Loading...
HomeMy WebLinkAbout1000-116.-6-24.1OFFICE LOCATION: Qf SUUry��" MAILING ADDRESS: Town Hall Annex �� `O P.O. Box 1179 54375 State Route 25 1 Southold, NY 11971 (cor. Main Rd. & Youngs Ave.) cn Na Southold, NY 11971G Q Telephone: 631 765-1938 Fax: 631765-3136 COU LOCAL WATERFRONT REVITALIZATION PROGRAM TOWN OF SOUTHOLD MEMORANDUM To: Leslie Weisman, Chair Members of the Zoning Board of Appeals From: Mark Terry, Principal Planner LWRP Coordinator Date: July 31, 2014 Ike: Coastal Consistency Review for ZBA File Ref KIMOGENOR POINT, INC. (Brennan) #6771 SCTM#1000-116-6-24.1 KIMOGENOR POINT, INC. (Brennan) #6771 - Request for Variance from Article.XXlll Code Section 280-123 and the Building Inspector's June 5, 2014 Notice of Disapproval based on an application for building permit for demolition and construction of a new single family dwelling 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. The existing cottage is a non -conforming building with a non -conforming use, located at: 50 Jackson Street (Adj. to Great Peconic Bay) New Suffolk, NY. SCTM#1000-116-6-24.1 (Cottage #4) 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 LWRP policies and therefore CONSISTENT with the LWRP. Policy 4.1. Minimize losses of human life and structures from flooding and erosion hazards includes the following sub -policy. 3. Move existing development and structures as far away from flooding and erosion hazards as practical. Maintaining existing development and structures in hazard areas may be warranted for: C. sites where relocation of an existing structure is not practical. The subject parcel is located within the FEMA flood zones AE EI 6 and X (see Figure 1. below). Figure 1. Subject parcel (white arrow). The recommendation was made considering the following: The proposal includes the renovation of the single family dwelling to be flood zone compliant. Due to the historic build -out of the lot there is little ability to relocate the structure outside of the AE EI 6' flood zone or the on-site sanitary systems outside of the 0.2 percent annual chance flood hazard zone (Zone X). 2. The proposed additions to the footprint of the dwelling equal 59 square feet and involves no substantial changes to the existing structure. 3. The sanitary system will be newly constructed and new stormwater controls will be required. 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: Stephen Kiely, Assistant Town Attorney BOARD MEMBERS Leslie Kanes Weisman, Chairperson Eric Dantes Gerard P. Goehringer George Horning Kenneth Schneider �T/�/Town Southoall 53095 Main Road • P.O. Box 1179 Southold, NY 11971-0959 Office Location: Town Annex /First Floor, Capital One Bank 54375 Main Road (at Youngs Avenue) Southold, NY 11971 http://southoldtown.northfork.net ZONING BOARD OF APPEALS �1c6 TOWN OF SOUTHOLD Tel. (631) 765-1809 • Fax (631) 765-9064 A. Mark Terry, Principal Planner LWRP Coordinator Planning Board Office Town of Southold Town Hall Annex IV Southold, NY 11971 Re: ZBA File Ref. No. #6771 — Kimogenor Pt. (Brennan #4) Dear Mr. Terry: We have received an application for demolition and re -construction in New Suffolk. A copy of the Building Inspector's Notice of Disapproval under Chapter 280 (Zoning Code), and survey map, project description form, are attached for your reference. Your written evaluation with recommendations for this proposal, as required under the Code procedures of LWRP Section 268-51) is requested within 30 days of receipt of this letter. Thank you. Very truly yours, Leslie K. Weisman Chairperson By: C-�-� Encls. FORM NO. 3 NOTICE OF DISAPPROVAL DATE: June 5, 2014 To: Thom Samuels for Brennan at Kimogenor Pt. 25235 Main Rd. Cutchogue, NY 11935 Please take notice that your application dated May 23, 2014 To demolish & reconstruct a single family dwelling at Location of property 50 Jackson Street, New Suffolk, NY County Tax Map No. 1000 — Section 116 Block 6 Lot 24.1 Is returned herewith and disapproved on the following grounds: The proposed construction on this non -conforming lot is not permitted pursuant to Article XXIII Section 280-123 which states; "A nonconformingbuilding 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." The existing cottage is a nonconforming building with a nonconforming use. Authorized Signature S A M U E L S& S T E E L M A N June 10, 2014 Zoning Board of Appeals Town Hall Annex Southold, NY 11971 Re: RENOVATIONS & ADDITIONS TO THE BRENNAN RESIDENCE Kimogenor Point, New Suffolk, NY SCTM#1000-116-6-24.1 Dear Sir/Madam, Enclosed please find materials required for an APPEAL for an area variance. Please find the following: 1. ZBAApplication 2. Reasons for Appeal 3. Notice of Disapproval (6/5/14) 4. Applicant's Project Description 5. Questionaire 6. Property Record Cards 7. Findings of previous Appeals 8. Short EAF Form 9. Owner's Authorization 10. Transactional Disclosure Form 11. LWRP Consistency Assessment Form 12. Six (6) Photos 13. Current Survey 14. SITE PLAN (2 sheets) 15. FLOOR PLANS and BUILDING ELEVATIONS 16. Check for $400. Please get back to me if further materials are required. If the application is deemed complete, please notify me of the date of the hearing. Thank you, 1�" Tom Samuels ARCHITECTS 25235 MAIN ROAD CUTCHOGUE, NEW YORK 11935 (631)734-6405 FAX(631)734-6407 Fee: $ Filed By: Assignment No. APPLICATION TO THE SOUTHOLD TOWN BOARD OF APPEALS bof#,4ff AREA VARIANCE House No. 6_0 Street U A &10 Pl Hamlet �Cco &c,), (9 SCTM 1000 Section (lp Block—6 Lot(s) �4� I Lot Size ,� Zonek -AD I (WE) APPEAL YHE WRITTEN DETERMINATION OF THE BUILDING INSPECTOR DATED BASED ON SURVEY/SITE PLAN DATED 5 '� Applicant(s)/Owner(s): L m o owo r Pd' WX 0Mj2(W " Mailing Address:c��Aow L, , flLiAt_�Y� ' Telephone: Fax: Email: k/4 rdt e r �4 � e A-oL 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: G , S it VK , JA_ for (Owner ( )Other: Address: ��235 !%( 14L a.1 CilfG4ic: ir;. ��3S Telephone: 4 —� S Fax: 1M' X407 Email: nNI.S�l1iLl(%�SCU/1G(SLNC'�GU�I G��� Please check to specify who you wisp correspondence to be mailed to, from th above names: ( ) Applicant/Owner(s), (V) Authorized Representative, (✓Other Name/ Address below: WHEREBY.THE BUILDING INSPECTOR REVIEWED SURVEY/SITE PLAN DATED and DENIED AN APPLICATION DATED 2 FOR: T(*tuilding Permit ( ) Certificate of Occupancy ( ) Pre -Certificate of Occupancy ( ) Change of Use ( ) Permit for As -Built Construction ( ) Other: Provision of the Zoning Ordinance Appealed. (Indicate Article, Section, Subsection of Zoning Ordinance byy ..numbers. Do not quote the code.) Article: lex III Section: ;&� (D Subsection: 123 Type of Appeal. An Appeal is made for: (yA 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 Other A prior appeal (0 has, () has not been made at any time with respect to this property, UNDER Appeal No(s). Year(s). _:�1IQ/o 5 . (Please be sure to research before completing this question or call our officefor assistance) PART B: REASONS FOR APPEAL 1. An undesirable change will not be produced in the CHARACTER of the neighborhood to a detriment to nearby properties if granted. The Kimogenor Point property consists of three separate parcels, two of them contiguous. The underlying land is held by the Kimogenor Point Corporation with each homeowner owning a proportionate share of stock in the corporation. The subject parcel which contains the residence to be reconstructed is 3.38 acres with six individual single family residences and a shared habitable cottage. The original development of Kimogenor Point occurred in 1915, and over time the homes have been expanded, improved and renovated. The subject residence is owned by Donald and Jessica Brennan, and it needs substantial renovation. It has been improved over the years, but it is still substantially original. It has suffered from time and weather. It is located in a flood zone, and the first floor is just above the required minimum elevation. The foundation is a combination of locust posts and masonry piers. The framing is non -conforming relative to current NYS building code and modern building practice. It is heated, though not centrally. The Brennans want a house which conforms to current code and practice, including hurricane resistance for framing and windows, proper heating, cooling, electric, plumbing and insulation. The waterfront property is extremely valuable, and warrants an up to date house. The renovation of the house is in keeping with the style, scale and detail of the existing houses in the community, and will not produce a change to the character of the neighborhood. It will be an asset to the common owners of the a Kimogenor Point Corporation. 2. The benefit sought by the applicant CANNOT be achieved by some method feasible for the applicant to pursue, other than an area variance. The property is unique because it contains multiple single family residences on a single lot. Both the ownership structure and development predate zoning. The improvements are in the best interest of the community because current construction standards will be applied. The proposed renovation is located entirely within the existing footprint of the house, plus extremely modest expansions as shown on the plans. Some areas of the existing house are proposed to be opened to the porch. The primary addition is a new second floor, necessary to accommodate a family of two parents and three young children, plus occasional guests. The existing setback to the bulkhead is conforming. 3. The amount of relief requested is not substantial. The application of the balancing test weighs in favor of the grant of the variance. The house will be renovated within the existing footprint, with modest and appropriate expansions intended to rationalize the interior layouts. The existing dwelling is set back from the property lines and from other residences on adjoining property parcels. The Kimogenor Point development is a private community, isolated from all other homes in New Suffolk. The land is an enclave unto itself. 4. The variance will NOT have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district. The property is suitably set back from water bodies, especially on the un-bulkheaded, beach side. It is mostly within the existing footprint. In keeping with requirements of the Southold Trustees, New York State DEC and Suffolk County Health Department, it will include conforming sanitary and storm water runoff systems. 5. The alleged difficulty has not been self-created. The property and house pre- date zoning. The Southold Town Zoning Ordinance does not address this common development plan. There are no Covenants or Restrictions concerning this land. Prior to construction, the project must also be approved by the Trustees, NYSDEC, SCDHS, and the Board of the Kimongenor Point Corporation. This is the MINIMUM that is necessary and adequate, and at the same time preserve and protect the character of the neighborhood, and the health, safety, and welfare of the community. The variance requested is the minimum relief practicable given the personal benefits anticipated by the applicant. The renovation is needed to maintain the investment and the proposed expansion is modest in scope and scale. We respectfully request that the appeal be granted, together with any further relief that is deemed necessary and reasonable. Thomas C. Samuels, Authorized Agent Sworn to before me this (0 day of -J' , 20 I2" po" Notary Public PATRKU RKMARDS NOTARY PUBLIC, STATE OF NEW YORK NOMRSOM40 QUALIFIED IN SUFFOLK COUNTY COMMISSION EXPIRES MAY 30, 20 'Y APPLICANT'S PROJECT DESCRIPTION UMNM ROPOkF c/o l APPLICANT: k('MNe14or PWC CowlpdW14 DATE PREPARED: 1. For Demolition of Existing Building Areas 6 ^ j Please describe areas being rerpoved�orti ons �`1' Pint (7100 � be, emyeyt(t L'Rto yA {�rS vl QY (�fi 06 ��� �V Poor �, f z�fti i h(a „?�%S tea. F KortCirl YP.fN ocle II. New Construction Areas (New Dwelling or New Additions/Extensions): Dimensions of first floor extension: h • To "d — 6 9 S, . vt. ` f 1 — t Dimensions of new second floor: LA Aoorodyo4lbe-5-66 5471. Dimensions of floor above second level: N00 -e_. Height (from finished ground to top of ridge): ?10' - Is basement or lowest floor area being constructed? If yes, please pro v ideheight ( bove groundmeasured from ,IbtG� natural existing grade to first floor: N40 'fa&t 0h -UtLo rs C E1 r III. Proposed Construction Description (Alterations or Structural Changes) (Attach extra sheet if necessary). Please describe building areas: Number of Floors and General CharacteristicBEFORE Alterations: Cla' G- (G�ebeC rn tirnbe-r Pxt A Dart«( mO.t'c Rva 014 wl cwe, Number of Floors and r-hang6s WITH Alterations: Tg)6 - 5tcvr t -t ratty t'e.�dP.jrl �' W iM cab --d r;ke.c( C; m;,4(4 , oe;a) MAA& tvu �u .����t, nWindc(W arta Giu"51,t S IV. Calculations of building areas and lot coverage (from surveyor): Existing square footage of buildings on your property:�, c Proposed increase of building coverage: 59 .sq. fit. Square footage of your lot: 14{' "A $k sa F'T Percentage of coverage of your lot by building area: j } , Z cl/,, 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): Prue cv-fr,, ,, e c seg t i a[ i o ai'LA 1 G w[ U l vi c, !E 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. 412012 QUESTIONNAIRE FOR FILING WITH YOUR ZBA APPLICATION A. Is the subject premises listed on the real estate market for sale? Yes V 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? 2.) Are those areas shown on the survey submitted with this application? e-3 3.) Is the property bulk headed between the wetlands area and the upland bui ing area? (� V.s 4.) If your properly contains wetlands or pond areas, have you contacted the Office of the Town trustees for its determination of jurisdiction? 2 S Please confirm status of your inquiry or application with the Trustees: g'L and if issued, please attach copies of permit with con itions an approved survey. D. Is there a depression or sloping elevation near the area of proposed construction at or below five feet above mean sea level? Q S E. Are there any patios, concrete barriers, bulkheads or fences that exist that are not shown on the survey that you are submitting? N C'-) 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?�Jo If yes, please submit a copy of your building permit and survey as approved by the Building Department and please describe: G. Please attach all pre -certificates of occupancy and certificates of occupancy for the subject premises.. If any are lacking, please apply to the Building Department to either obtain them or to obtain an Amended Notice of Disapproval. H. Do you or any co-owner also own other land adjoining or close to this parcel? l-{ k If yes, please label the proximity of your lands on your survey. cj6 u -ft i K9 ppv -,�—eev' j Please list present use or operations conducted at this parceland the proposed use S. �WA,e, Ui 4i lk,t %t1k. (ex: existing single family, proposed: same with garage, pool or other) :& � tt4'�' Authorized signature and Date AGRICULTURAL DATA STATEMENT ZONING BOARD OF APPEALS TOWN OF SOUTHOLD WHEN TO USE THIS FORM: This form must be completed by the applicant for any special use permit, site plan approval, use variance, area variance or subdivision approval on property within an agricultural district OR within 500 feet of a farm operation located in an agricultural district. All applications requiring an agricultural data statement must be referred to the Suffolk County Department of Planning in accordance with Section 239m and 239n of the General Municipal Law. 1. Name of Applicant: �iNLa-� Q wetA —')I -e -AWA 2. Address of Applicant: 22,5- KA -4 a, Le 3. Name of Land Owner (if other than Applicant): rYi c> cv : 1 t Cv wI AW 4. Address of Land Owner:/o Qi(( r4t'c�ltr 7` r�Vl >L1E'L.c��U'1Li61 f��in�l�ivl,lVy rt7�3 5. Description of Proposed Project: k evt0y cL'C(okC ' AAj,, fi CR C { b -Q-y i sti ttq 6. Location of Property: (road and Tax map A number)__ CtJk5V vt St- &,, Qmu S&L o Liz l000 it i� ' � - ��v Z� • 1 7. Is the parcel within 500 feet of a farm operation? { } Yes {q No 8. Is this parcel actively farmed? { } Yes KNo 9. Name and addresses of any owner(s) of land within the agricultural district containing active farm operations. Suffolk County Tax Lot numbers will be provided to you by the Zoning Board Staff, it 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. 2. 3. 4. 5. 6. (Please use the back of this page if there are additional property owners) 1&,W,kLeAA 6 / 6 / H Signature of Applicant Date. Note: 1. The local Board will solicit comments from the owners of land identified above in order to consider the effect of the 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 the completed Agricultural Data 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. 6X %20 Appendix B Short Environmental Assessment Form Instructions for Completing Part 1 - Project Information. The applicant or project sponsor is responsible for the completion of Part I. Responses become part of the application for approval or funding, are subject to public review, and may be subject to further verification. Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to any item, please answer as thoroughly as possible based on current information. Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful to the lead agency; attach additional pages as necessary to supplement any item. Part I - Project and Sponsor Information Name of Action or Project: 1 hito U V1 0r Vc1,v1C h C' Sv 1 w c t Project Lo tion (describe, and attach a location map): Brief Description of Proposed Action: �iS-: t'�rS i{r YcCt�l Ve�iG�E.VtCL; �nS� i( 1r�fu ��n�l.So� Y�� �aKd- C.f(CN, lower i)11(tse/ 0erocVJ-tr f(rsf fcor et" ya"w Sete floc r Akc(, htr W .SG [tiY L� s'" S #tti�1 (� Egli n r S� I(� INl S iGl G 61C� Giti Name of Applicant or Sponsor: ) Sa Telephone: `�.3 6405 T-kv 6t A.� C' w I h -t t4Q iEc qi tD cam►. in A Wqd c t I ata. a. , C- eln Address: . City/PO: State: Zip Code: 1. Does the propose action only involve the legislative adoption of a plan, local law, ordin ce, NO YES � a . administrative rule, or regulation? If Yes, attach a narrative description of the intent of the proposed action and the environmental resources that may be affected in the municipality and proceed to Part 2. If no, continue to question 2. 2. Does the proposed action require a permit, approval or funding from any other governmental Agency? NO YES ❑ ui-1 If Yes, list agency(s) name and permit or approval: KDCC; 0C.DN S, Tc�� �Cr`�tS�r�rs, 1��� DP T. 3.a. Total acreage of the site of the proposed action? acres b. Total acreage to be physically disturbed? C3, 15 acres c. Total acreage (project site and any contiguous properties) owned g 7-9 or controlled by the applicant or project sponsor?acres 4. Check all land uses t at occur on, adjoining and near the proposed action. ��// Q Urban uses (non-agriculture) [-]Industrial ❑ Commercial WResidential (suburban) E3Forest ❑Agriculture ❑Aquatic ❑Other (specify): ❑ Parkland Page 1 of 4 5. Is the proposed action, a. A permitted use under the zoning regulations? b. Consistent with the adopted comprehensive plan? NO YES N/A ❑ ❑ ❑ ❑ 6. Is the proposed action consistent with the predominant character of the existing built or natural landscape? NO YES 7. Is the site of the proposed action located in, or does it adjoin, a state listed Critical Environmental Area? If Yes, identify: NO YES ❑ 8. a. Will the proposed action result in a substantial increase in traffic above present levels? b. Are public transportation service(s) available at or near the site of the proposed action? c. Are any pedestrian accommodations or bicycle routes available on or near site of the proposed action? NO YES ❑ ❑ 9. Does the proposed action meet or exceed the state energy code requirements? If thero osed action will exceed requirements, describe design features and technologies: P p q g UJ ill CU^PtiI.�Ji.ti1 wi N�iS [7rteyG' c� 'i AE NO YES ❑ �ry LJ 10. Will the proposed action connect to an existing public/private water supply? If No, describe method for providing potable water: NO YES ❑ FYI 11. Will the proposed action connect to existing wastewater utilities? If No, describe method for providing wastewater treatment: S C`D rX V'K1.t t NO YES ❑ 12. a. Does the site contain a structure that is listed on either the State or National Register of Historic Places? b. Is the proposed action located in an archeological sensitive area? NO YES ❑ 13. a. Does any portion of the site of the proposed action, or lands adjoining the proposed action, contain wetlands or other waterbodies regulated by a federal, state or local agency? b. Would the proposed action physically alter, or encroach into, any existing wetland or waterbody? If Yes, identify the wetland or waterbody and extent of alterations in square feet or acres: NO YES ❑ ❑ ❑ 14. Identify the typical habitat types that occur on, or are likely to be found on the project site. Check all that apply: WShoreline ❑Forest 2"Ag6editural/grasslands ❑Early mid -successional GI'Wetland ❑ Urban Rtuburban 15. Does the site of the proposed action contain any species of animal, or associated habitats, listed by the State or Federal government as threatened or endangered? NO YES L] 16. Is the project site located in the 100 year flood plain? NO YES 17. Will the proposed action create storm water discharge, either from point or non -point sources? If Yes, a. Will storm water discharges flow to adjacent properties? NO []YES b. Will stone water discharges be directed to established conveyance systems (runoff and storjn drains)? If Yes briefly describe: ❑ NO [YES CK45 rtc, i�rti� rsKd j ia' L ata 4L()c)y S NO YES ❑ Page 2 of 4 18. Does the proposed action include construction or other activities that result in the impoundment of water or other liquids (e.g. retention pond, waste lagoon, dam)? If Yes, explain purpose and size: 19. Has the site of the proposed action or an adjoining property been the location of an active or closed solid waste management facility? If Yes, describe: 20. Has the site of the proposed action or an adjoining property been the subject of remediation (ongoing or completed) for hazardous waste? If Yes, describe: NO YES ff M NO YES NO YES 1 AFFIRM THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY KNOWLEDGE ((� �, Applicant/sponsor name: ��� Qt l: Date: �� bL'b{1� Signature: "�l i 1A Part 2 - Impact Assessment. The Lead Agency is responsible for the completion of Part 2. Answer all of the, following questions in Part 2 using the information contained in Part 1 and other materials submitted by the project sponsor or otherwise available to the reviewer. When answering the questions the reviewer should be guided by the concept "Have my responses been reasonable considering the scale and context of the proposed action?" Page 3 of 4 No, or Moderate small to large impact impact may may occur occur 1. Will the proposed action create a material conflict with an adopted land use plan or zoning ❑ ❑ regulations? 2. Will the proposed action result in a change in the use or intensity of use of land? ❑ ❑ 3. Will the proposed action impair the character or quality of the existing community? 4. Will the proposed action have an impact on the environmental characteristics that caused the E establishment of a Critical Environmental Area (CEA)? 5. Will the proposed action result in an adverse change in the existing level of traffic or ❑ affect existing infrastructure for mass transit, biking or walkway? 6. Will the proposed action cause an increase in the use of energy and it fails to incorporate reasonably available energy conservation or renewable energy opportunities? 7. Will the proposed action impact existing: ❑ ❑ a. public / private water supplies? El b. public / private wastewater treatment utilities? S. Will the proposed action impair the character or quality of important historic, archaeological, ❑ architectural or aesthetic resources? 9. Will the proposed action result in an adverse change to natural resources (e.g., wetlands, F]❑ waterbodies, groundwater, air quality, flora and fauna)? Page 3 of 4 Part 3 - Determination of significance. The Lead Agency is responsible for the completion of Part 3. For every question in Part 2 that was answered "moderate to large impact may occur", or if there is a need to explain why a particular element of the proposed action may or will not result in a significant adverse environmental impact, please complete Part 3. Part 3 should, in sufficient detail, identify the impact, including any measures or design elements that have been included by the project sponsor to avoid or reduce impacts. Part 3 should also explain how the lead agency determined that the impact may or will not be significant. Each potential impact should be assessed considering its setting, probability of occurring, duration, irreversibility, geographic scope and magnitude. Also consider the potential for short-term, long-term and cumulative impacts. QCheck this box if you have determined, based on the information and analysis above, and any supporting documentation, that the proposed action may result in one or more potentially large or significant adverse impacts and an environmental impact statement is required. Check this box if you have determined, based on the information and analysis above, and any supporting documentation, that the proposed action will not result in any significant adverse environmental impacts. Town of Southold - Board of Trustees Name of Lead Agency Print or Type Name of Responsible Officer in Lead Agency Signature of Responsible Officer in Lead Agency Date .President Title of Responsible Officer Signature of Preparer (if different from Responsible Officer) PRINT Page 4 of 4 No, or Moderate small to large impact impact may may occur occur 10. Will the proposed action result in an increase in the potential for erosion, flooding or drainage ❑ ❑ problems? 11. Will the proposed action create a hazard to environmental resources or human health? ❑ Part 3 - Determination of significance. The Lead Agency is responsible for the completion of Part 3. For every question in Part 2 that was answered "moderate to large impact may occur", or if there is a need to explain why a particular element of the proposed action may or will not result in a significant adverse environmental impact, please complete Part 3. Part 3 should, in sufficient detail, identify the impact, including any measures or design elements that have been included by the project sponsor to avoid or reduce impacts. Part 3 should also explain how the lead agency determined that the impact may or will not be significant. Each potential impact should be assessed considering its setting, probability of occurring, duration, irreversibility, geographic scope and magnitude. Also consider the potential for short-term, long-term and cumulative impacts. QCheck this box if you have determined, based on the information and analysis above, and any supporting documentation, that the proposed action may result in one or more potentially large or significant adverse impacts and an environmental impact statement is required. Check this box if you have determined, based on the information and analysis above, and any supporting documentation, that the proposed action will not result in any significant adverse environmental impacts. Town of Southold - Board of Trustees Name of Lead Agency Print or Type Name of Responsible Officer in Lead Agency Signature of Responsible Officer in Lead Agency Date .President Title of Responsible Officer Signature of Preparer (if different from Responsible Officer) PRINT Page 4 of 4 Board of Zoning Appeals Application AUTHORIZATION (Where the Applicant is not the Owner) 1 s ✓slrr AA$R"esidingat4 f'+ i 6676AId r, 6) 4 (Print property owner's name) (Mailing Address) 91� do hereby authorize tMaj S(i2l iLV I� (Agent) �`Vbw►,iD Sad',S��.i'VI(pl� kkfeC.--�-to apply for variance(s) on my behalf from the Southold Zoning Board of Appeals. rs nature) �)64AW Dy�*- � (Print Owner's Name) j'�toolLv`��{� l'12d) Board of Zoning Appeals Application AUTHORIZATION (Where the Applicant is not the Owner) VA ( gUIE) r l O At &LgAVI q residing at ll Cg of T) Wo w ye, (Print properly owner's name) (Mailing Address) ITw� ntbfll WY 11143 do hereby authorize ki lvKOS 'IS6CYVae�S (Agent) ,�LaA& + �ytet (WA i V U'� ; to apply for variance(s) on my behalf from the Southold Zoning Board of Appeals. p 3 ' �JAJC (Owner's Signature) 1W cC,w tL Ajar (Print Owner's Name) AGENT/REPRESENTATIVE TRANSACTIONAL DISCLOSURE 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 town of possible conflicts of interest and allow it to take whatever action is necessary to avoid same. n . , /, A YOUR NAME : (Last name, first name, middle initial, unless you are applying in the name of someone else or other entity, sucn as a company. If so, indicate the other person's or company's name.) TYPE OF APPLICATION: (Check all that apply) Tax grievance Variance } Change of Zone Approval of Plat Other (activity) Building Permit Trustee Permit Coastal Erosion Mooring 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% 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 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 a non -corporate entity (when the applicant is not a corporation) C) an officer, director, partner, or employee of the applicant; or D) the actual applicant DESCRIPTION OF RELATIONSHIP Submitted Signature Print Nan AGENT/REPRESENTATIVE TRANSACTIONAL DISCLOSURE 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 town of possible conflicts of interest and allow it to take whatever action is necessary to avoid same. (, YOUR NAME : t.C9yA, 3 L, , cSGC VV(,Ue LA �;LVVLU(, .d fee (Last name, first name, middle initial, unless you are applying in the name of someone else or other entity, such as a company. if so, indicate the other person'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 in which the town officer or employee owns more than 5% of the shares. V 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 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 a non -corporate entity (when the applicant is not a corporation) C) an officer, director, partner, or employee of the applicant; or D) the actual applicant DESCRIPTION OF RELATIONSHIP Submitted this 6 day of W lr( SLE , 20 L4 Signature -�"JLekj Print Name :rko"( L� C • SGC wI.ucz June 4, 2014 Re: The Brennan Residence on Kimogenor Point, New Suffolk, NY Southold Town Zoning Board ofAppeals Southold, New York Dear Members of the Zoning Board of Appeals: The Kjrnog800rPoint Board nfDirectors have reviewed the Brennan renovation plans with the shareholders ufBjrn0geoorPoint Company. After receiving favorable input from the shareholders, the Kimogenor Point Company Board of Directors has authorized the Brennan's to move forward on the project. 0obehalf ofthe KloxogenorPoint Company, kindly accept this letter which acknowledges the Kimogenor Point Community's support for the Brennan project. Sinoereky, VVii}iaonW.Archer President KiouogaonrPoint Company Town of Southold LWRP CONSISTENCY ASSESSMENT FORM 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 within 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, all local libraries and the Town Clerk's office. B. DESCRIPTION OF SITE AND PROPOSED ACTION SCTM# 116 - 06 - 24.1 The Application has been submitted to (check appropriate response): Town Board R Planning Dept. F� Building Dept. 7 Board of Trustees Category of Town of Southold agency action (check appropriate response): (a) Action undertaken directly by Town agency (e.g. capital El construction, planning activity, agency regulation, land transaction) (b) Financial assistance (e.g. grant, loan, subsidy) (c) Permit, approval, license, certification: ILS Nature and extent of action: Renovation and addition of a two story wood frame residence 2. Location of action: Kimogenor Point 50 Jackson St. New Suffolk, NY Site acreage: Present land use: 257004 S.F. Single Family Residence Present zoning classification: R-40 If an application for the proposed action has been filed with the Town of Southold agency, the following information shall be provided: Kimogenor Point Co. C/o Donald & Jessica Brennan (a) Name of applicant: (b) Mailing address: 21 Remsen St. Brooklyn, NY 11201 (c) Telephone number: Area Code () 631-734-6405 (d) Application number, if any: Will the action be directly undertaken, require funding, or approval by a state or federal agency? Yes 0 No ❑ If yes, which state or federal agency? NvspEc 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. 0 Yes ❑ No ❑ Not Applicable Adding to an existing residence preserves open space around the existing residence and makes efficient use of the existing structure and property. Also the addition to the property is far less than the 20% lot coverage allowed by zoning. 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 0 No 0 Not Applicable There are no historic or archeological structures on property. 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 0 No 7 Not Applicable The addition to the existing residence is in keeping in style and scale of neighboring structures. 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 0 Not Applicable All rainwater runoff is and will be retained on site with the use of underground drywells. 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 El No 0 Not A licable All rainwater runoff P� and will be retained wit the use of underground drywells. The sanitary system for the residence meets current Suffolk County Dept of Health Services standards for sanitary waste water. The property is QPr rpd wi th jauhl i r water frnm Suffnl k C"minty 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. 7 Yes 0 No© Not Applicable No development will take place in the "protected" or "natural indiginous environment". 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 The development will not add pollutants into the air. All construction vehicles meet the Federal standards for air pollution discharge. The mechanical systems of the residence meet the federal standards for air pollution discharge. Attach additional sheets if necessary Policy 8. Minimize environmental degradation in Town of Southold from solid waste and hazardous substances and wastes. See LWRP Section III — Policies; Pages 34 through 38 for evaluation criteria. ❑ Yes ❑ No ❑ Not Applicable The construction and use of the residence will make use of the town's disposal and recycling center. 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. ® YeAE1 No ❑ Not Applicable No public land involved. Littoral access unimpeded. Attach additional sheets if necessary WORKING COAST POLICIES Policy 10. Protect Southold's water -dependent uses and promote siting of new water -dependent uses in suitable locations. See LWRP Section III — Policies; Pages 47 through 56 for evaluation criteria. 7 Yes ❑ No © Not Applicable There are no public or commercial activities or uses on site. Historically this Property and neighboring ro erties are residential in use and will 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 This project will protect and preserve the living marine resources by maintaining all rainwater discharge and sanitary flow from the residence on site by approved SCDHS sanitary system and dr ells for rainwater runoff. Attach additional sheets if necessary Policy 12. Protect agricultural lands in the Town of Southold. See LWRP Section III — Policies; Pages 62 through 65 for evaluation criteria. ❑ Yes ❑ No D Not Applicable There are no agricultural lands on site. 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 The construction will be using equipment approved by the Federal government for energy usage. The residence will meet Federal standards for conserving energy "energy Star Program" and will use "NY State Energy Conservation and PREPARED BY .�� S(�Vy1t � S TITLE �f l4 C DATE I C7 l Created on 512510511:20 AM MNNAN - Vlkw V®m W $KENUAK s zApm-.Wz.- 4w�___ Aft zApm-.Wz.- 4w�___ l "' _ �►. s. R�,. ; d y. iter,. j'sn �I�B •I fy y -" lwr BOARD MEMBERS Leslie Kanes Weisman, Chairperson James Dinizio, Jr. Gerard P. Goehringer George Horning Ken Schneider July 9, 2012 Tom Samuels 25235 Main Road Cutchogue, NY 11935 Southold Town Hall 53095 Main Road • P.O. Box 1179 Southold, NY 11971-0959 Office Location: Town Annex /First Floor, Capital One Bank 54375 Main Road (at Youngs Avenue) Southold, NY 11971 http://southoldtown.northfork.net ZONING BOARD OF APPEALS TOWN OF SOUTHOLD Tel. (631) 765-1809 • Fax (631) 765-9064 RE: ZBA Application #6550, Kimogenor Point Co. Dear Mr. Samuels: Transmitted for your records is a copy of the Board's July 5, 2012 Findings, Deliberations and Determination, the original of which was filed with the Town Clerk regarding the above application for variances. Before commencing any construction activities, a building permit is necessary. Please be sure to submit an application along with a copy of this determination to the Building Department. If you have any questions, please call the office. Sincerely, Vicki Toth Encl. Cc: Building Dept. APPEALS BOARD MEMBERS Ruth D. Oliva. Chairwoman Gerard P. Goehringer Vincent Orlando James Dinizio, Jr. Michael A. Simon http://southoldtown.northfork.net BOARD OF APPEALS TOWN OF SOUTHOLD 0 Southold Town Hall 53095 Main Road - P.O. Box 1179 Southold, NY 11971-0959 Office Location: Town Annex /First Floor, North Fork Bank 54375 Main Road (at Youngs Avenue) Southold. NY 11971 Tel. (631) 765-1809 - Fax (631) 765-9064 FINDINGS, DELIBERATIONS AND DETERMINATION MEETING OF MARCH 10, 2005 ZB Ref. 5654 — WILLIAM ARCHER (Co-op Unit #9) and KIMOGENOR POINT COMPANY joined in by letter of 2/28105) Property Location: 50 Jackson Street, New Suffolk; CTM 116-6-24.1. RECEIVED APR 1 2 20M Q Sou old Town Clerk SEQRA 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 an adverse effect on the environment if the project is implemented as planned. PROPERTY FACTS/DESCRIPTION: The applicant's home is located on a 5.90 acre parcel. The land has been held since 1915 by the Kimogenor Point Corporation, with each homeowner owning a proportionate share of stock in the corporation. The parcel is improved with the applicant's 1-112 story, single-family residence, five other individual single-family dwellings, and a clubhouse. BASIS OF APPLICATION: Building Department's September 29, 2004 Notice of Disapproval, citing Sections 100-31A and 100-243A, in its denial of a building permit to construct a proposed second - story addition. The reasons stated by the Building Department are: (1) that there are multiple dwellings on this parcel, and (2) reconstruction of the existing dwelling is a nonconforming use. FINDINGS OF FACT The Zoning Board of Appeals held a public hearing on this application on March 3, 2005 at which time written and oral evidence were presented. Based upon all testimony, documentation, personal inspection of the property, and other evidence, the Zoning Board finds the following facts to be true and relevant: RELIEF REQUESTED: The applicant wishes to add a second floor addition and to renovate the first floor of the existing dwelling, as shown on the elevation and floor plans dated 7/23/04, and site plan prepared 1113/03 by Samuels & Steelman, Architects. The use of the dwelling will remain as single- family, and therefore there will be no increase or change in the number (density) of single-family dwellings, confirmed by applicant to be 'six,' adjacent to contiguous property also owned by Kimogenor Point. The setback of this dwelling is noted as 70+- feet from the existing bulkhead along West Creek, and all other code provisions were noted by the Building Department to be in conformity with the code. REASONS FOR BOARD ACTION: On the basis of testimony presented, materials submitted and personal inspections, the Board makes the following findings: BOARD MEMBERS Leslie Kanes Weisman, Chairperson James Dinizio, Jr. Gerard P. Goehringer George Horning Ken Schneider http://southoldtown.northfork.net Southold Town Hall 53095 Main Road • P.O. Box 1179 Southold, NY 11971-0959 Office Location: Town Annex /First Floor, Capital One Bank 54375 Main Road (at Youngs Avenue) Southold, NY 11971 ZONING BOARD OF APPEALS TOWN OF SOUTHOLD Tel. (631) 765-1809 • Fax (631) 765-9064 FINDINGS, DELIBERATIONS AND DETERMINATION MEETING OF JULY 5, 2012 ZBA FILE: 6550 NAME OF APPLICANT: Kimogenor Point, Co. (Bingham) SCTM#1000-116-6=24.1 PROPERTY LOCATION: 50 Jackson Street, (adj. to West Creek and Great Peconic Bay) New Suffolk, NY SEQRA 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 March 6, 2012 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 the Town of Southold Town Code and the Local Waterfront Revitalization Program (LWRP) Policy Standards. The LWRP Coordinator issued a recommendation dated March 28, 2012. 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 INCONSISTENT with LWRP policy standards and therefore is INCONSISTENT with the LWRP. This LWRP recommendation was based upon an application for a total demolition and enlargement of the existing seasonal dwelling. The applicant subsequently withdrew that application and presented to the Board a Notice of Disapproval from the Building Department dated May 3, 2012 and Amended June 8, 2012 for I" and 2"d story enlargements and alterations to a seasonal dwelling, including the addition of central heating. Based upon this current application, the Board finds that the proposed action is CONSISTENT with LWRP policy standards and is therefore CONSISTENT with the LWRP. PROPERTY FACTS/DESCRIPTION: The subject parcel is located in the R-40 zone on 5.90 acres. It is improved with six (6) seasonal dwellings and a clubhouse and is one of the few remaining vestiges of the summer/seasonal communities created within the Town prior to zoning and maintaining its pre-existing nonconforming status. The parcel has been owned by a real estate cooperative, Kimogenor Point Co., since 1915 with each individual homeowner owning a proportionate share of stock in the cooperative. It is located on a private right of way off of Jackson Street and has frontage on West Creek to the north and Great Peconic Bay to the south as shown on a site plan dated 4/26/12 prepared by Samuels & Steelman Architects. BASIS OF APPLICATION: Request for Variances from Article XXIII Code Section 280-123 and Article XXII Section 280-116 and the Building Inspector's January 19, 2012, Revised May 3, 2012 Notice of Disapproval, and Revised June 8, 2012 Notice of Disapproval based on an application for building permit for 1" and 2"d story enlargements and alterations to a seasonal dwelling 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, 2) less than the code required bulkhead setback of 75 feet. Page 2 of 3 — July 5, 2012 ZBA File#6550 — Kimogenor Point CTM: 1000-116-6-24.1 RELIEF REQUESTED: The applicant requests a variance to construct alterations and enlarge the first and second floors of a seasonal dwelling at a setback of 62.5 feet from a bulkhead where the code requires a 75 foot setback. Additionally the applicant plans to add central heating to the new dwelling and is requesting to continue the non- conforming use. AMENDED APPLICATION: During the public hearing on April 5, 2012, the Board asked the applicant's agent, to submit a use variance application in addition to the area variance request before the Board for a non -conforming bulkhead setback. The Board explained that the use variance application was necessary because the existing seasonal dwelling was proposed to be a total demolition with the construction of a new dwelling. This demolition would have extinguished the pre-existing non -confirming status of the seasonal dwelling. At the public hearing on June 7, 2012, the applicant's agent abandoned the total demolition of the dwelling, and submitted a Revised Notice of Disapproval dated May 3, 2012, a site plan and floor plans showing that only approximately 50% of the dwelling would be demolished and then reconstructed with enlargements to the existing footprint. This change removed the need for consideration of a use variance request, and allowed the Board to proceed with the original area variance application. At the public hearing on June 7, 2012 the Board found inconsistencies in the architect/agent's testimony about the proposed bulkhead setback of 62.5 feet, and the Notice of Disapproval and the survey before the Board which cited 57.5 feet. The Board requested an amended survey and Revised Notice of Disapproval showing the proposed 62.5 feet bulkhead setback and elevations of the proposed dwelling, which were received by the Zoning Board on June 8, 2012 after the public hearing was closed. ADDITIONAL INFORMATION: A letter of support was received from the Kimogenor Point Company Board of Directors. FINDINGS OF FACT/ REASONS FOR BOARD ACTION: The Zoning Board of Appeals held public hearings on this application on April 5, 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 4267-b(3)(b)(1). Grant of the variance will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. Kimogenor Point Company is a unique and rare community of 12 waterfront homes located on two parcels adjacent to each other with a total of 8.10 acres and has been in existence since 1915. Several of the seasonal dwellings on this property have been renovated and updated with heating. The location of this dwelling will not change and the bulkhead setback will remain the same. Many of the dwellings on the cooperatively owned property have non -conforming bulkhead setbacks. Additionally, the Board finds that the proposed expansion of the existing footprint including porches and stairs, and is reasonable in relation to the size of other dwellings that have been renovated at Kimogener Point 2. Town Law 4267-b(3)(b)(2). The benefit sought by the applicant cannot be achieved by some method, feasible for the applicant to pursue, other than an area variance. Since each of the dwellings in this community are non- conforming on a non -conforming parcel, any improvement would require a variance. Additionally, due to lot size, configuration and area of unbuildable land located on the parcel, the relocation of the residential structure to a conforming bulkhead setback is not feasible. 3. Town Law 4267-b(3)(b)(3). The variance granted herein is not mathematically substantial, representing 17% relief from the code from the existing bulkhead and is similar to other non -conforming bulkhead setbacks in the community. 4. Town Law 4267-b(3)(b)(4) According to the LWRP report dated March 28, 2012, the requested variance may have an adverse impact on the physical or environmental conditions in the neighborhood because "the action is located in the VE Coastal Flood Zone characterized by high velocity waters generated by tidal surges and hurricane Page 3 of 3 - July 5, 2012 ZBA File#6550 - Kimogenor Point CTM: 1000-116-6-24.1 wave wash". However, \the upgraded septic system will conform to the Suffolk County Health Department regulations. Additionally, the applicant will be required to comply with Chapter 236 of the code regarding storm - water, grading, sanitary system, and drainage control. It is also noted that the applicant has approval for the proposed construction by the Southold Town Board of Trustees and the Department of Environmental Conservation. 5. Town Law 5267-b(3)(b)(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 5267-b. Grant of the amended relief is the minimum action necessary and adequate to enable the applicant to enjoy the benefit of a renovated 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 Weisman (Chairperson), and duly carried, to GRANT, the variance AS AMENDED, and shown on the drawings stamped received by the Board of Appeals June 8, 2012 as follows: site plan dated 4/26/12 as sheet 1 and floor plans sheet 2, ,and elevations sheet #4 prepared by Samuels & Steelman, Architects. Subject to the following condition, Condition: 1. This variance is granted subject to review and approval by the Storm Water Management Officer for compliance with Chapter 236 of the Town code 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 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 the Board: Ayes: Members Weisman (Chairperson), Goehringer, Dinizio, Schneider, Horning. This Resolution was duly adopted (5-0). i Leslie Kanes Weisman, Chairperson Approved for filing 7 // /2012 BOARD MEMBERS Leslie Kanes Weisman, Chairperson James Dinizio, Jr. Gerard P. Goehringer George Horning Ken Schneider http://southoldtown.northfork.net Southold Town Hall 53095 Main Road - P.O. Box 1179 Southold, NY 11971-0959 Office Location: Town Annex /First Floor, Capital One Bank 54375 Main Road (at Youngs Avenue) Southold, NY 11971 ZONING BOARD OF APPEALS TOWN OF SOUTHOLD Tel. (631) 765-1809 - Fax (631) 765-9064 FINDINGS, DELIBERATIONS AND DETERMINATION MEETING OF NOVEMBER 15, 2012 ZBA FILE: 6550 AMENDED NAME OF APPLICANT: Kimogenor Point, Co. (Bingham) SCTM#1000-116-6-24.1 PROPERTY LOCATION: 50 Jackson Street, (adj. to West Creek and Great Peconic Bay) New Suffolk, 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 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 March 6, 2012 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 the Town of Southold Town Code and the Local Waterfront Revitalization Program (LWRP) Policy Standards. The LWRP Coordinator issued a recommendation dated March 28, 2012. 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 INCONSISTENT with LWRP policy standards and therefore is INCONSISTENT with the LWRP. This LWRP recommendation was based upon an application for a total demolition and enlargement of the existing seasonal dwelling. The applicant subsequently withdrew that application and presented to the Board a Notice of Disapproval from the Building Department dated May 3, 2012 and Amended June 8, 2012 for 1 S` and 2nd story enlargements and alterations to a seasonal dwelling, including the addition of central heating. Based upon this current application, the Board finds that the proposed action is CONSISTENT with LWRP policy standards and is therefore CONSISTENT with the LWRP. PROPERTY FACTS/DESCRIPTION: The subject parcel is located in the R-40 zone on 5.90 acres. It is improved with six (6) seasonal dwellings and a clubhouse and is one of the few remaining vestiges of the summer/seasonal communities created within the Town prior to zoning and maintaining its pre-existing nonconforming status. The parcel has been owned by a real estate cooperative, Kimogenor Point Co., since 1915 with each individual homeowner owning a proportionate share of stock in the cooperative. It is located on a private right of way off of Jackson Street and has frontage on West Creek to the north and Great Peconic Bay to the south as shown on a site plan dated 4/26/12 prepared by Samuels & Steelman Architects. BASIS OF APPLICATION: Request for Variances from Article XXIII Code Section 280-123 and Article XXII Section 280-116 and the Building Inspector's January 19, 2012, Revised May 3, 2012 Notice of Disapproval, and Revised June 8, 2012 Notice of Disapproval based on an application for building permit for 1" and 2 n story enlargements and alterations to a seasonal dwelling 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, 2) less than the code required bulkhead setback of 75 feet. Page 2 of 4 — November 1, 2012 ZBA Fileil6550 — Kimogenor Point CTM: 1000-116-6-24.1 RELIEF REOUESTED: The applicant requests a variance to construct alterations and enlarge the first and second floors of a seasonal dwelling at a setback of 62.5 feet from a bulkhead where the code requires a 75 foot setback. Additionally the applicant plans to add central heating to the new dwelling and is requesting to continue the non- conforming use. AMENDED APPLICATION: During the public hearing on April 5, 2012, the Board asked the applicant's agent, to submit a use variance application in addition to the area variance request before the Board for a non -conforming bulkhead setback. The Board explained that the use variance application was necessary because the existing seasonal dwelling was proposed to be a total demolition with the construction of a new dwelling. This demolition would have extinguished the pre-existing non -confirming status of the seasonal dwelling. At the public hearing on June 7, 2012, the applicant's agent abandoned the total demolition of the dwelling, and submitted a Revised Notice of Disapproval dated May 3, 2012, a site plan and floor plans showing that only approximately 50% of the dwelling would be demolished and then reconstructed with enlargements to the existing footprint. This change removed the need for consideration of a use variance request, and allowed the Board to proceed with the original area variance application. At the public hearing on June 7, 2012 the Board found inconsistencies in the architect/agent's teptimony about the proposed bulkhead setback of 62.5 feet, and the Notice of Disapproval and the survey before the Board which cited 57.5 feet. The Board requested an amended survey and Revised Notice of Disapproval showing the proposed 62.5 feet bulkhead setback and elevations of the proposed dwelling, which were received by the Zoning Board on June 8, 2012 after the public hearing was closed. On July 5, 2012, the ZBA voted to approve the Amended application. SECOND AMENDED APPLICATION: On September 5, 2012, the Applicant's architect/agent submitted a letter to the ZBA indicating that the plans for the amended application to renovate and construct additions and alterations to the residence on the existing foundation, incorrectly identified the flood zone on the subject property as AE -6 instead of VE -8 which is the current FEMA flood map classification for Kimogenor Point. As a result, the existing foundation could not be utilized since FEMA would require that the residence be raised and constructed on pilings. This letter also requested that the ZBA Chairperson - approve this change as de minimis in nature. On September 6, 2012, the ZBA Chairperson, after a public discussion with the ZBA at its September 6, 2012 Regular Meeting, notified the applicant that the proposed second amendment was not de minimis and required a new notice of disapproval from the Building Department, as well as a new application and formal review by the ZBA. Thereafter, and on September 24, 2012 an additional letter from applicant's attorney was received by the ZBA requesting that the Board reconsider its request for an approval of the change as a de minimis change. The letter states that the applicant could utilize helical piles/piers as opposed to timber pilings. Further, the applicant's attorney sent another letter to the ZBA dated September 25, 2012 reiterating the request and indicating that the applicant has applied to the New York State Building Codes examiner for a variance from the freeboard height requirement. On October 4, 2012, the ZBA responded to these letters and voted unanimously to re -open the public hearing for the sole purpose of taking testimony on the proposed construction method for the foundation and the preservation of the portions of the existing dwelling as discussed in the original July 5, 2012 decision. The public hearing was scheduled for November 1, 2012 and the ZBA waived all associated fees. ADDITIONAL INFORMATION: A letter of support was received from the Kimogenor Point Company Board of Directors. At the November 1, 2012 public hearing the applicant stated that it preferred the installation of pilings which would require the lifting and temporary relocation of the residence. However, the applicant noted that the alternative use of helical piles would accomplish the same end and would not require the temporary relocation of the building. FINDINGS OF FACT/ REASONS FOR BOARD ACTION: Page 3 of 4 — November 1, 2012 ZBA File#6550 — Kimogenor Point CTM: 1000-116-6-24.1 The Zoning Board of Appeals held public hearings on this application on April 5, 2012, June 7, 2012 and November 1, 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: I. Amended Application: The ZBA has previously found that the temporary removal and relocation of a residence would result in the loss of any pre-existing nonconforming status retained by the building prior to its removal from a location (See ZBA #6198). The Applicant was made aware of this precedent at the public hearing and was notified that the installation of pilings, which requires the temporary relocation of the building, would trigger the loss of the pre-existing nonconforming status of the residence. As such, the ZBA finds that the applicant may proceed with helical piles as indicated in the amended plans submitted by the applicant on November 7, 2012 without disturbing the findings below. U. Variance Findings: 1. Town Law 4267-b(3)(b)(1). Grant of the variance will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. Kimogenor Point Company is a unique and rare community of 12 waterfront homes located on two parcels adjacent to each other with a total of 8.10 acres and has been in existence since 1915. Several of the seasonal dwellings on this property have been renovated and updated with heating. The location of this dwelling will not change and the bulkhead setback will remain the same. Many of the dwellings on the cooperatively owned property have non -conforming bulkhead setbacks. Additionally, the Board finds that the proposed expansion of the existing footprint including porches and stairs, and is reasonable in relation to the size of other dwellings that have been renovated at Kimogener Point 2. Town Law 4267-b(3)(b)(2)- The benefit sought by the applicant cannot be achieved by some method, feasible for the applicant to pursue, other than an area variance. Since each of the dwellings in this community are non- conforming on a non -conforming parcel, any improvement would require a variance. Additionally, due to lot size, configuration and area of unbuildable land located on the parcel, the relocation of the residential structure to a conforming bulkhead setback is not feasible. 3. Town Law 4267-b(3)(b)(3). The variance granted herein is not mathematically substantial, representing 17% relief from the code from the existing bulkhead and is similar to other non -conforming bulkhead setbacks in the community. 4. Town Law 4267-b(3)(b)(4) According to the LMW report dated March 28, 2012, the requested variance may have an adverse impact on the physical or environmental conditions in the neighborhood because "the action is located in the VE Coastal Flood Zone characterized by high velocity waters generated by tidal surges and hurricane wave wash". However, \the upgraded septic system will conform to the Suffolk County Health Department regulations. Additionally, the applicant will be required to comply with Chapter 236 of the code regarding storm - water, grading, sanitary system, and drainage control. It is also noted that the applicant has approval for the proposed construction by the Southold Town Board of Trustees and the Department of Environmental Conservation. 5. Town Law 4267-b(3)(b)(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 4267-b. Grant of the amended relief is the minimum action necessary and adequate to enable the applicant to enjoy the benefit of a renovated dwelling while preserving and protecting the character of the neighborhood and the health, safety and welfare of the community. Page 4 of 4— November 1, 2012 ZBA File#6550 — Kimogenor Point CTM: 1000-116-6-24.1 AMENDED 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 AMENDED, and shown on the drawings stamped received by the Board of Appeals on November 7, 2012 as follows: site plan dated 8/20/12 and by hand notation dated 11/7/12 as sheet 1, Foundation Plan w/Helical Piles hand dated 11/7/12, Helical/Sonotube Structural/Pile Foundation Section dated 7/15/11, North, South, East, and West Elevations hand dated 11/7/12 and floor plans dated site plan dated 4/26/12 as sheet 1 and floor plans sheet 2 prepared by Samuels & Steelman, Architects. Subject to the following conditions: Conditions: 1. This variance is granted subject to review and approval by the Storm Water Management Officer for compliance with Chapter 236 of the Town code 2. Once the house is raised and secured above the existing foundation, the applicant or agent must call the Building Department to schedule an inspection to confirm that the amount of demolition will not exceed 75% of the structure, before additional construction commences. 3. The applicant or agent must call the Building Department for a second inspection once the new foundation is in place and prior to lowering the house. 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 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. Amended Vote of the Board: Ayes: Members Weisman (Chairperson), Goehringer, Dinizio. Absent were Members Schneider and Horning. This Resolution was duly adopted (3-0). Leslie Kanes Weisman, Chairperson Approved for filing ,/ / 4d /2012 BOARD MEMBERS Leslie Kanes Weisman, Chairperson Eric Dantes Gerard P. Goehringer George Horning Ken Schneider 0 d� N http://southoldtown.nOrthfork.net 231N PH AA Southold Town Hall 53095 Main Road -P.O. Box 1179 Southold, NY 11971-0959 Office Location: Town Annex /First Floor, Capital One Bank 54375 Main Road (at Youngs Avenue) Southold, NY 11971 ZONING BOARD OF APPEALS TOWN OF SOUTHOLD Tel. (631) 765-1809 - Fax (631) 765-9064 FINDINGS, DELIBERATIONS AND DETERMINATION MEETING OF MAY 2, 2013 ZBA FILE: 6550 AMENDMENT No. 2 NAME OF APPLICANT: Kimogenor .Point, Co. (Bingham) SCTM# 1.000-116-6-24.1 PROPERTY LOCATION: 50 Jackson Street, (adj. to West Creek and Great Peconic Bay) New Suffolk, 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 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 March 6, 2012 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 the Town of Southold Town Code and the Local Waterfront Revitalization Program (LWRP) Policy Standards. The LWRP Coordinator issued a recommendation dated March 28, 2012. 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 INCONSISTENT with LWRP policy standards and therefore is INCONSISTENT with the LWRP. This LWRP recommendation was based upon an application for a total demolition and enlargement of the existing seasonal dwelling. The applicant subsequently withdrew that application and presented to the Board a Notice of Disapproval from the Building Department dated May 3, 2012 and Amended June 8, 2012 for I" and 2°d story enlargements and alterations to a. seasonal dwelling, including the addition of central heating. Based upon this current application, the Board finds that the proposed action is CONSISTENT with LWRP policy standards and is therefore CONSISTENT with the LWRP. P.ROPERTYFACTS/DESCRIPTION: The subject parcel is located in the R-40 zone on 5.90 acres. It is improved with six (6) seasonal dwellings and a clubhouse and is one of the few remaining vestiges of the summer/seasonal communities created within the Town prior to zoning and maintaining its pre-existing nonconforming status. The parcel has been owned by a real estate cooperative, Kimogenor Point Co., since 1915 with each individual homeowner owning a proportionate share of stock in the cooperative. It is located on a private right of way off of Jackson Street and has frontage on West Creek to the north and Great Peconic Bay to the south as shown on a site plan dated 4/26/12 prepared by Samuels & Steelman Architects. BASIS OF APPLICATION: Request for Variances from Article XXI.II Code Section 280-123 and Article XXII Section 280-116 and the .Building Inspector's January I9, 2012, Revised May 3, 2012 Notice of Disapproval, and Revised June 8, 2012 Notice of Disapproval based on an application for building permit for 1" and 2°`' story enlargements and alterations to a seasonal dwelling at; 1) a nonconforming building containing a nonconforming . Page 2of5—May 2. 2013 ZBA File#6550 — Kimogenor Pt. (Bingham) Amendment 2 SCTM 1000-116-6-24.1 use shall not be enlarged, reconstructed, structurally altered or moved, unless such building is changed to a conforming use, 2) less than the code required bulkhead setback of 75 feet. RELIEF REQUESTED: The applicant requests a variance to construct alterations and enlarge the first and second floors of a seasonal dwelling at a setback of 62.5 feet from a bulkhead where the code requires a 75 foot setback. Additionally the applicant plans to add central .heating to the new dwelling and is requesting to continue the non- conforming use. AMENDED APPLICATION: During the public hearing on April 5, 2012, the Board asked the applicant's agent, to submit a use variance application in addition to the area variance request before the Board for a non-conforming bulkhead setback. The Board explained that the use variance application was necessary because the existing seasonal dwelling was proposed to be a total demolition with the construction of a new dwelling. This demolition would have extinguished the pre-existing non-confirming status of the seasonal dwelling. At the public hearing on June 7, 2012, the applicant's agent abandoned the total demolition of the dwelling, and submitted a Revised Notice of Disapproval dated May 3, 2012, a site plan and floor plans showing that only approximately 50% of the dwelling would be demolished and then reconstructed with enlargements to the existing footprint. This change removed the need for consideration of a use variance request, and allowed the Board to proceed with the original area variance application. At the public hearing on June 7, 2012 the Board found inconsistencies in the architect/agent's testimony about the proposed bulkhead setback of 62.5 feet, and the Notice of Disapproval and the survey before the Board which cited 57.5 feet. The Board requested an amended survey and Revised Notice of Disapproval showing the proposed 62.5 feet bulkhead setback and elevations of the proposed dwelling, which were received by the Zoning Board on June 8, 2012 after the public hearing was closed. On July 5, 2012, the ZBA voted to approve the Amended application. SECOND AMENDED APPLICATION: On September 5, 2012, the Applicant's architect/agent submitted a letter to the ZBA indicating that the plans for the amended application to renovate and construct additions and alterations to the residence on the existing foundation, incorrectly identified the flood zone on the subject property as AE-6 instead of VE-8 which is the current FEMA flood map classification for Kimogenor Point. As a result, the existing foundation could not be utilized since FEMA would require that the residence be raised and constructed on pilings. This letter also requested that the ZBA Chairperson approve this change as de minimis in nature. On September 6, 2012, the ZBA Chairperson, after a public discussion with the ZBA at its September 6, 2012 Regular Meeting, notified the applicant that the proposed second amendment was not de minimis and required a new notice of disapproval from the Building Department, as well as a new application and formal review by the ZBA. Thereafter, and on September 24, 2012 an additional letter from applicant's attorney was received by the ZBA requesting that the Board reconsider its request for an approval of the change as a de minimis change. The letter states that the applicant could utilize helical piles/piers as opposed to timber pilings. Further, the applicant's attorney sent another letter to the ZBA dated September 25, 2012 reiterating the request and indicating that the applicant has applied to the New York State Building Codes examiner for a variance from the freeboard height requirement. On October 4, 2012, the ZBA responded to these letters and voted unanimously to re-open the public hearing for the sole purpose of taking testimony on the proposed construction method for the foundation and the preservation of the portions of the existing dwelling as discussed in the original July 5, 2012 decision. The public hearing was scheduled for November 1, 2012 and the ZBA waived all associated fees. THIRD AMENDED APPLICATION: On February 28, 2013 a verbal stop work order was issued by the Building Department to the applicant. On March 5, 2013, a new Notice of Disapproval was issued stating "the proposed demolition and construction on this non-conforming lot, is not permitted since the work performed is beyond the scope of the ZBA decision #6550': By resolution dated February 28, 2013, the Zoning Board voted unanimously to re-open the public hearing fir the sole purpose of determining if a demolition had taken place and if the Applicant had therefore exceeded the scope of the relief granted in decision #6650. The public Page 3 of 5 — May 2, 2013 ZBA 1'ile#6550 -- Kimogenor Pt. (Bingham) Amendment 2 SCTM: 1000-116-6-24.1 hearing was scheduled for April 4, 2013, at which time additional testimony was taken from the applicant's builder and architect and photographic documentation of the demolitionlconstruction/reconstruction process was presented to show the methods used to preserve at least 25% of the original structure as required in the conditions imposed in ZBA decision #6550. The Board requested that the builder's construction photographs be time dated and submitted to the Board, that a calculation of the exact percentage of the remaining original dwelling by the applicant's licensed architect be completed and submitted, and that an interior inspection of the construction site be scheduled for personal inspection by the members of the Board. The public hearing was then adjourned until May 2, 2013. On April 16, 2013, the requested site inspections took place and the photographic documentation was received. On April 17, 2013 The ZBA received the requested information submitted by Thomas C. Samuels, Registered Architect, showing schematic plans for the first floor, second floor, and roof of the original structure of the Bingham residence and confirming that 26.2% of the original structure remained in place. ADDITIONAL INFOIUMATION: A letter of support was received from the K.imogenor Point Company Board of Directors. At the November 1, 2012, public hearing the applicant stated that it preferred the installation of pilings which would require the lifting and temporary relocation of the residence. However, the applicant noted that the alternative use of helical piles would accomplish the same end and would not require the temporary relocation of the building. FINDINGS OF FACT/ REASONS FOR BOARD ACTION: The Zoning Board of Appeals held public hearings on this application on April 5, 2012, .lune 7, 2012, November 1, 2012, April 4, 2013 and May 2, 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: I. Third Amended Application: Evidence was submitted by the Applicant's architect that indicated that the renovation project left 26.2% of the original structure intact, a figure that the Building Department does not refute. The Applicant maintains that the project should not be considered a structural demolition as defined by Town Code 280-4 which states: DEMOLITION.• Any removal of a structure or portion thereof that exceeds 75% of the total square footage of'the existing structure before the start of' removal Based upon personal inspections by the members of the .Board which confirmed the builder's photographic evidence of the portions of the original structure that remain, and the applicant's licensed architect's calculations that 26.2 percent of the original structure remains, the Board of Appeals has determined that a demolition as defined by 280-4 has not occurred and that the Applicant's project continues to be within the scope of work granted in decision #6550. II. Second Amended Application: The ZBA has previously found that the temporary removal and relocation of a residence would result in the loss of any pre-existing nonconforming status retained by the building prior to its removal from a location (See ZBA #6198). The Applicant was made aware of this precedent at the public hearing and was notified that the installation of pilings, which requires the temporary relocation of the building, would trigger the loss of the pre-existing nonconforming status of the residence. As such, the ZBA finds that the applicant may proceed with helical piles as indicated in the amended plans submitted by the applicant on November 7, 2012 without disturbing the findings below. I.II. Variance Findings: Page 4 of 5 — May 2, 2013 ZBA File,16550 — Kimogenor Pt. (Bingham) Amendment 2 SCTM: 1000-116-6-24.1 1. Town Law 4267-b(3)(b)(1.). Grant of the variance will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. Kimogenor Point Company is a unique and rare community of 1.2 waterfront homes located on two parcels adjacent to each other with a total of 8.10 acres and has been in existence since 1915. Several of the seasonal dwellings on this property have been renovated and updated with heating. The location of this dwelling will not change and the bulkhead setback will remain the same. Many of the dwellings on the cooperatively owned property have non -conforming bulkhead setbacks. Additionally, the Board finds that the proposed expansion of the existing footprint including porches and stairs, and is reasonable in relation to the size of other dwellings that have been renovated at Kimogener Point 2. Town .Law 4267-b(3)(b)(2). The benefit sought by the applicant cannot be achieved by some method, feasible for the applicant to pursue, other than an area variance. Since each of the dwellings in this community are non- conforming on a non -conforming parcel, any improvement would require a variance. Additionally, due to lot size, configuration and area of unbuildable land located on the parcel, the relocation of the residential structure to a conforming bulkhead setback is not feasible. 3. Town Law 4267-b(3)(b)(3). The variance granted herein is not mathematically substantial, representing 17% relief from the code from the existing bulkhead and is similar to other non -conforming bulkhead setbacks in the community. 4. Town Law 4267-b(3)(b)(4) According to the LWRP report dated March 28, 2012, the requested variance may have an adverse impact on the physical or environmental conditions in the neighborhood because "the action is located in the VE Coastal Flood Zone characterized by high velocity waters generated by tidal surges and hurricane wave wash". However, Vhe upgraded septic system will conform to the Suffolk County Health Department regulations. Additionally, die applicant will be required to comply with Chapter 236 of the code regarding storm - water, grading, sanitary system, and drainage control. It is also noted that the applicant has approval for the proposed construction by the Southold Town Board of Trustees and the Department of Environmental Conservation. 5. Town Law X267-b(3)(b)Q. 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 4267-b. Grant of the amended relief is the minimum action necessary and adequate to enable the applicant to enjoy the benefit of a renovated dwelling while preserving and protecting the character of the neighborhood and the health, safety and welfare of the community. AMENDMENT 2 - RESOLUTION OF THE BOARD: balancing test under New York Town Law 267-B, in seconded by Member Horning, and duly carried, to In considering all of the above factors and applying the tion was offered by Member Weisman (Chairperson), GRANT, the variance AS AMENDED, and shown on the drawings stamped received by the Board of Appeals on November 7, 2012 as follows: site plan dated 8/20/12 and by hand notation dated 11/7/12 as sheet 1, Foundation Plan w/Helical Piles hand dated 11/7/12, Helical/Sonotu.be Structural/Pile Foundation Section dated 7/15/11, North, South, East, and West Elevations hand dated 11/7/12 and floor plans dated site plan dated 4/26/12 as sheet I and floor plans sheet 2 prepared by Samuels & Steelman, Architects. Subject to the following conditions: Conditions: This variance is granted subject to review and approval by the Storm Water Management Officer for compliance with Chapter 236 of the Town code Once the house is raised and secured above the existing foundation, the applicant or agent must call the Building Department to schedule an inspection to confirm that the amount of demolition will not exceed 75% of the structure, before additional construction. commences. Page 5 of 5 -... May 2, 2013 ZBA File#6550 — Kimogenor Pt. (Bingham) Amendment 2 S CTM: 1000-116-6-24.1 3. The applicant or agent must call the Building Department for a second inspection once the new foundation is in place and prior to lowering the house. Any deviation from the survey, site plan and/or architectural drawings cited in this decision will result in delays andloe 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 variances) granted herein as shown on the architectural drawings, site plan andlor 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 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. Amendment 2 - Vote of the 18oard: Ayes: Members abstaine This Re olution wa, duly adopted (4-0). _ A A// < Leslie Kanes Weisman, Chairperson Approved for filing -5/ j /2013 Weisman (Chairperson), Goehringer, Schneider and Horning. Member Dantes vagary D'Ite: Sep its, b01.j LD PROPERTY RECORD CARP_ 6WNER STREET 5b VILLAGE DISTRICT SUB. LOT IK -1 'Con -4110 t 1JOL&SOn CB. misc. LAND FORME OWNER N E AC REAGE )Von=. 4an K oq--ritr S CGI - I W AL 6L k TYPE OF BUILDING V�C RES. SEAS. 2 VL. FARM COMM. I IND. CB. misc. LAND IMP. 'TOTAL DATE REMARKS L607,kn-56,5- )Von=. 4an K oq--ritr C -e 2,2- '- c Q4 'ree, ev jb�) 101-43 &9'-6P*1VSV 60di Con OrD Af Soo 'Err, WIt. NEW NORMAL 1, M47- BUI DINGS/,COQ BELOW 111 Xf ABOVE Farm Acre Value Per A&e Value .2 ff Ob Tillable I Tillable 2 Tillable, 3 Wcodland Swampland 0 Li's Brushland House Plot hed,kt, ts-,006, Thta I ��d117AV7 a4. -] TOWN OF SOUTHOLD PROPERTY RECORD CARD OWNER STREET VILLAGE DIST. SUB. LOT Kim Ja(-K So -n St • New S u f fol < is - SACR. ACR. s 90 REMARKS TYPE OF BLD. 41010s QP* S) b S dema + Co trUe-J PROP.CLASS v LAND IMP/. DATE 1TOTAL FRONTAGE ON WATER TILLABLE FRONTAGE ON ROAD WOODLAND DEPTH MEADOWLAND BULKHEAD HOUSE/LOT TOTAL w 1,j 1st 2nd M. Bldg, Foundation PC CB Fin. B. Bath Dinette Extension Basement FULL COMBO CRAWL PARTIAL SLAB Floors Kit. Extension Ext. Walls Interior Finish L. R. Extension Fire Place Heat D. R. Patio Woodstove BR. Porch Dormer Baths Deck Dock Fam. Rm. A.C. Garage O.B. Pool iHw� M. Bldg. Foundation Bath Extension Basement Floors Extension Ext. Walls Interior Finish Extension Fire Place Heat Porch Attic Porch Rooms lst Floor Breezeway Patio Rooms 2nd Floor Garage Driveway O. B. O. B. v STREET VILLAGE FORMER O ER N E S W DISTRICT SUB. LOT /v ACREAGE TYPE OF BUILDING RES. SEAS. VL. FARM COMM. I IND. I CB. j MISC. LAND IMP. TOTAL DATE REMARKS Lf/ 71 AGE BUILDING CONDITION NEW Farm Tillable 1 NORMAL Acre BELOW ABOVE Value Per Acre Value Tillable 2 Tillable. 3 Woodland Swampland —_ -----�---- B rush l caomlo House PIS,„ lob ------- Total RES. I SEAS. VL. FARM COMM. IND. I CB. I MISC. I 4 LAND IMP. TOTAL DATE REMARKS AGE BUILDING CONDITION NEW NORMAL BELOW ABOVE e Farm Acre Value Per Acre Value Tillable 1 Tillable 2 Tillable 3 Woodland Swampland Brushland House Plot Toto l M 116.-6-24.1 #11 12/10 VI. Bldg. 2/ '' �_ l� I o D� Foundation �C' -t'" Bath xtension f� K _ �.�p ` Basement y' Floors C' �'t;. c-.. xtensionr . _ ' 0Z i D Z J G 3 Ext. Walls s y,\ Interior Finish =xtension ' p Fire Place Heat ?,_ / 8 Porch !,fry, Attic __ _ 1 X 8G o?s _ /,8 D / SS Porch y�-�, Rooms 1st Floor .3 — - Breezeway Patio CC Lt �_Ltti Rooms 2nd Floor Garage Driveway STREET VILLAGE DISTRICT I SUB. LOT TOWN OF SOUTH+OLD ROPERTY RErC RD CARD OWNER STREET VILLAGE DIST. ' SUB. LOT ' FORMER OWNER N E ACR. S W TYPE OF BUILDING RES. SEAS. VL. I FARM COMM. CB. MICS. Mkt. Value LAND IMP. TOTAL DATE REMARKS J-9,06 ilk"e FRONTAGE ON WATER Voodkind FRONTAGE ON -ROAD AeadvwWW DEPTH law Pk BULKHEAD ;Aal f 39V -111A y-- COLOR 133211S 213 NMO TRIM Foundation Baseme nt.. I► Interior Finish .: •..Ist Floor Recreation Room 'Rooms 2nd Floor _ S TOWN OF SOUTHOLD PRopEaTY RECORD CARD ' OWNER STREET VILLAGE ©tSTRICT SUB. / / y FORMER O NER N E ACREA S W T E OF BUILDING RES. SEAS. VL. FARM COMM. IN ZCB. ( MISC. LAND IMP. TOTAL DATE REMARKS AGE BUILDING CONDITION NEW NORMAL BELOW ABOVE Farm Acre Value Per Acre Value C Tillable 1 Tillable 2 Tillable 3 Woodland Swampland Brushland— House Plot Tota I JV "0 _WWAVIO, �44 0 RTY . RECORD CAR® s STREET VILLAGE DISTRICT' SUB.. LOT FORMER OV&kR N E ACREAGE RES. SEAS. S VL. FARM W COMM. IND. I TYPE OF BUILDING CB. I MISC. LAND IMP. TOTAL DATE REMARKS AGE BUILDING CONDITION NEW NORMAL BELOW ABOVE Farm Tillable 1 Acre _ Value Per Acre Value } 0' Tillable 2 Tillable, 3 Woodland Swampland --- Brushlando' •�` House Plot 'Total 116.-6-24.1 #9 12/10 r VI. Bldg.Z 6 L f '`" I, Foundations' Both xtension Extension d �U a� m_ent Ext�Walls %%, ,,,:r•, <. ; tVd j j z Floors Interior Finish Extension J' ` �M�3HeatFire Place — y ej X Q` w G3 X Porch Porch Attic Rooms 1st Floor 3 Breezeway S d j Patio Rooms 2nd Floor Garage Driveway O. B. , ►N ERTY RECORD C 1 Y' " 0 W STREET' VILLAGE DISTRICT SUB. LOT I IND. CB. I MISC. LAND -J. FORMER NER N E ACREAGE REMARKS S W TYPE OF BUILDING RES. SEAS. VL. FARM COMM. I IND. CB. I MISC. LAND -J. IMP. TOTAL DATE REMARKS 04 4 � � E AGE BUILDING CONDITION NEW NORMAL BELOW ABOVE u Farm Acre Value Per Acre Value Tillo,b,le 1 Tillable 2 --- — - Tillable 3 --- � -_--- Woodland Swampland Brushland House Plot Tota 116.-6-24.1 #7 12/10 M. Bldg. 2�1 /,� —3� 1-1 TWV -2, 1 (.-b " Foundation undation I /I /�(. ' I Bath ExtensionBasement If Floors Poyo— - Extension Ext. Walls Interior Finish Extension J-0 5 6/, Fire Place Heat Porch Attic Porch Rooms Ist Floor Breezeway Patio Rooms 2nd Floor Garage Driveway 0. B. W*19M SOUTHOL® PROPERTY RECORD CARD OWNER STREET VILLAGE DISTRICT SUB. LOT + IND. I CB. T MI SC. LAND FORMER OWNER N E ACREAGE REMARKS / S W TYPE OF BUILDING RES. SEAS. VL. FARM COMM. + IND. I CB. T MI SC. LAND IMP. 'TOTAL DATE REMARKS / 0 t� AGE BUILDING CONDITION NEW NORMAL BELOW ABOVE 1,�9 -7 Farm Acre Value Per Acre Value Tillable 1 Tillable 2 Tillable 3 ------ Woodland Swampland Brushland House Plot Tata I 116.-6-24.1 #6 12/10 1. Bldg., 0 �`b Foundation ' ��s Bath 1l ter, P xtension Basement fir` Floors xtension �X Ext. Walls _.� _ Interior Finish xtension Fire Place Heat ` 4q Porch Attic l'f Q f Jti JPS Porch Rooms 1st Floor ;reezeway Patio Rooms 2nd Floor J!—"/ iarage ! Driveway B. TOWN OF SOUTHOLD PROPERTY RECORD CARD Jzo ,q OWNER STREET VILLAGE DIST. SUB. LOT ACR. REMARKS 2 lor7 32 TYPE OF BLD. s PROP. CLASS la aAS62- addifion LAND IMP. TOTAL DATE 2 FRONTAGE ON WATER HOUSE/LOT BULKHEAD TOTAL OWNER' ISTREET VILLAGE DISTRICT SUB. LOT r" �Rti�ER(gWNER` N E ACREAGE S W TYPE OF BUILDING RES I SEAS. VL. FARM COMM. IND. CB. I MISC. LAND IMP. I 'TOTAL DATE REMARKS, zvhD,1,` _ . - - ---- .. © COD AGE. BUILDING CONDITION NEW NORMAL BELOW ABOVE Farm Tillable 1 Acre Value Per Acre Value Tillable 2 Tillable 3 Woodland Swampland � �----- --- Brushlan - House Plo^� Tota I *� .ryp �? �� �� r* �.. as �✓ r ' ,, �; � i OWNER STREET VILLAGE DISTRICT SUB. LOT FORtO,ER OWNER N E ACREAGE S W TYPE OF BUILDING RES.— SEAS. VL. FARM COMM. IND. CB. I MISC. 1 LAND IMP. TOTAL DATE REMARKS 1 t.j f r,?;t<, t✓ , �, AGE BUILDING CONDITION NEW Farm Tillable j t NORMAL Acre BELOW Value Per Acre ABOVE Value Tillable 2 Tillable 3 I -- — -- - ---------- Wcodland Swampland Brushland House Plot Tcta I I i - MER OWNER DISTRICT I SUB. LOT ACREAGE TYPE OF BUILDING RES. SEAS. VL. FARM comm. I IND. I CB. misc. LAND !MP. I TOTAL DATE REMARKS 31. AGE BUILDING CONDITION ------,-----------_...— NEW' NORMAL BELOW ABOVE Form i Acre Value Per Acre Value Tillable I Tillable 2 Tillable 3 Wcodland Swampland Brushlo House Plot Total OWNER STREET VILLAGE DISTRICT SUB. LOT I �,y J FORMER OWNER N E ACREAGE S W TYPE OF BUILDING ~RES. SEAS. VL, FARM COMM. I IND. I CB. ( MISC. LAND IMP. TOTAL DATE REMARKS f} •.� ..,. C.Q I , 1 if !,. AGE BUILDING CONDITION NEW NORMAL BELOW ABOVE 4' Farm Acre i Value Per Acre Value f, Tillable 1 ----- Tillable 2 ------I -----=-------- t Tillable. 3 Wcodiand Swampland Brushland House Plot I TctcI f 77 i OWNER STREET VILLAGE r DISTRICT SUB. "LOT r pr= C t•l x, a.; FORMER OWNER N E ACREAGE S W TYPE OF BUILDING RES. — SEAS. VL. FARM COMM. IND. I CB. MISC. LAND IMP. TOTAL DATE REMARKS' ' J 7 r r. 1 AGE BUILDING CONDITION_ NEW NORMAL BELOW ABOVE Farm Acre Value Per Acre Value Tillable 1 Tillable 2 Tillable 3 Wcodland Swampland I -- - -- -- Grushland � I' l House Plot j ! _- --- ----'---- ---- I Total j i 117.40-1 #5 12/10 �A. Bldg. .2- 1 nclation q Bath Extension 3 IV 'q� Basement Al 0 Floors A -Ili i Extension Ext. Walls r > Interior Finish Extension Fire Place Heat Porch Attic Porch Rooms 1st Floor 3reezeway patio Rooms 2nd Floor riveway B. e) 0 VILLAGE DISTRICT SUB. LOT OWNER STREET ey OWNER STREET VILLAGE DISTRICT I SUB. LOT 1 CB. MISC. +r I +� LAND IMP. f TOTAL DATE REMARKSF7 FORJ\ 1ER OWNER N E ACREAGE --- -- zl >- .Zi [- t 1 I � S W TYPE OF BUILDING4 L �i-5'� •!__f ,`r' _ . - C { e_"•' 1 """ r °' { l._ ,/� j � / •! .� RES. i SEAS. VL. FARM COMM. IND. 1 CB. MISC. +r I +� LAND IMP. f TOTAL DATE REMARKSF7 --- -- zl >- .Zi [- t ,. • � iJ L..i /" f �- � � i� f f � � i� L �i-5'� •!__f ,`r' _ . - C { e_"•' 1 """ r °' { l._ ,/� j � / •! .� AGE BUILDING CONDITION NEW NORMAL —BELOW ABOVE -2r-t_ Farm I - Acre -- --- -- Value Per Acre ---- --- Value Tillable 1 Tillable 2 Tillable 3 Wcodlat -- -------'.--------------- ---- — -- -- Swampland I Brushla House Plot I 117.40-1 #12 12/1U �A. Bldg nclation O Bathu Zxtension v Basement Floors :xtension Ext. Walls J, Interior Finish :xtension ire Place Heat Porch Attic Porch Rooms I st Floor 3reezeway Patio Rooms 2nd Floor 3ara9e Driveway B. DISTRICT SUB. LOT VILLAGE E ISTREET I I 4 9.1 G.wc) HOLD _MATCH_ INE N 309,M2 FOR PCL NO. SK SEC. NO 1004K -M3 d vy-t 0 eiiyv` t OC)t)- 11 - fo- 2--�- I V/ 10 9-1 ca — �L2 A. 2A(C 10 x 1 7f 12 -SaNC 26 ) 1 211 I.OA . 26.2 1e J 3.OA(c)13 25.1 2.9A(, S MI17 21 1-wc) L --- %— --!M— CASE RO. I" V) i — 251 3 12Zm 22.3 c) w i 5 16.1 L4is 0 13 9 e 14 1221 22.21 3v 17 AVE. 23, 14 16.1 101 t02 It 12 13 14 5.OA(c) 1.1A(o) ,.IA(a) I.IA(c* 1.2A(a) "NO 2.11A(C) 18.1 17.1 1 Js ji 1A(c to 1.TA(c) Is IGL2 t.&A 2t. IA TOWN 4.iArc) J 24.1 PD. go s gNc) rl PC -CONIC I M SEC. NO. 134 � need a ��� NOTICE COUNTY OF SUFFOLK @ K I < amuwnawosANrrweawatHeCY Real Property Tax Service Agency y An . .. I u TOWN OF SOUTHOW L_SECTION NO MU,WM OF JA ^ SITE DATA / ! SCTM 0 1000-116-06-24.1 EAST PARCEL ADDRESS: 50 JACKSON STREET �T NEW SUFFOLK, NEW YORK 11956 OWNER: KIMOGENOR POINT CO. C/o BILL ARCHER / mho 29 GREEN MEADOW LANE ry thy'� ej,A HUNTINGTON, NY 11743 c LEASEE: DONALD AND JESSICA BRENNAN kSp s T G s ;,.04,x- f � 21 REMSEN ST. BROOKLYN, NY 11201 �.� SITE AREA: 147,348 SF +/- = 3.38 AC �= BUILDINGS: 20,891 SF =14.2% PROPOSED r ` ZONING: R40 AQKVN FLOOD ZONE: AE6rA MR4 of LAWN SURVEYOR: Nkhan Taft Corwin III 1586 Main Road Jamesport, N*w York 11947 mom j ,0 � ` LICENSE # 50467 DATED NOVEMBER 18, 2013 GREAT FEGON / G f3A 11' PROPERTY LINE MOOD ZONE COUN12ARY LINE EXISTING HOUSE TO DE RENOVATED AtMw M FOUNDATION APPROXIMATE LOCATION OF NeH SANITARY '.!' YsTEM, E'ER '.iC.DFIs ' LOCATION MAP Fortk Country Club we aN NEW SUFFOLK, NY S I T NOTE5 r KIMOGENOR POINT COMPANY OWN5 THREE SEPARATE PARCEL5, TWO OF WHICH ARE REPRE5ENTED HERE. THE PROJECT 15 LOCATED ON ONE PARCEL, vi/TAX MAP ABOVE 5UR\/EY INFORMATION 5UPPLEMENTED w/ADDITIONAL INFORMATION FROM AERIAL -:» t PHOTOGRAPH AND FIELD SURVEY BY ARCHITECT REGULATORY APPROVALS W z O LU ,. z U) Q Z �� O O U. � W0 0 az W z z CO)aZ ZZO O 0 Z P Q UjW O O Z W O � W � Uj" so Z• .. lot WJ•1 11 DW• mr � W• Q Ili • �uAa co) - 0S OF NEW C. S0 v> RFD ARCN\C� PROJECT NO: ' 0805 DRAWN BY: TCS CHECKED : DATE: W6/14 SCALE: 1"=40'-0" SHEET TITLE: SITE PLAN SHEET NO: W (a) Z ,. O w z w Q Z O O MLL W Q ZZ w 0 N Q Z Z Z 0 O°' i= Z o Q UJ z > ix W O c3 Z mo W °C UJ H •a z • cc Q • W -i " 0 W• fur m lu ate• �.. OF NE y , ,. �p5 C. Sy �rsr 01,5350-1 PROJECT NO: -_ 0805 DRAWN BY: TS CHECKED BY: DATE: 6/6/14 SCALE: 1"=10'-0" SHEET TITLE: SITE PLAN SHEET NO: W W �M > Oz Z� WJ O z U. o u �W �W Q ryo Z o�Sz m I- V� Z O a o —ZO � 1- QZW z >0 0 Wo z ryo W DC w Z. 0 0W•� � W• a I— • � N) VO • 9� s C �5 N 018350-1 TFRFD ARCH PROJECT NO: 0805 RAWN BY: TCS 11/14/13 11499 =1' . 0" HEET TITLE: EXISTING ONDITION SHEET NO: EXI5TIN6 STAIIR5 TO REMAIN 51 SF SCALE: 1/4" =1' -0" NEW INTERIOR 51PACE ADDED TO RESIDENCE: 16 SF AIR: 40 5F :OOTFR I NT 2,501 5F 618 5F 3,IIq 5F � FOOTPRINT 2,330 5F 646 5F 3,1'16 5F W LU 0!;pp Z � WJ 0 z LL O u co) �W 0 W Z Q od : z Z 0 O -Z0 Q ZW z >o Wo O m W � so Z • U) <• a -1 2. Lu —i �W•g�W. 2 018.3 a' PROJECT NO: 0805 TCS 6/6/14 1/4" =1' - 0" HEET TITLE: PLAN ANALYSIS SHEET NO: 9.10 SCALE: 1/4" =1' -0" rRUCTURE AND 5TA13ILIZE NG. DEMOLISH EXISTING 4C. BLOCK FOUNDATION :INF. POURED GONG. FOOTING EXISTING STRUCTURE �" GONG. BLOCK PIERS ON IC. PAD FOOTING STRUCTURE TO REMAIN. WD. GIRDER5 REGULATORY APPROVALS I W W MEM s o Z� Z LuJ 0L. z o 'L U) LJJ � Qift W Z ad Z H Z w Z < O (L Ow _Zo I- a ZW Z >Woo 0 z ne m W � «f Z • U)4. A a. W -1 �W•yin W• i II•- - U) CO. OF NFyLY OPS o�PsC�. S941 i �r8350-A PROJECT NO: 0805 TCS I"IftuKho by: 6/6/14 MINEN -- 1/491 =1' . 0" HEET TITLE: FOUNDATION PLAN SHEET NO: COVERE; ALIGNED EXISTING STRUCTURE TO REMAIN SHOWN v4/LIGHT HATCH. GUT INSIDE AND OUT, REINFORCE FRAMING AS REQUIRED, PROVIDE INSULATION, NEW INTERIOR AND EXTERIOR FINISHES NEW STRUCTURE (INCLUDES INFILL OF EXISTING WINDOW5) 5HOWN w/DARK HATCH. PROVIDE NEW FRAMING, INSULATION, INTERIOR AND EXTERIOR FIN15HES Rmwc- Exrstx%& jFyxsTrN& fo )ZmArg V I F%% -;P 1 r Lm W W R r `rail New SCALE: 114" =1' -0" REGULATORY APPROVALS W W oE:pZ w LuJ 0 z u. O 'L Lu 0W rjo Q Z w oam Z U) Z o Cl. O —z0 W I— Q Z Lu >Lu O o o z m W mj� *a Z. W J• g �W• W• Q 1— • Cc N • E OF NrtV 0�'s C. S'j Opp a� 07(1350-A G< RED A CN�� PROJECT NO: 0805 TCS 6/6/14 1/4" 1, 0" HEET TITLE: FIRST FLOOR SHEET NO: SECOND FLOOR 15 NEW, COMPLETE full ��QD OOM IJ -/111 Q_ /1M V�V n 5TOR 46B — — — — — window .eat HALL UPON bunksw lit I I S�Di�00M � D ll-O"X 12-41 BATH bunks OFFICE .f �N HALL �IV BAST u n I I I ALL IVI I rdL I I I I king I I I queen queen MASS F—R jBEDROOM B DROOM BED 010M i I 121-50 X 10'-5" 1121-50 X 101-5' I I I I I I xi 0 El El El SECONDP . 1560 5F y REGULATORY APPROVALS W W Iiiiim > oZ Z� �WJ O Z V. O LL c) U) �W � U�: Z a od Z Z - (a Z 00 < (L O -Z0 F -a ZW z Wo 0 0 Zne m W �Id so Z. y <• qp qm LU.J.1ZIMI :)LU.H� W• 4c cn � • OF NFtV ONS C. Sq O � f PROJE O: 0805 RAWN • TCS ATE' 111101111 6/6/14 1/411 =1' - 0" HEET TITLE: SECOND FLOOR SHEET NO: W W oZ Z �=�� LLJ j 0 z LLI o LL W 0W noo Z a od Z- z U) z 0 a O -Z0 w I— a z LU >0 >0 Wo 0 z ry W m� as Z. U) W -�• z � � M Lu. W• i F- • � N y• 18350-A PR PR JECT NO: 0805 ' TCS HECKED BY: 6/6/14 1/411 =1' . 0" HEET TITLE: ELEVATIONS SHEET NO: SCALE: 1/4" =1' -0" SCALE: 1/4" =1' -0" REGULATORY APPROVALS W W Usm = z w UL w� O O u z O "' cj) =) ca �W D W z w cl) Z z Z O a O To 0 W WZW z WWO C' emn w Z. U) Q. " T T T W J• 9 RE _ � Lug W• t H• � � d� to • OF NFtY �pSC.S� O 018350-A PROJECT NO: oaos RAWN BY: TCS 6/6/14 14" It. 0" HEET TITLE: ELEVATIONS SHEET NO: