NAME , A - ~ DWG. Ni__. w ~ ADDITION & w m RtNOVATION o ~ OF THE `g a c!'~ ° GREENPORT, NY N O ~ ARCHITECT 0 m FRANK UELLENDAHL I P.O,BO% 316 GREENPORT, NY 11944 iEL~, 631-477 8624 FA%. 631-477 2991 - - - - - ~ I OWNER$ ® ® GRAHAM. WILLOUGHBY I & EMILY WILLIAMS BREEZY SHORE ~13 3 GREENPORT, NY 11 44 TEL: 917-440 2341 q EA~~ AR * E~ j - r/ Q ~i CONTINUOUSI I ~ ' ~ ~ ~ ~ ROOF LINE I ~ I I, a ~I ~ I' s rI ~ II _ ~ ~ II =1 I PROPOSED NORTH ELEVATION EXISTING NORTH ELEVATION ~ I E* o I ~ I I ~8" DIA. SONOTUBE~ ~w~~l CONCR'-TE FOOTING onre D440/20'.3 SCALE: NTS ~ o 3 Q 2~ _~1\~'i ~C z I NOF;Th C'~_C~~ATUi~ OWC NAMC 5 - ~ DW6._Nc ~ - - SCZ "ll !t _ _ big I ~ c ~-I ~ i~ ~ TOWN OF SOUTHOLD PROPERTY RECORD CARD - ` - uWNER STREET (a ~L-~.L~(~ VILLAGE DISL SUB. LOT ~ Itt 1 ,i(~ ~ ~'I~,I°.~til 1,, /~Ll_I(1 rwr-c~ .9l~ - _ ACR.`~.~ , REMARKS i , _ - ~ ~ 52C' C~~ - TYPE OF BLD- r PROP- CLASS ~ f ~ ~ ~;i ~L~Y~~'(1~ r' j~ ~ ~ > ~~~i`2~-`~ )G lid Z%21f r.L ~1a,i~~ r.~'~'1) - - - r LANU IMP TOTAL DATE ~ 35g2a L1 V'1 fj~~10Y"1 ~L. ~ I ~ D~~'~~ e Qa. ra r - - - FRONTAGEON WATER HOUSE/LOT BULKHEAD TOTAL OWNEH STREET '- '~,'¥LI ' ACR ,.,~ / "-) TYPE OF BLD PROP CLASS AN( : IMP ' TOTAL DATE 1-~ -11 1.~ ~ _ _ ~ .5.,.,.,.,.. 4 TOWN OF SOUTHOLD PROPERTY 'RECORD CARD _ - I~l~t~~= OWNER STREET ~ 5 L f ~ U VILLAGE DIST. SUB. LOT ~ ~'~'r ~,~{~L_~i;rC ~i,lY-cC~rISC?t ~QfS ~,(C i rr I~ ?~:1~=( FOR ER OW ERI GYM--`~ ~t - nx`I- 11 N - I { ( _c.,( 1['t/J feu ~`tt l~ - ~ ~ °zn ~ ~~P~„ ~ ~ ~-Zc`°Q ~ Iz~ S ~4_ r r W TYPE OF BU~ ftJt RES. SEAS. VL. FARM COMM. CB. MICS. Mkt. Volue LAND IMP. TOTAL DATE REMARKS i~~~ . CJ ~ ? `U~/ _J ..~Q~-J Jr ~J 7 9~ -~I - C)~.,~ ~O C r_...-I ~-fiq ~a~~C--~~~a('~:`) ~LV ~ 1~5 _ o~rj /00 5 p 2 13. ~ - 1 ~a ..,~;qif) - - 5 I > 2 ; I , i._w J~, 1-I ~ > Sri ~-~~I - _y-cam e _ , a~ o~c,~e. - - 7 Lll~3! aD9-131 d 7 ~ ~/e~' fD - /L n~~.~°n~~,fO~s,~/zsl,, "78r ~ I161'G 'Y~--<~I~-~~ ~ ~i 1i 4t-i -s~ trrc 19 O - 473889 53.-5-12.6 OWNER: SHORES INC BREEZY _ _ _ NUMBER# DATE TYPE CO # USE/DESCRIPTION 23440 5/15/96 PERMIT REPAIR COTTAGE #25 23441 5/15/96 PERMIT REPAIR COTTAGE - #7 23442 5 15 96 PERMIT REPAIR COTTAGE #25 23443 5 15 96 PERMIT .REPAIR CTG #12 Tillable Woodland 23444 5/15/96 PERMIT REPAIR COTTAGE #4 _ 23623 8 OB 96 PERMIT REPAIR EXISTING SEASONAL COTTA- Meadowlond House Plot BULKHEAD Total t;i. ' ~F'y., - _ . ~ ~~r ~ r~_ ~ ~ C~1'NER STREET VILLAGE DIST. SUB. LOT i F(JRAIER UINPJL 4 ~,c-',~ f/il r ~ ~ ~ ~ I : j'rJ =R N E ACR. ~ a 79.r{? ~y - r o ~ ~ r~" ~~7 - P: CG " ~ i I - S y°/ TYPE 6F BUILDING ~ h R 2 c O h~ c - - FS SEAS. !/~r~ VL FARM COMM. CB. MICS. MI<t. Volue LAND ~ IMP. TOTAL DATE REMARKS ~y i?~ z p ~i~G ~ U 5"='~ ~ / ~"o-o~X 3oc~ ~~~,cnG~.Ta~w, /D~-C~, .a.~ _ "L-_ . r L C i ~ ~y3 OC7 ~ i'~ w ~fa-o x r o-~, 0-'~-r i'3 ~ 9z a o o 0 l . ~ . f - r - ' _ ~ - 4z."r5 ~ ~ O ~l ~~~1 ~ _ ~ ~,o<„n ~ - _ - ,~~,E ii BUILDING CONDITION ~ rl<1lv t c a ~ 1~ 11 `N ~ NCRMAL BELOW ABOVE ~ C~~ au~~I ~ ~ I r~ r c ` 3 uZ-:'~ 71.t~ ~J 'IC' I `'Ull.~ ~ ~'(-}~i C= _ (t~ _ J V ? i \1C._ lam,'` r \ IJ-- ~ -.Ri?~ Acre ~ Value Per Value a"~'"~ 0.80 Acre I7 io ~~%•r;;,nk~lE,3 di~ -1„7-~Lrii~ %~lo-~ e~E~~9~SCX>C illalrle ~ FRONTAGE ON WATER -I~~''" ~ +-n e - ~nY ~ ~-7 ~ ; ac G n ~.i LGiti~ufrr /cndland ~ FRONTAGE ON ROAD leadowlanc} ~ ~ DEPTH - - - - ouse Plot BULKHEAD ~ DOCK _ _ of n _ _ i... T._ .i.. r ~ • ~ _ STRE ~ 04VNER ix~ .}4~ F 10RMER OWNER ~ N ' Ey ~ D r ~ ACR. S W r TYPE OF BUILDING _J' C ~ ~.L_ (.1 ~ _ ftkS SEAS VL. FARM~~ COMM. CB. MISC. Mld. Value LAND IMP, TOTAL DATE REMARKS ' 1 +4~' ~ 1 ~ 'J w~f ~ t ~ L 7 i _ - r ~ r ` ill ~ 1 rr~ r,i D n _ ~ _ _ - _->~~_f _2T _ _ - a ~ n l „ . r~ a~ cr _ - ~ ? c~ n ------r - ACE j ~ BUILDING CONDITION ~ r~ ~ ~ y_ c~ NFN~ ~ h~?12w1AL. ! BELOW ABOVE ~_n I ARM Acre Value Per Value G/ ~y! _ ~cre ~I-r~G /I ~~re~ C1~ ~,lo o.~ / 6 O rJ_ i!labla 7 ~i'P 7r ! L / ~ o ~ l O i I I a b I e 2 - ~ -~-F~--~`- ~.L~~Li_L~L7 C: C' C; ~ ~ ' . - _ _ _ a- _ - ~~!:,ble< 3 ~ O ~ a _ _ .~uund - - > ~ ~ ` - ~ _ FRONTAGE ON WATER ~ ~ ~ ~ ~ `-7 ~ ~ uslilancl FRONTAGE ON ROAD „use Flot ~ DEPTH _ BULKHEADShr.~~.e FJ~o~ s00 r C°~ /S~ cb ? SUp /C,~4L _ - _i_ 3 `boo ~i~l ~ 996K C~ .So :~o ~ _ .a _ _ _ _ _ _ _ _ _ ~ _ .r,-ice/ "4~"`~'J /`//J ~l r 'vh.~._~ y Ossvti~CG~ s"l.~ 3, a.... , ~4 U~e~~e~ s - ; /f ~ i 5a- s-sq.'ro'arnn.ur L C~de~~~.,~ ^ru „ 1'.~T~i ~ 5~- 1- 39•~~ ~~Q,INt01l~ q rg- 5'I?r/n BrCCaYShocS hssoc. 5{-a~fi`cv~ •.r•, R.~'~ a. w ~ g~-1-38•a J~rnatca~ Uy j, , x. i~.• ® ~ P 5a- s-~ N~f3~ w ~ ~ .r ew $3 - 5- 3 w•~ I ~1 . a 53 ' S--g , ~ ~ 53-5' 53-6-1~ ~ .r`'•'~' t. a 3-b-44,4 53-5-II•R ,a ~ IL,'r fY or r'.? .54 .?-+Fd.S S3-S"12.g I~ ~ ~ F i. + i ' $ i X w W ~ Cfl ~ 5 3 - H•- ~4. tl xX~ 53^4-44'_9 53 - 4^ 4y,lo 7(~ 53- 4r µy,3 / (~..w x L` ° IV ` w a " ~ w d _ SUFFOtM - F--~ : - . ~ ~ - ~ mil x ' 1 r j i p ~ ~ i..W ' ; ` • ° ~ ~ e . n~ i n ~ J" ~ S