HomeMy WebLinkAbout1000-37-6-3.5 OFFICE LOCATION: O~~~F SU(/T~o
MAILING ADDRESS:
Town Hall Annex h ~ P.O. Box 1179
54375 State Route 25 l~ Jx[ Southold, NY 11971
(cor. Main Rd. & Youngs Ave.) y ~
Southold, NY 11971 ~ ~ Q Telephone: 631 765-1938
Fax: 631 765-3136
~'YOOUHt'i,~~
LOCAL WATERFRONT REVITALIZATION PROGRAM
TOWN OF SOUTHOLD
MEMORANDUM
To: Jim King, President
Town of Southold Board of Trustees
From: Mark Terry, Principal Planner
LWRP Coordinator
Date: July 16, 2013
Re: LWRP Coastal Consistency Review for MICHAEL MANTIKAS
SCTM#1000-37-6-3.5
Eileen Santora on behalf of MICHAEL MANTIKAS requests a Wetland Permit to demolish the
existing dwelling and using the same footprint construct a new 56'8"x26'5" dwelling and
foundation; remove old septic system and install new landward of dwelling; and add gutters to
leaders to drywells on dwelling to contain roof runoff. Located: 80 South Lane, East Marion.
SCTM# 37-6-3.5
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 action is EXEMPT from LWRP review pursuant to:
§ 268-3. Definitions. MINOR ACTIONS item "B" which states:
B. Replacement, rehabilitation or reconstruction of a structure or facility, in kind, on the same
site (inplace), including upgrading buildings to meet building or fire codes, except for structures
in areas designated by the Coastal Erosion Hazard Area (CEHA) law where structures may not
be replaced, rehabilitated or reconstructed without a perrnit and shoreline erosion control
structures (including, but not limited to, groins, jetties, bulkheads, filled piers) located within
Great Peconic Bay, Cutchogue Harbor, Little Peconic Bay, Hog Neck Bay, Noyack Bay,
Southold Bay, Shelter Island Sound, Pipes Cove, Orient Harbor, Gardiners Bay, Long Island
Sound, Fishers Island Sound and Block Island Sound (excluding all creeks);
Pursuant to Chapter 268, the Board of Trustees shall consider this recommendation in
preparing its written determination regarding the consistency of the proposed action.
Cc: Lori Hulse, Assistant Town Attorney
Town of Southold
LWRP CONSISTENCY ASSESSMENT FORM
UL 5 2013
A. INSTRUCTIONS ~
1. All applicants for pennits* including Town of Southold agenc , shaA`complete this CCAF.for
proposed actions that are subject to the Town of Southold Waterfront Consistency Review Law. This
assessment is intended to supplement other information used by a Town of Southold agency in
making a determination of consistency. *Except minor exempt actions including Building Permits
and other ministerial permits not located within the Coastal Erosion Hazard Area.
2. Before answering the questions in Section C, the prepazer of this fonn 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 beevaluated- as to its sianificant
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" or "no", then the proposed action will
affect the achievement of the LWRP policy standards and conditions contained in the consistency
review law. Thus, each answer must be explained in detail, listine both sunnortine and non-
supportina facts. If an action cannot be certified as consistent with the LWRP policy standazds and
condifions, 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 Boazd of Trustees Office, the Planning Department, all .
local librazies and the Town Clerk's office. ~~n t~
B. DESCRIPTION OF SITE AND PROPOSED ACTION IUI ~ ~ is ~ ~ r l
SCTM# ,'~~C _ ?j ~ - _ j ~ FJ (find}J
JUN 1 9 7ni3
PROJECT NAME I-~ ~ IJT I K 1'=1 ~~Lr~ it
outl,cJtl fr w~i---.
The Application has been submitted to (check appropriate response): ar f~ ~r`/~=~"S
Town Board ? Planning Board ? Building Dept. ? Board of Trustees LZ/I
1. Category of Town of Southold agency action (check appropriate response):
(a) Action undertaken directly by Town agency (e.g. capital ?
construction, planning activity, agency regulation, land transaction) ?
(b) Financial assistance (e.g. grant, loan, subsidy)
(c) Pemut, approval, license, certification:
Nature and extent of action: S~ ~ g ~
TU R~C~~IJS~i.~CT' ~x r s ~ ~ w L~ l-}~~~~~r ~~c~ iT1-I
Location of action: K CDUleT L , (2/ Q N~
Site acreage: C- Q ~j~
Presentlanduse: /s ~~~1 D~NT~~
Present zoning classification:
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: . M t C-~-~-L} C- (r-~~K/ ~I I
(b) Mailing address: I L~ J 1 E l ~ Q(, ~ I~ % d~'( l~i.~l~/G N ~ i ~ ~i
J(~
(c) Telephone number: Area Code ~J I (r ~ ~ 4' - ~~,(J
(d) Application number, if any:
Will the action be directly undertaken, require funding, or approval by a state or federal agency?
Yes ? No ~ If yes, which state or federal agency?
C. Evaluate the project to the following policies by analyzing how the project will further support or
not support the policies. Provide all proposed Best Management Practices that will further each policy.
Incomplete answers will require that the form be returned for completion.
DEVELOPED COAST POLICY
Policy 1. Foster a pattern of development in the Town of Southold that enhances community character,
preserves open space, makes efficient use of infrastructure, makes beneficial use of a coastal location, and
minimizes adverse effects of development. See LWRP Section III -Policies; Page 2 for evaluation
criteria.
Yes ? No ? Not Applicable
Attach additional sheen if necessary
Policy 2. Protect and preserve historic and archaeological resources of the Town of Southold. See
LWRP Section III -~~Poli~~cies Pages 3 through 6 for evaluation criteria
? Yes ? No L~.YNot Applicable
Attach additional sheets if necessary
Policy 3. Enhance visual quality and protect scenic resources throughout the Town of Southold. See
LWRP Section III -Policies Pages 6 through 7 for evaluation criteria
Yes ? No ? Not Applicable
Attach additional sheets if necessary
NATURAL COAST POLICIES
Policy 4. Minimize loss of life, structures, and natural resources from flooding and erosion. See LWRP
Section III -Policies Pages 8 through 16 for evaluation criteria
Yes ? No ? Not Applicable
Attach additional sheets if necessary
Policy 5. Protect and improve water quality and supply in the Town of Southold. See LWRP Section III
-Policies Pages 16 through 21 for evaluation criteria
Yes ? No ? Not Applicable
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
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.
? Yes ~ No Not Applicable
Attach additional sheets if necessary
Policy 8. Minimize environmental degradation in Town of Southold from solid waste and hazardous
substances and wastes. See LWRP Section III -Policies; Pages 34 through 38 for evaluation criteria.
? Yes ? No tYJ Not Applicable
PUBLIC COAST POLICIES
Policy 9. Provide for public access to, and recreational use of, coastal waters, public lands, and public
resources of the Town of Southold. See LWRP Section III -Policies; Pages 38 through 46 for evaluation
criteria.
? Ye9--i No Not Applicable
Attach additional sheets if necessary
WORHING COAST POLICIES
Policy 10. Protect Southold's water-dependent uses and promote siting of new water-dependent uses in
suitable locations. See LWRP Section III- Policies; Pages 47 through 56 for evaluation criteria.
? Yes ? No ?/Not Applicable
Attach additional sheets if necessary
Policy 11. Promote sustainable use of living marine resources in Long Island Sound, the Peconic
Estuary and Town waters. See LWRP Section III -Policies; Pages 57 through 62 for evaluation criteria.
? Yes ? No ? Not Applicable
Attach additional sheets if necessary
Poficy 12. Protect agricultural lands in the Town of Southold. See LWRP Section III -Policies; Pages
62 through 65 for evaluation criteria.
? Yes ? No ~NOt Applicable
Attach additional sheets if necessary
Policy 13. Promote appropriate use and development of energy and mineral resources. See LWRP
Section III -Policies; Pages 65 through 68 for evaluation criteria.
? Yes ? No Not Applicable
,DES ~ ~1Tiq.~..
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. BOARD MEMBERS ~F $~Ul Southold Town Hall
Leslie Kanes Weisman, Chairperson hO.~l~ Hp~O 53095 Main Road • P.O. Box 1179
Southold, NY 11971-0959
Eric Dantes # J~[ Office Location:
Gerard P. Gcehringer Q Town Annex /First Floor, Capital One Bank
George Homing ~ ~ 54375 Main Road (at Youngs Avenue)
Ken Schneider ~'Y~'0~~ ~1~ Southold, NY 1197 ]
http://southo]dtown.northfork.net
ZONING BOARD OF APPEALS
TOWN OF SOUTHOLD
Tel. (631) 765-1809 • Fax (631) 765-9064
FINDINGS, DELHIERATIONS AND DETERMINATION
MEETING OF MAY 16, 2013
ZBA FILE: 6641
NAME OF APPLICANT: Michael Mantikas SCTM#1000-37-6-3.5
PROPERTY LOCATION: 80 Oak Court (aka South Lane) (adj. to Gardiners Bay) East Mazion, NY
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 ADMINISTRATNE CODE: This application was referred as required under the Suffolk
County AdminisVative Code Sections A 14-14 to 23, and the Suffolk County Department of Planning issued its
reply dated March 19, 2013 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: The relief, permit, or interpretation requested in this application is listed under the
Minor Actions exempt list and is not subject to review under Chapter 268.
PROPERTY FACTS/DESCRB?TION~ Subject pazcel is anon-conforming lot containing 14,093 sq. ft. in the R-40
zone district. It is improved with a one story single family house and accessory shed. It has 17.44 feet of frontage
on Oak Court (aka South Lane), 356.01 feet along the eastern property line, 54.77 feet on Gazdiners Bay and
368.70 feet along the western property line as shown on the survey dated last revised May 17, 2012 prepared by
Howard W. Young, LS.
BASIS OF APPLICATION: Request for Variances from Article XXIII Section 280-124 and the Building
Inspector's March 11, 2013 Notice of Disapproval based on an application for building permit to demolish and re-
construct anexisting single family dwelling, at: 1) less than the code required minimum side yard setback of 10
feet, 2) less than the total combined side yards of 25 feet.
RELIEF REQUESTED: The applicant requests variances to demolish and rebuild a new single family dwelling
with a minimum side yard setback of 5 feet where the code requires 10 feet and a combined side yard of 15.9 feet
where the code requires 25 feet.
AMENDED APPLICATION: During the hearing, the applicant was asked to bring the plan into more conformity
with the code. The agent for the applicant on May 8, 2013 submitted a revised site plan that changed the original
building footprint to make it parallel to the side property lines, thereby creating a single side yard setback of 10 feet
which is conforming to the code and increasing the proposed combined side yard setback from 15.9 feet, as
applied, to of 20.9 feet which is more conforming to the code.
Page2of3-May 16, 2013
ZDA Filep6641 -Mantikas
SCTMH 1000-37-6-35
ADDITIONAL INFORMATION: A letter was received from an adjacent neighbor with concems over the close
proximity to the property line.
FINDINGS OF FACT/ REASONS FOR BOARD ACTION:
The Zoning Board of Appeals held a public hearing on this application on May 2, 2013 at which time written and
oral evidence were presented. Based upon all testimony, documentation, personal inspection of the properly 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 &267-6(3)(6)(1). Granting alternative relief will not produce an undesirable change in the
character of the neighborhood or a detriment to nearby properties. Several properties in this neighborhood have
reduced side yards due to the narrow width of the lots. The revised site plan submitted as an amended application
shows a single side yard setback that is code conforming and the combined side yards aze in more conformity with
the code and in keeping with the neighborhood.
2. Town Law &267-6(3)(6)(2). The benefit sought by the applicant can be achieved by some method, feasible for
the applicant to pursue, other than an azea variance. The applicant is proposing to demolish the existing dwelling
and as such, can adjust the site orientation of the building footprint to allow for greater side yard setbacks. The
alternative relief granted herein, eliminated one variance request and greatly reduced the percentage requested for
the second variance request. The grant of altemative relief would allow the applicant to access their new dwelling
without encroaching on the adjoining properties.
3. Town Law &267-6(3)(6)(3). The vaziance for altemative relief for a combined side yard setback granted herein
is not mathematically substantial, representing 8 % relief from the code.
4. Town Law &267-6(3)(6)(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. At the
hearing the immediate adjacent neighbor was concerned with the narrowness of the parcel and how the
construction would take place without disturbing their property. The grant of alternative relief has addressed the
concerns and has eliminated one variance and greatly reduced the second variance request. The applicant must
comply with Chapter 236 of the Town's Storm Water Management Code.
5. Town Law &267-6(3)(6)(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
limitations on the use of the parcel under the Zoning Code in effect prior to or at the time of purchase.
6. Town Law &267-b. Grant of alternative relief is the minimum action necessary and adequate to enable the
applicant to enjoy the benefit of a new dwelling 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 Goehringer, seconded by Member Schneider, and
duly carried, to
DENY as applied for, and GRANT ALTERNATIVE RELIEF as follows:
The minimum side yard setback shall be conforming along the western property line and a minimum of 10.9 feet
along the eastern property line as shown on the site plan dated 5-7-2013 prepared by Eileen Santora, Residential
Designer, signed and sealed by Joseph Fischetti, LPE, and the drawings by Eileen Santora labeled 1-5 showing
foundation, section, elevations and floor plans.
Page 3 of 3 -May 16, 2013
ZBA File#6641 - Mantikas
SCTMN 1000-37-6-3.5
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 the 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
nonconformities under the zoning code. This action does not authorize or condone any cwrent 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
nonconjormiry.
Vote of the Baard.• Ayes: Members Weisman (Chairperson), Goehringer, Schneider, Dantes, Horning. This
Resolution was duly adopted (S-0).
sZ+'~_-~
Leslie Kanes Weisman, Chairperson
Approved for filing ~/a~ /2013
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