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HomeMy WebLinkAbout1000-1.-2-6.5OFFICE LOCATION: Town Hall Annex 54375 State Route 25 (cor. Main Rd. & Youngs Ave.) Southold, NY 11971 M, MAILING ADDRESS: P.O. Box 1179 Southold, NY 11971 Telephone: 631 765-1938 Fax: 631765-3136 LOCAL WATERFRONT REVITALIZATION PROGRAM TOWN OF SOUTHOLD MEMORANDUM To: John Bredemeyer, President Town of Southold Board of Trustees From: Mark Terry, Principal Planner LWRP Coordinator Date: August 20, 2014 Re: Proposed Wetland Permit and Coastal Erosion Permit for RALPH CARBONE, JR SCTM# 1000-1-2-6.5 JMO Environmental Consulting on behalf of RALPH CARBONE, JR. requests a Wetland Permit and a Coastal Erosion Permit for the existing 20'x50' in -ground swimming pool; remove existing pool equipment building and construct a +/-23'x36' pool house with drywells for roof runoff; construct a +/-1,442sq.ft. patio with 6'x20' steps to dwelling; and reconfigure existing driveway with new stone gutter and drywell for runoff. Located: East End Road, aka: 6227 Castle Road, Fishers Island. SCTM# 1-2-6.5 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 recommendation that the proposed actions are CONSISTENT with the Policy Standards and therefore are CONSISTENT with the LWRP. This determination was based on the following: 1. The extensive bluff restoration project plans undertaken by the Applicant. 2. Project design that furthers the LWRP policies. 3. The Zoning Board of Appeals June 4, 2014 decision 6746 that includes the following CONDITIONS: 1. One code conforming half-bath(toilet and sink) shall be permitted inside the accessory pool house and one code conforming outdoor shower attached to the proposed pool house may be constructed at a minimum setback of 52 feet from the top of the bluff with onsite drainage control per code. 4. No sleeping or cooking facilities are permitted within the accessory pool house. 5. The proposed pool/pool house patio shall be constructed of permeable loose stone, or permeable pavers with grass fillers as recommended by the Suffolk County Soil and Water Conservation District. 6. A 4" minimum turf mowing height shall be established and maintained in the non -irrigation areas along the top of the bluff, particularly in the vicinity of the pool and pool house, per recommendation of the SWCD. 7. A landscape buffer zone consisting of native vegetation shall be established and continuously maintained between the pool and the top of the bluff per recommendation of the SWCD. 8. Pool mechanicals shall be placed 14 a sound deadening enclosure. 9. Drywell for pool de -watering shall be verified as installed and properly functioning 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 it Town of Southold t_ [l Ifl JUL 14 2014 ,,, L`�'RP CONSISTENCY ASSESSMENT FORM 3 �. n.m'16 own A. INSTRUCTIONS / Fi; fining &ard 1. All applicants for perr ts* including 'town"of Southold a ci s, shall complete this CCAF for proposed actions that are subject to the Town of Southold l 'ata nt Cons' �tency Review Law. This assessment is intended to supplement other information t rdby a To f 'outhold agency in making a determination of consistency. *Excel tninor ex tnl)t alt" t c ding Building Permits and other ministerial permits not located within theme. al Eros' i az 4 Area. 2. Before answering the questions in Section C. tlt' re o tk ' f 1 u review the exempt minor action list, policies and explanations of ea - lit the own of Southold Local Waterfront Revitalization Program. A proposed n wi ev, ated as to its significant beneficial and adverse e_Ilec_ts up it tile Coasta) a►est titihich i►a�_td�� of Southold To%vq�J: 3. If any question in Section C on this fornl is answered "yes" �• "no", then the proposed action will affect the achievement of the L%N'RP policy standards and conditions contained in t12C consistency review law. 1'hu5 each answer uui5t be evplaincti in detail, listing both stappurtinm, .111(1110111- supporting ail►►o111- supportint; facts. If an action cannot be certified as consistent with die LWRP policy standards and conditions, it shall not be undertaken. A copy of the LNVRP is available in tltc following places: online at the —)p pI'.S,oitth-oIil''S 17 � lvebsite (southoldto�.n.nortlrtorkaret), the Board of Trustees Office,Akt ►�#Zng Department,. �h j local libraries and the Toxrir Clerk's office. B. DESCRIPTION OF SITE AND YROI'OSLU ACTION 5 2014 1 SCTM # 001 _ 2 _ 6.4 & 6.5 VV . PROJECT'NAN IEProposed pool house, patio, steps, driveway The Application has been submitted to (check appropriate respons:;): Town Board ❑ Planning Board ❑ Building Dept. ❑ Board of Trustees ❑ 1. Category of Town of Southold agency action (check appropriate response): (a) Action undertaken directly by Town agency (e.g. capital ❑ construction, planning activity, agency regulation, land transaction) ❑ (b) Financial as sistance (e.g. rant, loan, subsidy) (c) Permit, approval, license, certification: Nature and extent of action: (-50'1,,Z-Co A licant eo oses to le whiz building, construct a poo house with dry cells for roof runoff, construct a a io gutter and dry well for runoff �, �(x U Location of action: 6227 Castle Road, Fishers Island 3.63 Site acrealle: Present land use: Single family dwelling Present zoning classification: R-1 20 2. If an application for the proposed action has been filed with the Town of Southold agency, the follo-vvin information shall be provided: (a) Ntune of applicant: Ralph Carbone, Jr 635 Tudor Drive (b) Mailing address:__ Cheshire, CT 06410 (c) Telephone nutnber: Area Code ( }- 203-250-9181 (d) Application number, if an}: Unknown Will the action be directly undertaken, require tiniding, or approval by a state or federal agency? 1 Yes l�iu x 1 If yes which state or federal agencti`? 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 I,ti'* RP Section III - Policies; Page 2 for evaluation criteria. 0 Yes ❑ No ❑ Not Applicable »_ - - ..proposed prodect_shouldhave no_impact on _open space or_ _ the character of the community. It is felt that this project is consistent with this policy Attach additional sheets if necessary Policy 2. Protect and preserve historic and archaeological resources of the Town of Southold. See LWRP Section III - Policies Pages 3 through 6 for evaluation criteria 1x] Yes 0 No ❑ Not Applicable The project shall have no impact upon any historic,- archaeological istoricarchaeolo ical resources. It is f is consistent -Rith this_ Attach additional sheets if necessary Policy 3. Enhance visual quality and protect scenic resources throughout the Town of Southold. See LNN RP Section III - Policies Wages 6 through 7 for evaluation criteria ❑Not Applicable Yes ❑ No _ The project will have no impacts upon any �c nic resoLrrPS nor impact the visual.quality of Attach additional sheets if necessary NATURAL COAST POLICIES Policy 4. Minimize loss of life, structures, and natural resources from flooding and erosion. See LVVRF Section UI - Policies Pages S through 16 for tvaluati-on criteria 1-1 Yes ❑ No ❑ Not Applicable The project will not cause arCelerated-Pr-s'~'an of ad-jacent —_pr_rpPr iles, -ail.j not r-ro f Gaal 1 ha nn l ass of marine -A f, i am there -9; 1 1 ham no loss of publiv recreatjQn 1 r-, - r(^PS Tt i G felt hat thi? project is consistent with this PolicY Attach additional sheets if necessffy Policy 5. Protect and improve water quality and supply in the Town of Southold. See LVVW Section In - Policies Pages 16 through 21 for evaluation criteria Yes ❑ No ❑ Not Applicable The project will have no negative impacts upon the ualiu�,�L or the.guantlty of dot a le water Ti- i s fP1 t- i-hai thi -q ro'ect is -consistent ;with Attach additional sheets if necessary Policy 6. Protect and restore the duality and function of the Town of Southold ecosystems including Significant Coastal Fish and Wildlife Habitats and wetlands. See LV -RP Section III - Policies; Pages 22 through 32 for evaluation criteria. M ❑ 17 Yes No Not I�Lppilcab e The project shall have no negative impacts upon the quality or function v r f f' Coastal Fish and Wildlife Habitats i is felt that this project is consistent with this policy ?attach additional sheets if necessary Policy i. Protect and improve air quality- in the Town of Southold. See LW� Section IH -• policies Wages 32 Chr€ ugh 34 for evaluation Yes F] lio 17 Not _ The project shall have no impact upon air duality. it is felt_ that this project is consistent t•,ith this policy Attach additional sheets if necessary Policy 8. Minimize enviro meutai�deg adation in own oi- �sa�tito €s. prom s€�Rd waste and. hazardous substances and wastes. See k f�i'+` a. IP +.7eedion %E-1 — Poficies; -ages 34� through38 -for �v'3'aivaLEon crkeria. 'Yes F� No �,{34 L�:u )gA�•}".'dr {-t izb The project does not involve the use of or The disposal of solid waste or hazardous substances and �,asteso itis felt that this project is consistent with this policy PUBLIC COAST POLiCEES Policy 9, -Provide for public access to, a€td recreational use oi. coastai -waters. puhiie lands, and puslac resources of the Tmvrn of Southold. See 7 --WSection M - Policies; Pages 38 through Oft for evaluation L.xJ yez] NO I Vt p-ur. .-_ The project will have no JIT.nact upon public access tos and_ the recreational use of coastal e.atersr public lands or the public resources o= the Town. it is felt that this project is consistent with this policy Attach additional sheets ii necessay "ROM 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 evalmdon criteria. Yes F] rjo Appikable The project will have no impact upon Southol.d's water -dependent uses of orhe water-dependent uses in suitable locations- it is felt that this project is consistent with this olioy Attach additional sheets iff necessam! Policy 11. Promote sustainable use of 11wing marine resources in Long Island Sound, the Peconic Estuary and Town waters. See L;WR'-P Section 1H- Micies; Pages 57 through 62 for evaluation criteria. D Yes � p4o FINot j4_ppjicai31e The project will have no impact upon thp suhqtA Ib -1 '_jja__jjS'e n f living marine resources. I:: is felt thm-E this P-oject is consistent with this policy Attach additional sheets if necessary Policy 12. Protect agricultural lands -in, the To,,,vn of Southold. See LWRF Section M - Policies; Pagcs 62 througa 65 for lelvaivadoia cri-'�Crla. 71 yes F, 1,q, Fx_1 l,&tG The project does not invp-1ye agricu vir^ i 1;::;n(9q_ Ti- i q f -I L that this policy is not applicable to this project Aritach additional sheets HE necessmy policy 13. Promote appropriate use aid development of elle-rU and mineral resources. See LVVRF section M — 11oucies; Pages 65 through 65 for evaiva-don critc-exa. 7 7,es � ?No D'I �pnuca�Ie The Droiect does'not involve the use of or development -enercjy or mineral resources. 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Carbone SCTM 1000-1-2.6.5 PROPERTY LOCATION: No# East End Road (aka Castle Road, adj. to Block Island Sound), Fishers Island, 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 lI 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 April 22, 2014, stating that this application is considered a matter for local determination as there appears to be no significant county -wide or inter -community impact. LWR1' 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 initially issued recommendations pertaining to proposed renovations to the non- conforming single family dwelling on this property dated July 2, 2013, and on April 24, 2014 updated the recommendations to include considerations addressing the "as built" swimming pool and the proposed construction of a new pool house. Based upon the determination of the LWRP Coordinator, information provided on the LWRP Consistency Assessment Form submitted to this department, as well as the other records available to us, it is our recommendation that the proposed action to maintain an existing "as built" swimming pool location in other than the code required rear yard, and in close proximity to the top of the bluff, and further, to construct a new pool house in an area other than a rear yard location, and also in close proximity to the top of the bluff, is CONSISTENT with LWRP policy standards and therefore is CONSISTENT with the LWRP. This Board has also taken into consideration the extensive bluff restoration project plans undertaken by the Applicant, and the actions that will incorporate the comprehensive ideas and recommendations of all other appropriate Town and County agencies such as the Suffolk County Soil and Water Conservation District. These mitigation measures include the recommended techniques for the bluff restoration, the planting of native vegetation in a landscape buffer zone between the pool and the top of the bluff. the installation of a pool dewatering system; the installation of a patio for the pool consisting of permeable loose stone or permeable pavers with grass fillers, a recommended 4" minimum turf mowing height, and the recommended non -irrigation areas along the top of the bluff, particularly in the vicinity of the pool. The overall purpose of these guidelines is to adequately address the numerous coastal bluff environment concerns. PROPERTY FACTS/DESCRIPTION: The Applicant's parcel is a 3.24 acre waterfront property in the R-120 Zone. The northerly lot line borders an adjacent 0.94 acre parcel also owned by the Applicant. The easterly lot line borders another parcel. The southerly lot line borders Block Island Sound, and the westerly lot line borders other residential property. The parcel is improved with a single family dwelling, with areas of decking, an Page 2 of June 5, 2014 LRA46746 — Carbone sC"rvl# 1000-1-2-6.5 attached garage, and an `as built' in ground swimming pool, as shown, with the proposed two story pool house/second dwelling, and proposed locations and bluff setbacks, on the survey drawn by CME Associates Engineering, Land Surveying, & Architecture, PLLC, dated March 28, 2014. BASIS OF APPLICATION: Request for Variances from Articles III and XXII, Sections 280-15, 280-13 and 280- 116A(1) and the Building Inspector's January 10, 2014, amended January 14 2014, March 17, 2014 and April 2, 2014 Notice of Disapproval based on a building permit application for an `as built' accessory in -ground swimming pool and proposed accessory pool house, at; l) `as built' swimming pool and proposed pool house location in other than the code required rear yard, 2) more than the code permitted one dwelling on each lot, pool house by design constitutes as a second dwelling unit, 3) `as built' in -ground swimming pool located at less than the code required bluff setback of 100 feet, 4) proposed pool house at less than the code required bluff setback of 100 feet. RELIEF REQUESTED: The Applicant requests variances to construct a proposed accessory pool house and an "as built" swimming pool to be located in a side yard instead of the Code required rear yard. The Applicant requests another- variance to construct a proposed pool house that is defined by its design as a second 24ft. x 3611. two-story single family dwelling on the property when only one dwelling is allowed by Code. The Applicant requests a fourth variance for an "as built" swimming pool located with a setback of +/- 18 feet from the top of the bluff when 100 feet is required by Code, and the Applicant requests a fifth variance to construct a proposed new pool house with deck to be located with a setback of+/- 52 feet from the top of the bluff when 100 feet is required by Code. ADDITIONAL INFORMATION: This property was the subject of ZBA decision 2479, dated Sept. 22, 1978, in which another Applicant was denied variance relief for a request to waive the Zoning code requirement for a swimming pool fence. That prior Applicant, in approximately 1977, somehow had constructed a swimming pool without a building permit, and never received a valid CO for the "as built" pool. This existing pool and the proposed two-story pool house are the subjects of the current variance requests. The property was also the subject of ZBA decision 6660, dated Aug. 22, 2013, in which the current Applicant was granted variance relief to allow renovations and construction within an existing footprint with a +/- 13 feet setback from the top of the bluff, and variance relief to renovate a third story, non -habitable captain's walk. The Applicant had also previously secured the Board of Southold Town Trustees Wetland Permit #8043 dated Jan. 18, 2013, the Coastal Erosion Permit #8043C dated Feb. 20, 2013, authorizing extensive storm eroded bluff restoration, and the Wetland Permit #8215 dated .Tune 19, 2013 authorizing the construction renovations on the Applicants' single family dwelling. The Applicants' have also secured a NYSDEC Tidal Wetlands Permit dated Feb. 27, 2013 authorizing the bluff restoration project. The Applicants' file contains other relevant documentation including a memorandum from the Suffolk County Soil and Water Conservation District dated June 19, 2013 issued after a site visit by a County Soil District Technician. The memorandum was updated on April 29, 2014 to include several specific recommendations relating to the "as built" pool and proposed new pool house. FINDINGS OF FACT/ REASONS FOR BOARD ACTION• The Zoning Board of Appeals held a public hearing on this application on May 1, 2014, 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 4267-b(3)(b)(1) Grant of the variances for the construction of the proposed new pool house and "as built" swimming pool to be located in a side yard area rather than the code required rear yard, and grant of the variances for an "as built" swimming pool located with a setback of -F/- 18 feet from the top of the bluff when 100 feet is required by Code, and to construct a proposed new pool house with deck to be located with a setback of +/- 52 feet from the top of the bluff when 100 feet is required by Code, will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. The existing pool was built in the 1970's before the inception of the Code required 100 foot setback from the top of the bluff. The Applicant has also undertaken the construction of a bluff restoration and stabilization project as a result of the significant erosion damage caused by Storm Sandy. A swimming pool and pool house are customary accessory structures on residential properties. Page 3 of 4 lune 5, 2014 Z_BA#6746 —Carbone SCTMit 1000-1-2-6.5 Grant of the variance for the proposed new construction of a second two-story single family dwelling on this property will produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. The existence of more than one single family dwelling on one property is not characteristic of the neighborhood within this particular R-120 zone. Furthermore, the new construction of a two story structure proposed with two full bathroorns, one on each floor, is defined and described by the Town Building Department's Notice of Disapproval, last updated April 2, 2014, as a second single family dwelling. Although the applicant described family concerns for elderly parents and their accessibility to bathrooms, the facilities normally permitted in a pool house are considered to be adequate for its use as an accessory structure. The location of two single family dwellings on the same property is not permitted by Town Zoning Code. 2. Town Law 4267-b(3)(b)(2). The benefit sought by the applicant for the continued use an existing swimming pool, and the construction of a new pool house cannot be achieved by some method, feasible for the applicant to pursue, other than the grant of area variances. The pool is already located in a non -conforming side yard, with a non -conforming setback from the top of the bluff, and cannot feasibly be moved to a conforming location. The proposed new pool house could possibly be located within a conforming rear yard area, but it would not be adjacent to the swimming pool, as is customary and functionally convenient. The grant of variances is necessary for the proposed pool house because of the proposed non -conforming side yard location adjacent to the swimming pool, and because of the proposed non -conforming proximity of the pool house to the top of the bluff. The benefit sought by the applicant to construct a new accessory pool house with two full bathrooms (one located on'each level), due to its design is defined as a single family dwelling, can feasibly be achieved by the applicant by constructing an accessory pool house that will conform to the Town Code. 3. Town Law $267-b(3)(b)(3). The variances granted herein for locations in other than rear yard areas are mathematically substantial, representing 100% relief from the code for both the `as built" pool and proposed pool house locations, both constructed within a side yard area rather than the Code required rear yard. The variances granted herein for setbacks from the top of the bluff are also mathematically substantial representing +80% relief for the 18 foot pool setback, rather than the Code required 100 foot setback from the top of the bluff, and 48% relief for the proposed new pool house with a 52 foot bluff setback. However, the swimming pool has existed in its exact location since the 1970's. The entire bluff in front of the pool and existing single family dwelling has been restored and stabilized to the most feasible and practical extent by the bluff re -construction authorized by the Town Trustee and the NYSDEC. The LWRP Coordinator has determined that the applicant's proposed pool and pool house project is Consistent with LWRP standards and supported by the Board of Appeals through the imposition of the mitigating conditions required herein. 4. Town Lav $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 has incorporated the extensive input of the Southold Town and Suffolk County agencies responsible for safeguarding the coastal environment into their bluff restoration and building renovation projects. The Applicant must comply with Chapter 236 of the Town's Storm Water Management Code and all other applicable building Codes. 5. Town Law 6267-bf3)(b)(5). The difficulty has been self-created because 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 6267-b. GRANT of the variances for the side yard and top of the bluff setbacks for the existing pool and the proposed pool house, and DENIAL of the variance request for the construction of a second two-story dwelling on a single lot, is the minimum action necessary and adequate to enable the applicant to enjoy the benefit of a swimming pool and accessory pool house, while preserving and protecting the character of the neighborhood and the health, safety and welfare of the community. Page 4 of 4 June 5, 2014 ZBA#6746 — Carbone SCTIM41000-1-2-6.5 RESOLUTION OF THE BOARD: In considering all of the above factors and applying the balancing test under New York Town Law 267-13, motion was offered by Member Horning, seconded by Member Weisman, Chairperson, and duly carried, to; GRANT the variances as applied for, for the side yard and top of the bluff setbacks for the existing pool and the proposed pool house; as shown on the survey drawn by CME Associates Engineering, Land Surveying, & Architecture, PLLC, dated March 28, 2014. And; DENY the variance as applied for, for the construction of a second two-story dwelling on a single lot, and GRANT ALTERNATIVE RELIEF for the pool house with the conditions as listed: CONDITIONS: 1. One code conforming half -bath (toilet and sink) shall be permitted inside the accessory pool house and one code conforming outdoor shower attached to the proposed pool house may constructed at a minimum setback of 52 feet from the top of the bluff with onsite drainage control per code. 2. No sleeping or cooking facilities are permitted within the accessory pool house. 3. The proposed pool/pool house patio shall be constructed of permeable loose stone, or permeable pavers with grass fillers as recommended by the Suffolk County Soil and Water Conservation District. 4. A 4" minimum turf mowing height shall be established and maintained in the non -irrigation areas along the top of the bluff, particularly in the vicinity of the pool and pool house, per recommendation of the SWCD. 5. A landscape buffer zone consisting of native vegetation shall be established and continuously maintained between the pool and the top of the bluff per recommendation of the SWCD. 6. Pool mechanicals shall be placed Ina sound deadening enclosure. 7. Drywell for pool de -watering shall be verified as installed and properly functioning. That the above conditions be written into the Building Inspector's Certificate of Occupancy, when issued. Before aPPlyinp for a building Permit the applicant or agent must submit to the Board of Appealsfor approval and filing two sets of the final architectural dr-mvirngs conforming to the alternative reliefgranted herein. The ZBA will forward one set of approved, stamped drawings to the Building Department. Failure to follow this procedure may result in the delay or denial of 'a building permit, and may require a new application and public hearing before the Zoning Board of Appeals. 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 ofAppeals. Any= deviation fi-om 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 nonconforinities tinder the zoning code. This action does not authorize or conclone 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 cis are expressly addressed in this action. T/ne Board reserves the right to substitute a similar design that is de ininintis in nature for an alteration that does not increase the degree of nonconformity. Vote of the Board Ayes: itlembers lVeisnian (Chairperson), Schneider, Horning, Goehringer, Dantes. This Resolution was dully adopted (5-0). Leslie Kanes eisma Chairperson Approved for filing /7 12014 BLOCK 1 LOT 1AA AREA = 1.301 ACRES STONE GATE (VACANT LAND) HOUSE C,gST/ ry ry 2k/ STONE �a�•48.50" E ; ROAD o�� WALL 231.33' r 7.10 GRAVEL STONE DRIVEWAY co o WALL oARBOR EXISTING STONE AND \ \ \i \ \ �� EXISTING O�CON'GREfE GUTTER \ \ COTTAGE k• N 51'3622" E ti 4.8 \ BLOCK 1 \ \ \ \ LOT 1A AREA = 1.101 ACRES \ \ \ \ BENCHMARK MAG NAIL \a �� S P IC\� N/F ELEVATION = 36.59 TREE ~ �k \ AREA \ \ 30 GRAVEL , ' WILLIAM L. HANLEY JR. RBOR \ \ \ \ \ DRIVEWAY (SINGLE FAMILY RESIDENCE) a PROPOSED DRY WELL MUNICIPAL WATER AND SAWCUT DRN C".(4)) \ 36 \ \ ON SITE SEPTIC .� GATE E SHED G UMfTS OF CONSTRUCTION \ s \ \ � \ N PROPOSED NEW STONE GUTTER 1 EXISTING BURIED \� \ 38� PAVED 3 PROPANE TANK = DRIVEWAY40 TREE LANDSCA\. \ \ •v t� 1PE ♦ 40 5 / W y 1 PROPOSED PAVED DRNEWAY / 1 z 1 s.. 1 BED \ Na PLASTIC SHEETING. KEY ` TREE ` \ \ \ \ LINE PIT WITH 10 MIL S TOP OF BANK 11-2012 ENDS INTO GRADE GARAGE \� I \ \ \ \ \ i SNAD TOP OF BANK OPE STABILIZATION SER SLAB IEL.=37.4 'ice � rn w 19 h S � // PRTTRRUCCK WDE ASHOUT UT fib`. J --- AREA (SEE DETAIL) TREE�� kk� J E 11.',. r if i \/\\ 7fLAWN� \' BOTTOM OF BANK AFTER loll ►� t o J� SLOPE STABILIZATION PROF;OSED DAY' WELL STONE REVETMENT BLOCK 1 DRAINS/UNDER CONSTRUCTION LOT 1 C _____ ' (EE DETAIL) r / I� / / -� AREA = 2.531 ACRES '-\ \ \ / / �/ ///� BOTTOM OF BANK I'ERwIIT1-4738-04164/0000t \ ' J� 11-2012 SEE APPROVED PLANS BY OC !i I COASTAL CONSULTANTS N/F ''� STOCKPI '' . `' / (DATED 01/16/2013 / I� SILL=45.83 ROBINSON & JEAN BAKER AREA \ txlsnNG E I I (� o BOTTOM OF BANK pl�(SINGLE FAMILY RESIDENCE) PAVED �' RESIDENCE �� /�/� s -2o12 I MUNICIPAL WATER AND POSED HOUSE (SEE PARKING .ter P UNDER ' / ��// �� i N 602002 BANK I ON SITE SEPTIC ARCHITECTURAL RENOVATION C PLANS) / '\ �\ N J FLOOR ELEV. \ SILL=45.d� � "�' ^� ''P.I�T ' / I 36.0 & 47. GARDEN O REMOVE POOL EQUIPMENT -I' o •I% /livi;! j' S / / BUILDING AND PATIO _ - STONE�� \\111 PATIO "' s ` ` / / COASTAL EROSION eau o; o r f / LAWN /� / If / 6� WIZARD UNE 16..k\ i '` ^ a • s 2 ?y //�j (SEE MAP REFERENCE No.2 GARDEN PIN \\ :f:-'.:. ,{, ,.`'% t, -s; .,..- � 'I� DECK EXISTING`� \ / ELEV.-*45.2 \\\ ' POOL Ny, /// \ _ {I PROPOSED STEPS PINE6• II - TOP OF BANK d1 / / \ ����i �^ TOP OF BANK 11-2012 PROPOSED PINE 6-2012 PATIO 'y j ti APPROXIMATE LOCATION OF SLOPE STABIUZATION UNDER CONSTRUCTION PERMIT 1-4738-04184/ BOTTOM OF BANK AFTERI\ / / OF AFTER` SLOPE STABIUZATION / / SLOPE STABILIZATION UMITI'S OF FLOOD ZONE VE � / � � - � � \ PROVIDE A CONTINUOUS UNE _ / APPROXIMATE -- _ � • � �• \ _ a OF SILT FENCE AND MIUNTAI M OF BANK AFTER IT�HRROUGHOUT OONSTRUCTION .. • SLOPE STABIUZATION "" r \ BOTTOM OF BANK • SEE DETAIL y h PROVIDE A CONTINUOUS UNE OF SILT FENCE AND MAINTAIN a s-2ot2 6/ THROUGHOUT CONSTRUCTION m BOTTOM OF BANK / p \ 11-2012 // ROCKY-� /k/ SHORELINE 1968 SHORELINE BY DEED• SEE DETAIL) • �L �► BEACH�cANE y1 O • NDER CONSTRUCTION ' O \ c \ z SHORELINE 1982 \ N DRAINAGE CALCULATIONS (POOL HOUSE; ROOF AREA = 1000 SF <?0' M, REQUIRED = 1000 SF X 1.0 X 2/12 = 167 CF 167 CF / 28.27 CF/VF = 5.9 VF USE ONE(1) - 6'/ X 6' DEEP DRY WELL. PROPOSED ROOF LEADER RESIDENCE 4' PVC WYE OVERFLOW (,. PVC CUT TO LENGTH MIN. i' SOIL COVER O `V TO DRYWELL BLOCKS AND CATCH BASIN GRATE TO GRADE yFILTER FABRIC (NEENAH R -2525-F) OR EQUAL QUALITY CONTROL CERTIFICATION GROUP REVIEWED DATE PROJECT MANAGER Jr`1 'S •2 . l SURVEY ENVIRONMENTAL a CIVIL 3 . Z • < STRUCTURAL Z ARCHITECTURAL " LTJ 90' BEND- -... O • • • O 4' SDR 35 PVC 0.000 SLOPE AS REQUIRED O • • • O ' o• • 00 1' STONE OR O • • 0 p SCREENED GRAVEL STO211WATER DRYWELL DETAIL 10' NOT TO SCALE PLAN 4'1 1-M 1-2A 1-3C 1-28-''- MOMY POND (NOUdNTOW '-" 9 i � Gj V N -4A + 0 J� / 0Gfo 1-48 df v + 2-5 1-5 2-4 LOCATION MAP SCALE 1 "=400' tiE N CJ N C� cy) p) N C N O 00 G CO m a)C aE 00 CD r O O NU to L) .0- 0 o y N O LU 3.;