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BOARD MEMBERS ®F S®(® Southold Town Hall
Leslie Kanes Weisman,Chairperson �i� �iy® 53095 Main Road•P.O.Box 1179
�® �® Southold,NY 11971-0959
Patricia Acampora Office Location:
Eric Dantes e� Town Annex/First Floor,Capital One Bank
Gerard P.Goehringer ® �� 54375 Main Road(at Youngs Avenue)
Nicholas Planamentol�100 � Southold,NY 11971
9
http://southoldtownny.gov
ZONING BOARD OF APPEALS
TOWN OF SOUTHOLD SEC IVIa®
Tel.(631)765-1809•Fax(631)765-9064 OV pul-
8;30 ox
FINDINGS,DELIBERATIONS AND DETERIVIINATION
MEETING OF MAY 18,2017 ((-�L
Southold Town Clerk
ZBA FILE 47057
NAME OF APPLICANT: Sandra Pagano/27 Bay Ave., LLC
PROPERTY LOCATION: 7185 Great Peconic Bay Boulevard,Laurel,NY 11948. SCTM#1000-126-10-12.1
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.
i
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 13, 2017 stating that this application is considered a matter for local determination,as there
appears to be no significant county-wide or inter-community impact.
LWRP DETERMINATION: The relief, permit, or interpretation requested in this application is listed under the
Minor Actions exempt list and is not subject to review under Chapter 268.
PROPERTY FACTS/DESCRIPTION: The applicant's parcel is a non-conforming 11,585 square feet rectangular
lot in the R40 Zoning District, running perpendicular to the road with 62.7 feet on Great Peconic Bay Boulevard.
The eastern lot line is 197.7 feet running parallel with a neighboring 25 feet wide right of way servicing homes to
the north and east who share the benefit of this right of way. The northern lot line is 53.97 feet shared with a
residence with accesses to their property via the right of way and the western lot line is 228.25 feet shared with a
third neighbor. The lot is improved with a 1 story masonry and frame, single family house and accessory detached
garage. At its closest to the road, the house is set back 39.6 feet and on the west side is 19.3 feet from the lot line,
however, on the east side, the house is 3.1 feet from the lot line. The property is enclosed with a chain link fence.
Additionally, a taller, wooden stockade fence exists on the west side behind the residential facade and on the north
side, as shown on the survey prepared by Nathan Taft Corwin III,LS, dated Februaryl3, 2017.
BASIS OF APPLICATION: Request for a Variance from Article XXIII, Section 280-124 and the 'Building
Inspector's January 18, 2017 Notice of Disapproval based on an application for a permit to legalize "as built"
additions and alterations to an existing single family dwelling, at: 1) less than the code required minimum 'side yard
setback of 10 feet; at: 7185 Great Peconic Bay Boulevard, Laurel,NY. SCTM#1000-126-10-12.1.
RELIEF REQUESTED: The applicant requests a variance to legalize as-built additions and alterations to an
existing single family dwelling, which includes replacing an existing flat roof with a gable roof increasing the
overall elevation to 16 feet, 10 inches. The improvements will result in the east side yard setback, along;the right
of way, of 3.1 feet where the code requires 10 feet. The new roof will cover a rear open porch, as well.
Page 2,May 18,2017
#7057,Pagano
SCTM No. 1000-126-10-12.1
ADDITIONAL INFORMATION: While several neighbors spoke publicly at the hearing or offered comments in
writing voicing their concerns, it is important to note that the subject property was, prior to the current ownership,
in a terrible state of neglect and disrepair. Moreover, the residence was built with a flat roof prior to Zoning and
has a legal Pre-Certificates of Occupancy. The most salient point offered in opposition to the applicant's request
for a variance is that immediate neighbors who share the right of way to access their property, have concern over
drainage and storm water run-off. It is stated that pooling of water and snow-melt have adversely impacted access
to their homes caused by a traditional, pitched roof built without Town permits and that the problem did not exist
prior to unauthorized building. When asked about gutters and a drainage plan to alleviate this concern, the
applicant indicated that she would install gutters along the roof edge and appropriate drywells to collect storm-
water runoff and snow-melt limiting the possibility of any pooling onto the right of way owned by neighbors.
FINDINGS OF FACT/REASONS FOR BOARD ACTION:
The Zoning Board of Appeals held a public hearing on this application on May 4, 2017 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. Great Peconic Bay Boulevard is a unique road running
parallel to the Peconic Bay. Residences on the south side of the road typically are `bay front' and are located on
larger and deeper lots, although still quite narrow in width. However, residences located on the north side of the
road, like the applicant's, tend to be on lots that are smaller, substantially narrow and irregularly shaped and often
share rights of way or other means of access to residential lots behind houses that front along the street.. Many
homes on both sides of the road were developed prior to Zoning, with set-backs similar to the applicant's, and are
of varied housing styles and sizes. However,with one major difference: all neighboring homes have pitched roofs.
Furthermore, neighboring homes are set further back and away from lot lines and or the right of way to the east of
the applicant. The proposed addition will have little or no visual impact on neighbors or those using Great Peconic
Bay Boulevard.
2. Town Law &267-b(3)(b)(2). The benefit sought by the applicant cannot be achieved by some method, feasible
for the applicant to pursue, other than an area variance. The existing residence was built close to the property line
prior to Zoning with a flat roof, on a small and narrow lot. The applicant's proposed renovations are the only
logical solution to remedy conversion of a flat roof to a low gable roof.
3. Town Law 4267-b(3)(b)(3). The variance granted herein is mathematically substantial, representing 69% relief
from the code. However, the residence was built prior to Zoning and no other variance to date has been issued for
this property. The applicant is not increasing the non-conformity; they propose to maintain the existing setback of
3.1 feet from the eastern property line adjacent to the neighbor's right of way which is approximately 25 feet wide.
The purpose of the request is to allow the applicant to improve their residence with the installation of a pitched roof
in lieu of the existing flat roof.
4. Town Law X267-b(3)(b)(4) No evidence has been submitted to suggest that a variance in this residential
community will have an adverse impact on the physical or environmental conditions in the neighborhood. The
applicant must comply with Chapter 236 of the Town's Storm Water Management Code and install appropriate
commercial grade roof gutters and dry well to ensure storm water run-off and snow-melt from the subject property
will not adversely impact the adjacent property owners who benefit from the 25 feet wide right of way.
Page 3, May 18,2017
#7057,Pagano
SCTM No. 1000-126-10-12.1
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 §267-b. Grant of the requested relief is the minimum action necessary and adequate to enable the
applicant to enjoy the benefit of additions and alterations to a single family residence 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 Planamento, seconded by Member Dantes, and duly
carried,to
GRANT the variance as applied for, and shown on the survey prepared by Nathan Taft Corwin 111, L.S. dated
February 13, 2017 and architectural plans prepared by Jeff A. Zahn,Architect, dated December 19,2016.
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 variances)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.
Pursuant to Chapter 280-146(B) of the Code of the Town of Southold any variance granted by the
Board of Appeals shall become null and void where a Certificate of Occupancy has not been
procured, and/or a subdivision map has not been filed with the Suffolk County Clerk,within three
(3)years from the date such variance was granted. The Board of Appeals may, upon written
request prior to the date of expiration, grant an extension not to exceed three (3) consecutive one
(1)year terms.
Vote of the Board: Ayes: Members Dante, Goehringer and Planamento. (Chairperson Weisman and Member
Acampora were absent). This Resolution was duly adopted(3-0).
Eric Dantes, Vice Chair
Approved for filing S / a-Z/2017
,
\ SURVEY OF PROPERTY
SI T UA TE
LAUREL
N/°$ENEDICT \ TOWN OF S O U T H O L D
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N P090 9� ° S.C. TAX No. 1000 126- 10- 12. 1
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STANDARDS FOR TITLE SURVEYS AS ESTABLISHED
CIABY THE L.I.A.L.S. AND APPROVED AND ADOPTED
.9� \93 3�w' \ '� ( FOR SUCH USE BY THE NENL YORK STATE LAND
o �9 O \'� REVI TITLE ASSOCIATION. '"�of
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Y.S. Lic. No. 50467
Q O • UNAUTHORIZED ALTERATION OR ADDITION `x
TO THIS SURVEY IS A VIOLATION OF
SECTION NN Q ° �Q �pyoFQP. ° • ` T9611 EDUCATION
2LAWOF THE NEW YORK STATE Nathan Taft Corwin III
Gj 1 COPIES OF THIS SURVEY MAP NOT BEARING
R�C�Iy�� THE LAND SURVEYOR'S INKED SEAL��I� Land Surveyor
a� ° ° EMBOSSED SEAL SHALL NOT BE CONSIDERED
c ° n ° � .I TO BE A VALID TRUE COPY.
BARl - I
o CERTIFICATIONS INDICATED HEREON SHALL RUN
ONLY TO THE PERSON FOR WHOM THE SURVEY
° ABED, AND ON HIS BEHALF TO THE
1011ING BOARD OF AP( OMPANY, GOVERNMENTAL AGENCY AND Title Surveys — Subdivisions — Site Plans — Construction Layout
LENDING INSTITUTION LISTED HEREON, AND
TO THE ASSIGNEES OF THE LENDING INSTI—
TUTION. CERTIFICATIONS ARE NOT TRANSFERABLE. PHONE (631)727-2090 Fax (631)727-1727
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IQY OFFICES LOCATED AT MAILING ADDRESS
THE EXISTENCE OF RIGHTS OF WAY 1586 Main Road P.O. Box 16
AND/OR EASEMENTS OF RECORD, IF Jamesport, New York 11947 Jamesport, New York 11947
I ANY, NOT SHOWN ARE NOT GUARANTEED.
i
` 37-028
TABLE 3.1 A M I N O D O T S :
FASTENER SGFiI=DUCE POR STUGTURAL MEMBERS
T�UMBER AND TYPE OF SIMP50N LSTA 30-180A.
JOINT DESCRIPTION FASTENER NAIL SPACING
ROOD FRAMING I. ALL FRAMING LUMBER TO BE GRADE STAMPED DOUGLAS FIR-LARCH 2" x 8" RR ® 16" O.G. RIDGE RAFTER.
STRAPS AT EA.
Rafter to Loj2 Plate Toe-nailed 3-8d per rafter STRUCTURAL GRADE NO. 2 OR BETTER.
Gell►n Joist to T Plate Toe-nailed 3-8d er olst 2. ALL EXTERIOR FRAMING TO BE STRUCTURAL GRADE GGA TREATED LUMBER. TYP. ROOFING OR
clefiliq Joist to Parallel Rafter ace-nailed 4-I6d each lap 3. ALL SHEATHING TO BE AP.A. RATED, EXPOSURE I, 1/2" MIN. THICKNESS.
ceiling Joist Logs over Partitions ace-nailed 4-I6d each-1ap PERIMETER PANELS AT EDGE OF ROOF d WALL CORNERS TO BE NAILED a 4" O. 1" MIN. AIR SPACE
Collar Tie to Rafter Face-nailed 4-8d per tie ALONG EDGES 4 b" O.G. IN FIELD W/ SOLID BLKG. UNDER ALL SEAMS. ABOVE IN5UL. 2"x4" COLLAR TIES AT
l3lockinci to Rafter Toe-nailed 2-8d eac end 4. U5E SOLID BLOCKING OR X- BRACING BETWEEN ALL J015T5 a 8'-O" MAX. 5PACI 16" O.G. �" DOWN
Rim Board to Rafter End-nailed 2-I6d each end 5. PROVIDE DOUBLE FRAMING UNDER ALL P05TS 4 PARALLEL PARTITIONS. BETWEEN RIDGE AND
WALL FRAMING 6. ALL FLUSH HP. CONNECTIONS TO BE FASTENED W/ RATED GALV. METAL CEILING JOISTS.
Top Plate to Too Plate ace-nailed 2-I6dper foot CONNECTORS BY SIMPSON (OR EQUAL). 1/2" O.H.B.
Top Plate at Intersections Toe-nailed 4-I6d joints - each side
Stud to Stud ace-Halle I6d 24" o.c. I I N07r=5 :
Header to Header Face-Walled 2-I6d Ib oc. alon ed esI V, R-2 INSUL. SHEATHING + + + + gig E@Z% i@C0 L4MC9MUM
To or Bottom Plate to Stud d-Halle 2-I6d er 2x4 stud (OPTIONAL) R-Ici 3/8"4Bxx 4 1/2""1 BOLTS a 32" O.G.
3-I6d er 2x6 stud INSULATION C� 39°`17�377°00
4-I6d per 2x8 stud WINDOWS / SL. GL. DOORS AS MANUR BY ANDERSEN, A-5ERIE5 W/
IN5UL. GLASS, IMPACT RE515TANT 4 DESIGN PRESSURE RATED AS REQ'O TEGO EA. R.R. TO 2"x&" NAILER �n
Bottom Plate to Floor Joist,Band olst,End olst or Blockin ace-nails - er foot BY CODE Q$ U5E: STRUCTURAL PANELS FOR STORM PROTECTION- TYP. EXT. Q�°o
?BLOOM FRAMING .
PRECUT, PREORILLED PLYWOOD, 'T/16" THICK. WALL (2"x4"
Joist to Sill To Plate or Girder Toe-Walled 4-8d er oist INCLUDE ATTACHMENT HARDWARE: IN ATTIC fc
BrldFEET.
I to Joist Toe-nailed 2-8d each end AND ® 12 O.C. F/ 5PAN5 BETWEEN 6 � 8 FEET
2 1/2" NO& WD. . . ,5GREW5 0 16" O.C. F/ 5PAN5 UP TO 6 FEET
SPACES) t� �`a
. . . +
Bloc In to Joist Toe-nailed 2-8d each end
5lockincl to Sill or Top Plate Toe-nailed) 5-lbd each block BUILDER TO VERIFY d CONFORM TO ALL REQUIREMENTS. REVIEW OPTIONS Led er 5trl to Beam Face-noi 3-I6d each Joist WITH OWNER. 1 TYP• 1 N SV L A T p
Joist on Ledger to Beam Toe-Haile 3-8d oer folst
OPTION: PROV. I x4" PICTURE-FRAME TRIM (ALUM. GLAD) TO ATTACH STRUCT.
Dand Joist to Joist End-nailed) per Joist PANELS. PREDRILL HOLES F/ HARDWARE, PROV. PLASTIC INSERTS TO PROTECT 5
Band Joist to 5111 or Top Plate Toe-nailed) per lolst FROM WEATHER, ETC. (VERIFY DETAILS)
ROOF' SHEATHING \,
Structural Panels 8d 6 ed e /b' field
12laclonal Board Sheathing -
I"xb" or I"x6" 2 8d per support MAINTAIN I CLEAR --�
I"xlO" or wider 3-8d per support G� T G O G FOR VENTILATION.
GI°ILI1N6 5HCATHIN6 51 C-7 N CR17ERIANOTCH RR F/
Qj;,29um Hallboard 5d coolers T ed e / 10" field SHEATH NC7 ?-`-6"
TE
Structural Panels 6 edge / 12' field
WALL. SHEATHNG AMERI GAN FOREST AND PAPER A550G I ATI ON (AF 4 PA) AG�T. F' 2- 5IMP50N "H2'
8d
Fiberboard Panels WOOD FRAME CONSTRUCTION MANUAL FOR CONNECTORS 0 16" O.C.(oNE EACH SIDE) o
7/I6 bd 3" ed e /6" field ONE AND TWO- FAMILY DWELL I NG5. (2001 EDITION) o��M c o
25/52 8d 3" ed e /b" field
2"x6"
sum Wallboard 5d coolers 7" ed e / 10" field R-30 INSUL. G.J.
12-IcI-I6 ISSUED FOR PERMITS
Hardboard 8d " ed e / 12" field
Particleboard Panels 8d b" edge / 12" field GROUND SNOW LOAD 30 PSF AND CONSTRUCTION.
Ploclonal Board 5heathIng WIND SPEED : NORTHPORT 120 MPH (3 SECOND GUST)
TYP, ROOF. TIES:
I"x6" or I"x8" 2-8d per support 51 MP50N "M" 1'-4"
I" " or wider 13-ad 112or 94212ort WIND EXPOSURE CATEGORY 5 ( SUBURBAN, SEMI-WOODED) CONNECTORS 0 16" O.G. U.N.O. "X4"
FLOOR SHEATHING SEISMIC DEVON CATEGORY C
Structural Panels "
Or Ie55 8d b edge / 12 field WEATHERING AREA SEVERE
greater than J IOd 6 edge /6" field ICE SHIELD YES
Placlonal Board 5heathln
"xb" or I"x8" 2-5d per support FR05T LINE DEPTH K. IN.
x or wider -8d per support TERMITE AREA MODERATE TO HEAVY p I w I /� I 'A I p U.N.O.
ROOF- SHINOLE5 DECAY AREA SLIGHT TO MODERATE TYI- OO Y`I/ G.�. d GONN. AT L.OY `► I\OOf
Asphalt roof shingles CAIv. stl. m►n. 12 qa. shank w/a min. 3/8" dlo. head. fastener shall enetrote WINTER DE51GN TEMP Il 4T _
P 9 through the roofllpg materials and a min. of 5/4 Into roof sheathin�ond shall (" = 1'-O"
roofingmanufacturer and provide no less than 4 fasteners per stri shin le.
:Nailing requirements are based on wall sheathing nailed 6" on center at the panel edge. If wall sheathing is nailed
3" on center at the panel edge to obtain higher shear capacities,nailing requirements for structural members ® ®T shall be doubled,or alternate connectors,such as shear plates shall be used to maintain the load path.
Then wall sheathing 15 continuous over connected members,the tabulated number of nolis shall be permitted to be DOUBLE TOP PLATE
reduced to I-I6d nail per foot. R302A Wall and ceiling finishes not including trim, door, and window frames shall have
a flame-spread classification of not greater than 200. Wall and ceiling finishes shall
have a smoke-developed index of not greater than 450.
R302.14 Combustible insulation shall be separated a minimum of 3 Inches from
recessed lighting fixtures, fan motors, and other heat-producing devices or HEADER
ERBAL NOTES
®` separated In accordance with the conditions stipulated in the fixtures listing.
I �i I �l I Recessed lighting installed in the building thermal envelope shall meet the
requirements of Section NI102.4.5 O z I. FULL HEIGHT
_ `•t. STUD
1. All work shall comply with the 2015 international Residential Code for one and R305 Glazing at hazardous locations shall have glazing protection in conformance " r
two family dwellings, the 2001 Wood Frame Construction Manual and the A5GE-1-05. with r306. In general, glazing in all doors and fixed side panels, Glazings less than
Contractor shall coordinate any and all inspections as required to obtain certificate 60" above surfaces of tubs showers, etc. Glazing within 24" arc of doors in closed 1-4" x 18 GAUGE HEADER TO STUD:
of occupancy on behalf of the owner. position with sills less than 60" above floor. Glaz►ngs over cl square feet and less JACK STUD
2. All work shall comply with the New York State Energy Conservation Code. See than 18" above finished floor. Glazing near stairways/landings. See complete text of STEEL GOLIED BY SIMPSON LSTA21 CONNECTOR
note 5. R308.4. Glazing for specifics on locations and exceptions. TYP. FLOOR STRAP NO. G515 W/ I6-100 FASTENERS
3. All electric work shall comply with the National Electrice Code. Electrician shall J015T BY 51MP50N
obtain fire underwriters certificate for all electric work and shall submit to owner. R308.6 Skylights and sloped glazing shall comply with this section and have fully UNDER J0I5T02"
Provide all outlets and junction boxes required for all appliances, pumps, equipment, tempered glazing. END LENGTH) 16"
etc. Contractor shall review service requirements, all lighting, outlets, fixtures, phone WINDOW SILL
Jacks, T.V. cable Jacks, etc. with owner as required for the full Installation and O G PLATE
j Q R30ci Garage opening protection and separation required to be as noted and In
satisfaction of owners requirements and code compliance and shall provide some. conformance with R30cl. Garage floor surfaces shall be sloped to facilitate the BOX BEAM. STUD TO PLATE:
Architect Is not responsible for electrical designs for this project In any capacity. movement of liquids to drain toward the main vehicle entry doorway. MATCH FJ
4. All plumbing work shall comply with the National Plumbing Code and all local codes. I SIMPSON "1401,15" UPLIFT n/
Contractor shall review with the owner the requirements for plumbing installations R310.1.1 All emergency escape and rescue openings shall have a minimum net clear CONNECTOR W/ J" DIA.
including but not limited to fixtures, trim, accessories, etc. and requirements for water opening of 5."l square feet. 24" minimum clear opening height, 20" minimum clear TYPIGAL AT CORNERS U <
service and domestic hot water. Architect Is not responsible for any plumbing systems opening width, 44" max still height. OF BUILDING AND AT
In any capacity. Contractor shall provide sanitary system In accordance with the BOTTOM PLATE EN05 OF 5HEARWALLS. F--ii
owners approved site plan and shall coordinate all inspections required for approval FINAL, INSTALLED STAIRWAYS, HANDRAIL5, GUARDS SHALL BE INSTALLED IN FULL LU
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of some. And surveys Indicating final tank locations shall be by owners surveyor. CONFORMANCE WITH THIER RESPECTIVE CODE SECTIONS. ARCHITECT 15 NOT �� ..
Contractor shall provide surveyor with Information as required. RESPONSIBLE FOR THESE INSTALLATIONS. p r "I
5. All H.V.A.C. work shall comply with Article 10 of the N.Y.S. Uniform Fire Prevention I FLOOR TO I /�®(` /� p /� /� }�-� /� ,�v� O <
and Building Code and Energy Code. Contractor shall review all mechanical systems R311.71 Stairways shall not be less than 36 Inches In clear width at all points above the L. I� JLCCR I Gl�'t� IrTtM I �`./ L/ Tl�I �..� -
with owner for type of system to be provided (I.E. oil, gas, or electric hot water or permitted handrail height and below the required headroom height. Handrails shall not GO�I�IGTI Oils CD
air, etc) Including air conditioning requirements. Architect Is not responsible for project more than 4.5 inches on either sideof the stairway and the minimum clear /� IwI I p I /� _ Q
heating or air conditioning systems in any capacity. width of the stairway at and below the handrail height, including treads and landings, AT Y `BALL O I- E I�l( NVS
6. Owner shall obtain any and all required permits prior to allowing contractors to shall not be less than 51.5 Inches where a handrail Is installed on one side and 21 r ' (�
proceed with any of the work. Inches where handrails are provided on both sides. The maximum riser height shall be I" I'-O" �:�/ < Z
1. All site work including sanitary system, utilities, easements. setbacks, elevations, 5.25" and the minimum tread depth shall be el" In conformance with R3142. Minimum Z
drainage, retaining walls, etc. shall be in ocoordance with a site plan prepared by the headroom 6-8'. All stairs shall be provided with Illumination In accordance with
owners surveyor. The Architect is not responsible for site designs of any type in any Section R303.4. Enclosed accessible space under stairs shall have walls, under stair TYP. EXT. WALL
capacity, surface and any soffits protected on the enclosed side with 1/2-Inch gypsum board. , \
&. All work shall be performed by licensed contractors whom are experienced with �J
LU
the type of work being performed. All contractors shall maintain liability Insurance and R311.'1.8 Handrails having a minimum and maximum heights of 34 inches and 38 Inches, R-15 BAiT - W
workers compensation Insurance In connection with all work being performed In respectively, measured vertically from the nosing of the treads shall be provided on Z
project. at least one side of stairways. All required hondrolls, shall be continuous the full I O O <
ci. All materials, systems, equipment, fixtures, etc. shall be installed In strict length of the stairs with two or more risers from a point directly above the top riser FINAL MAP 1 \ - 0)
compliance with the manufacturers written specifications and installation instructions of a flight to a point directly above the lowest riser of the flight. Ends shall be EXIST. FLOOR - VLU
including all clearances for service, etc. returned or shall terminate in newel posts or safety terminals. Handrails adjacent to J015T z REVIEWED
`' 1�,J �/ /ej N _1
10. All contractors shall warrant their work In writing to the owner for a minimum a wall shall have a spce of not less than 1.5 Inches (38mm) between the wall and the ( _ ,`E v'E�r E D BY ZBA N f1 O
period of two years. handrail. The handgrlp portion of handrails shall have a circular cross section of 1-1/4 Q
11. The Architect shall not have control or charge of and shall not be responsible inches minimum to 2-5/5 Inches maximum. Edge radius of 1/8". I FIRST FLOOR SEE DECISION 7O� LU
for construction means, methods, techniques„ sequences, or procedures, or for safety ` N
programs in connection with the work or for acts or omissions of the contractor, R312 Guards are to be a minimum of 36 Inches (cll4mm) in height. Open sides of stairs 0'-0" DATEDS Vu ao O
subcontractors or any person performing any of the work, or for the failure of any of with a total rise of more than 30 inches above the floor or grade below shall have (S)
them to carry out the work in accordance witth the Intent of the contract documents In guards (each side) not less than 34 inches in height measured vertically from the athat said responsibiity is the sole responsibility of the contractor. nosing of the treads. (Second story guards are recommended to be higher)
12. All exterior doors, roofing shingles, trim, siding, etc. shall be reviewed and I - " x 0 GAUGE STEEL
°°
approved by owner. R314 Single and multiple-station smoke alarms shall be Installed In each sleeping GOLIED STRAP W Z EA
RAPPED
15. All interior finishes including but not limited to wails, flooring, tile, etc. shall be room, outside of each separate sleeping area in the immediate vicinity of the UNDER SILL AND OVER Q
reviewed with and approved by owner. bedroom, on each additional story of the dwelling, including basements. The alarm R-30 INSUL. EACH STUD W/ 12" MIN. a
14. All miscellaneous interior items W/including but not limited to doors, trim, fireplaces. devices shall be interconnected In such a manner that the activation of one alarm will VAPOR BARRIER UP o o STUD BEARING. NO. GS18 C=
closet shelving, kitchen cabinets, shelving. hardware, etc. shall be reviewed with and activate all of the alarms in the Individual unit. The alarm shall be clearly audible in all BY SIMPSON
approved by owner. bedrooms over backround noise levels with all intervening doors closed. All smoke o 0
15. More existing walls, posts etc. are removed it is the responsibility of the alarms shall be listed and installed in accordance with the provisions of this code GB44 ANCHOR BY
contractor to provide temporary support, shoring, bracing, etc. as required. and the household fireworning equipment provisions of NFPA-12. n pQQ)0104#0- 1622
a SIMPSON. TYP.
R315 Carbon monoxide alarms shall be Installed outside each separate sleeping area GRADE
In the Immediate vicinity of the bedrooms. Where a fuel-burning appliance i5 located 12" DIA. 50NOTUBE W/
within a bedroom or its attached bathroom, a carbon monoxide alarm shall be [ Q�[o PROJECTS-1622
Installed within the bedroom. Carbon monoxide alarms shall be listed In accordance 3500 PSI GONG. MIN. 36 a, O A-I.DWG
with UL 2034 and UL 21"1. BELOW GRADE. m /n
LIVE DEAD R-102:1 A vapor retarder are required on the interior side of frame walls in Climate l
show LOADS Zones 5, 6,"1,8 and Marine 4 with the exception of basement walls and below grade a a a
30 10 ROOF : PER ,12 PITCH portion of any wall.
40 10 DECKS / PORCHES
4O 10 ROOMS OTHER THAN SLEEPING ROOMS R80'1.I Attic access. An attic access opening shall be provided to attic areas that1 M
exceed 30 square feet and have a vertical height of 30 inches or greater. The ^Q
30 10 SLEEPING ROOMS rough-framed openinh shall not be less than 22 Inches by 30 Inches and shall be PPFpt.S
20 IO ATTICS WITH STORAGE located In a hallway or other readily accessible location. A 30-inch minimum p p p /� �,{ I/� I 'ZONING bOA�C���
unobstructed headroom In the attic .pace shall I be requirements
ided n t some point above the CONC. I- 1 r f` TO f iR A I"I I I�l O G O N I�t�G T 1 O N
10 10 ATTICS WITHOUT STORAGE aGGe55 opening. See Section MI305.1.3 for access re ulrements where mechanical
equipment Is located In attic.
RIOOI.I Masonry chimneys shall be constructed, anchored, supported, and reinforced
as required in this chapter and the applicable provisions of Chapters 3, 4, and 6 with
applicable clearances to combustibles and firestopping.
(MC4 MO°o I of 5
REMOVAL NOTES: m
1. CONTRACTOR SHALL COORDINATE AND VERIFY REMOVAL OF ANY
EXISTING CONSTRUCTION THAT 15 NECESSARY TO COMPLETE NEW
WORK. CONTRACTOR SHALL BE RESPONSIBLE FOR THE REMOVAL
LIMITS OF ALL EXISTING CONDITIONS THAT INTERFERE5 WITH THE
CONSTRUCTION OF NEW WORK.
y
2. ALL MATRIAL REMOVED SHALL BE PROPERLY AND LEGALLY
DISPOSED OF. n 22 /A mmHg
% %
M@Mou1E@u
1=0UNI:)ATION NOTES: 2�0 RMEDMI9 &WEEMUER
FND./ FT&.: @03 09p900
5" THICK GMU FNO. WALL (or P.G. WHERE NEW w/TYP. ANCHOR BOLTS,
ON CONTINUOUS I6"w. x Wd. P.G. FOOTING; TO A MIN. DEPTH OF 36"
BELOW GRADE - ON UNDISTURBED GLEAN GRANULAR SOIL w/ MIN. I TON /1�o
PER S.F. BRO. CAPACITY. OPT. REBAR: 2-#5 BARS, HORIZONTAL - L5/n1
CONTINUOUS AT TOP 4 BOTTOM OF WALL AND/OR IN FTC. w/ MIN. 3"
COVER.
a'-o v2°
,
51LL/TYP. ANGHOR SOLT5:
`
2-2"x 6" (or 1-2xb MIN) PRESSURE-PRESERVATIVE-TREATED (PPT) SILL <':' r:.• \
30 YR. ARCHITECTURAL `
12 VIA. 50NOTU13E PLATE, (PROV. TYP. 51LL/WALL TIES, WHERE REQ'O) OVER TERMITE
ASPHALT ROOF 5HINGLE5
W/ 3500 P51 GONG. r� " SHIELD AND SILL SEALER w/ 5/e"dia. ANCHOR BOLT5 (7"MIN. EMBEDMENT w'
MIN. 36 OVER 15 LB. FELT MIN. .c
BELOW COX 15 LB. SHEA AND 3"SQUARE WA5HER5) ® 36"o . d 2&"o.c. WITHIN B FT. OF CORNERS �.
- - -GRADE (TYP. 8) - THING. AND 12 MAX. FROM EACH END OF SILL PIECE. COORDINATE
- - - - - - - - - - - - - - - - - - - - - - - -
\__ PLACEMENT w/HOLD-DOWN BOLTS, A5 REQ'D. TO CONNECT TO
r _ i 1 5HEARWALL STUD BRACKETS. (SEE DETAILS).
J " n
- O (2) 2x10 1- - - - - - - - - - - - - - - - - - - - - - - - --I ` ' t�
51LLMALL TIES: ,
REQUIRED ONLY AT ROOF BEARING WALLS: PROVIDE 51MP5ON 0520, a ;✓'�
I I (20 6-age), 1 1/4 STEEL STRAP TIES ® 16 oc (AT EA. STUD w/MIN. 5- 8d I_
4"x4" WD. POST I I I NAILS, EA. END) WRAPPED UNDER 4 UP IN51DE FACE OF SILL, CUT TO
O I I I LENGTH AS REQ'O. (SEE DETAIL)
iv I I I COVERED PORGH HOLD-DOWN BOLT:
BELOW 51MILAR TO TYP. ANCHOR BOLT, EXCEPT SPACED A5 REG-D. TO � ❑
c�v i A it I I ANCHOR 5HEARWALL 5EGMENT5. (SEE 5TND 2.3
. DETAILS). CONTRACTORS o
A MUST COORDINATE PLACEMENT OF ALL BOLTS (BEFORE GON5T) TO
2"xb" R.R. a Ib"O.G. -3 I ( -3 INSURE ALIGNMENT OF BOLT5 d STUD BRACKETS. OPTION: (INSTEAD 12-1a-I6 ISSUED FOR PERMITS
OF H02A's $ BOLTS): USE STRAP TIE HOLDOWN, 51MP50N STHDIO
2"xb" G.J. ® Ib"O.G. I I ( EMBEDED IN FND. WALL 4 EXTENDED UP OUTSIDE FACE OF WALL AS AND CONSTRUCTION.
REQ'O. [SEE FLOOR PLAN FOR SHEARWALL SEGMENTS].
I I
I I I I GONGRETE:
ALL CONCRETE TO BE STONE AGGREGATE, WITH A MINIMUM (25 DAY)
I I L - - - - - - - - - - - STRENGTH OF 3000 PSI, EXCEPT USE 3500 PSI, FOR ALL EXTERIOR
USES; INCLUDING GARAGE SLAB, ETC.
2"x4" WD. FRAMED
2 I
�x4 WALL TO FOLLOW
STUDS ® I SLOPE OF ROOF ® I I I CONCRETE NOTES:
I6 O.G. EDGE OF EXIST.
I -� I I I F-LauE of NEw RooF
ROOF LINE I ( I. ALL CONCRETE WORK SHALL CONFORM TO AGI 301-aa;
CONCRETE SLABS SHALL BE 3500 P51 STONE CONCRETE; ALL
EXTERIOR CONCRETE WORK SHALL BE 4000 PSI AIR-ENTRAINED.
SLABS ORAVE SHALL BE
2"xb" RAFTERS I I ( I 2. ALL RE REINFORCEMENT SHALL BE
HEIGHT CONCRETE.
DEFORMED TYPE
I PITCH
INTERMEDIATE GRADE NEW BILLET STEEL CONFORMING TO A5TM
® Ib O.G. i�LINE OF ROOF I I A-615 GRADE 60.
ABOVE I I 3. TEMPERATURE REINFORCEMENT, SPLICES, SUPPORTS FOR
REINFORCEMENT SHALL CONFORM TO REQUIREMENTS OF A0I-30
" GDX PLYWD. I I L - 4. CONTINUOUS REINFORCEMENTS SHALL BE LAPPED 48
O p I SHEATHING OVER I I PROVIDE CRICKET a DIAMETERS AT SPLICES AND CORNERS AND HOOKED AT NON-
EXIST. HD. ROOF I EXIST. CHIMNEY I CONTINUOUS ENDS OR EXTENDED 24 BAR DIAMETERS UNLESS
o DECKING. I'-I" CONTNNOU5 RIDGE I OTHERWISE NOTED. DETAILING OF ALL REINFORCEMENT SHALL �NAd- MAP
it T OR VENT
BY OBRA I BE IN ACCORDANCE WITH AGI 5P-66. (55) EVIEIIVED BY Z�3A
X
NCRETE
o
5 WNALL5DUN E55 OTHERW I EE TlqO #5 ALL ENOTED EXTEND BAR5S FOR OPENINGS IN 02' BEYOND E E DECISION 75 __7
OPENING; HOOK ENDS. ATED S / L a0 b`7
I 6. PROVIDE 5LEEVE5 AND BOX OUT FOR OPENINGS FOR
MEGHANIGAL TRADES. OPENINGS SHALL BE PLACED 50 AS NOT
2"x4" STUDS a I PROVIDE STEP I TO AFFECT THE STRENGTH OF STRUCTURAL MEMBERS.
16" O.G. I I FLASHING ® EXIST.
I I CHIMNEY.
LINEOF _001
EXISTING EDAM I NI NOTES:
I I
DWELLING I. ALL FRAMING LUMBER SHALL BE GRADED STAMPED DOUGLAS n
PITCH I FIR-LARGH STRUCTURAL GRADE NO.2 OR BETTER.
2. ALL SHEATHING TO BE APA RATED, EXPOSURE I. 5/8"I MIN. +�-
- � I THIGKNE55 OR AS NOTED. v
I I L I 3. ALL SUBFLOORING TO BE APA RATED STURD-I-FLOOR. }
I- I 2"xb" RAFTERS I I EXPOSURE 1. 3/4" MIN. THICKNESS. ALL EDGES OF PLYWOOD TO H
® 16" O.G. Lu
BE SET ON SOLID BLOCKING. GLUE AND NAIL PLYWOOD
BFLOOR TO FLOOR JOISTS.
4. ALL HEADERS &'-0" AND OVER SHALL BE SUPPORTED WITH O d)
DOUBLE UPRIGHTS, a'-O" AND OVER WITH TRIPLE UPRIGHTS. ALL m '�
HEADERS SHALL BE A MINIMUM OF 2-2X& OR AS 5HOWN ON ~ CD
2-10 4-1" 1,411 10-3 10-3 411,L. 4-10 3/4 1-I I ( I DRAWINGS. -
O.H. O. .I I I 5. SOLID BLOCKING SHALL BE PROVIDED FOR ALL JOISTS AND U z
FLOOR BEAMS AS PER N.Y.5. CODE OR AS NOTED ® 8'-O" O.G. < <
PROVIDE 2" AIR SPACE FOR AIR CIRCULATION IN ROOFS. Z (L
1 - - - - - - - - - - - - - - - - - - - -L - - - - - - - - - - - - - - J 6. DOUBLE FRAMING AROUND OPENIN65(5kylight5ptairs etc) OR AS LL
p O NOTED ON DRAWINGS.
- J '7. DOUBLE UP FRAMING ON ALL POSTS AND PARALLEL PARTITIONS Z 0
L - - - - - - - - - - - -` - - - - - - - - - - - - - - - - - - - - - - - - OR AS NOTED ONDRAWING5.
- 5. ALL FLUSH WOOD CONNECTIONS SHALL BE FASTENED WITH O O <
RATED GALVANIZED METAL CONNECTORS BY "SIMPSON" OR U -
APPROVED EQUAL. 7 IU
I. PROVIDE NEW ALUM. GUTTERS d a. PLYWOOD SHEATHING TO BE NAILED WITH 80 ® 4" O.G. _
Z
LEADERS. EXTERIOR EDGE5 AND 60 ® 12" O.G. INTERMEDIATE. l--1 I 2 - 2. ALL PLUMBING VENTS SHALL BE 10. ALL ROOF RAFTERS SHALL BE ATTACHED TO THE PLATE AND N
EXTENDED THROUGH NEW ROOF
AS PER CODE. STUD WITH GALVANIZED HURRICANE TYPE H7 CONNECTORS BY P4 () O
"SIMP50N" OR APPROVED EQUAL. 00 U-
11. ALL PRE-ENGINEERED LUMBER SHALL BE "TRUSS JOIST" TJI
SERIES WOOD-1-BEAM5 AND LVL PRODUCTS OR EQUAL. ALL
JOISTS, GIRDERS AND HEADERS SHALL HAVE BEARING a 7- pfl
STIFFENERS INSTALLED AS PER MANUFACTURERS OC,
RECOMMENDATIONS. WEB 5TIFFENER5 SHALL BE REQ'D AT ALL d
LOAD AND BEARING POINTS AT A MINIMUM. A 51NOLE 1-5/4" LVL N.
RIM JOIST SHALL BE REQ'D AT FLOOR PERIMETERS. HANDLING,
STORAGE, AND ERECTION OF COMPONENTS SHALL BE AS PER P @019@4#o 1624
MANUFACTURERS RECOMMENDATIONS.
12. ALL MULTIPLE LVL PRODUCTS TO HAVE 2 ROWS OF 1/2" DIA.
MACHINE BOLTS ® 12" O.G.
13. PROVIDE FIRESTOPPING AT ALL LEVEL PENETRATIONS. C�G1° oD C,��C�Cso PROJECTS-1624
A-2.DWG
14. BRIDGING TO BE PROVIDED FOR ALL JOISTS AND FLOOR
BEAMS, 5PAGING NOT TO EXCEED 5'.
DG�La�MOG�]C�#o
R00F I NC NOTES
I. ALL ROOF SLOPE AREAS SHALL BE 40 YR. ASPHALT 5HINGLE5 BY
TIMBERLINE, COLOR TO MATCH EXIST. ON 30 LB. FELT AND 3/4"
COX. PLYWOOD.
2. PROVIDE GRADE ICE 4 WATER SHIELD AT LOWER 36" OF ALL
SLOPED ROOF AREAS AND AT ALL VALLEYS.
MIAR
ZONING BOARD OF APPEALS
`a G[EU Has 2 o f 5
WD SIDING AS
SELECTED BY 12"Ab" VENT RIDGE
VENT
OWNER TO MATCH
_ EXISTING TRIMLUM.
TYf�IGL NOTES: z
lo'-o° 12 z
p
MASONRY = t 5
IDE BLIND
EXT. HALL: HEADER: CHIMNEY TO CRICK ET PROV
AS N
2"xb" STUDS ® ib"o c. (8' HT. ® Ist FLRJ w/ R-IQ IN50L. MIN. HEADERS: 3-2"x8 AND 2-2"x8" AT 2x4 BE EXTENDED
" AT 2xb WALLS, FLASHING _
AS
5HEATHINO-. 1/2" MIN. COX PLYWOOD, EXTEND TO COVER FULL WALLS/PARTITION5, UNLE55 NOTED OTHERWISE N.N.Oa. SPANS OF 9 CODS.PER � n 2
TOP, 50LE 4 SILL PLATES. THEN COVER w/ 15 LB. FELT or TYVEK 6'-0" AND OVER;SUPPORT w/ DBL. STUDS, '-O" AND OVER; G
W.P. MEMBRANE (OR EQUAL). VERIFY 51DING/REQMT5. 8 ALL SUPPORT w/ TRIPLE STUDS. PROVIDE METAL TIES (SIMPSON
FIN15H TRIM (A5 APPROVED BY OWNER). L5TA21, or EQUAL) FROM HDR. TO JACK STUDS AT EXTERIOR
WALLS SUPPORTING ROOF STRUCTURE. a0O G°QH oOM 1TEMUER
ROOFING: ---
ARCHITECTURAL GRADE (MIN. 30 YR. RATING) ROOF SHINGLES FASGIA�/ SOFFIT: --`-------------- - ---------- FASCIA aQ C�aaC�° 0 9 o
_-_ ._ - _ _ ---_.-__-- WRAPPED IN C� 39 011�`[1000 �
(AS SELECTED BY OWNER) OVER 15 LB. FELT b 1/2" MIN. COX 1"W' FA501A w/ 2"x SUB-FA5GIA (AS NEEDED), SOFFIT: MATERIAL ALUM.
PLYWD. SHEATHING. USE 6 NAILS PER 5HINGLE d PROVIDE ICE (TBD) w/ CONTINUOUS 50REENED VENT,VERIFY ALL DETAILS, TRIM, -
SHIELD UNDERLAYMENT AT FIRST 24" MIN. FROM ALL ROOF ETC. - OPT. VER5ATEX TRIMBOARD (or equal) AND/OR T46 WOOD
EDGE5/BREAK5. ALL FASTENERS FLASHING TO BE CORROSION TRIM AS SELECTED. INCLUDE GUTTER5 d LEADERS, AS
RESISTANT. APPROVED BY OWNER. -
ROOF TIES: 5UB-FLOOR: w
PROVIDE 51MP50N, 0520 STRAPS, GUT TO LENGTH F/ MIN. 6- 8d 3 „
NAILS, EACH END OF STRAP, AT EACH RAFTER ® Ib"o.c. USED TO �4 THICK, A.P.A. RATED PLYWOOD, ALL EDGES OVER SOLID w �����'
WALL STUDS BELOW. VERIFY PROPER BLOCKING, GLUE 4 NAIL PLYWOOD TO FLOOR J015T5/FRAMING. - ��� � �e
TIE ROOF RAFTERS TO (VERIFY SPECIFIC UNDERLAYMENT REQUIREMENTS FOR ALL FIN15H
ALIGNMENT OF STUDS 4 RAFTERS FOR CONNECTION OF TIES. FLOOR MATERIALS AS SELECTED BY OWNER). --- -- --
HALL TIES: RIM BOARD: ` SS
REQUIRED ONLY ON (2 STORY HT) ROOF SUPPORT WALLS : AT TJI ENGINEERED FLR. JOISTS, BY WEYERHAEU5ER, (LEVEL;USE GRADE Q;
WHERE UPPER LEVEL STUDS ALIGN WITH LOWER LEVEL STUDS: TIE r
MIN. 1" a-RIM BOARD (or EQUAL) EXCEPT AT PORCH d DECK �®��� � � /�� ( ®'�
STUDS, TOGETHER w/ 51MPWN 0520 STRAPS a 16"o.c. USE MIN. NAILER5;USE IY4" RIM BOARD. ALL INSTALLATION DETAILS MUST EXISTING NO. SIDING �T ^
7-8d NAILS, EACH END OF STRAP. (SEE STANDARD DETAILS, FOLLOW MFR. SPECIFICATIONS. USE 2-2x4 VERT. SQUASH BLOCKS
DWG. 1). (PER J5T) UNDER ALL BEARING PARTITIONS it POSTS.
SILL/WALL TIES: SMOKE DETEGTOR5:
REQ'D. ONLY AT WALL5 SUPPORTING ROOF STRUCTURE : USE RIDGE
SIMPSON 0520, 20 GAGE STEEL STRAPS 6 I6"o.c., GUT TO LENGTH INCLUDING CARBON MONOXIDE DETECTION: PROVIDE BOTH VENT
AS REQ'D. FOR 7-8d NAILS, EA. END. WRAP FROM UNDER AS, PER CODE, TO BE HARD-WIRED AND INTERCONNECTED.
ANCHORED SILL 4 UP OUTSIDE FACE OF WALL, IN LINE w/ STUDS. (NOTE: ALL DEVICES, MAY NOT BE SHOWN: VERIFY ALL
30 YR
(SEE DETAIL, DWG. I) LOCATIONS, ON ALL LEVELS).
- -
3 H ____..-_ r-=- ARCHITECTURAL
PORCH COLUMN: =_- -- -�_-_ —_ _ : —�__ - �___= --_; V�.--- -__ ---_ : _-= _ _=__=-- _=__--..__ - - 12-1a-I6 ISSUED FOR PERMITS
OPT: b"x 6" PERMAGAST, LOAD BEARING COLUMN [MIN. 3000 LB. z V _ V -- _- _ --- -_ 5HINGLE ROOF
AND CONSTRUCTION.
--- __ _ v- _----- =- - V A
_ _ _ _ _.
CAPACITY] BY H1346 (OR EQUAL) AS SELECTED, VERIFY ALL O -� --^— --
OPTIONS. � ---- --__- -- -__--- --------------- - ---_-__— -------- -_- - ---- _------ - --
OPT I (3)2"x4" B.U. POST, BOXED TO 6"x 6", VERIFY ALL
J v
MATERIALS, TRIM, DETAILS, ETC. PROVIDE TIE-DOWN HARDWARE;
PI ANCHOR BOLT AS, REQ'D.
TO HDR. 4 BOTTOM TO ER/ -
TOP - -- _
INSTALL COLUMN/HARDWARE AS PER MFR. SPECS.
- -- - - - - --- --- - WRAPPED IN
ALUM.
N
wU — —
o�
z
GRADE
I ®� EXISTING NO. SIDING
12"xlb" VENT RIDGE ---
VENT
WD SIDING AS FINAL MAP
SELECTED BY 12 }
OWNER TO MATCH REVIEWED BY ZBA
EXISTING
CONTRACTOR SEE DECISION # 7651
SHALL VERIFY
CRICKET IN FIELD THE DATED E / o�Q
ADDITIONAL
- - HT. REQUIRED
TO THE EXIST. -
GHIMNEY TO
MEET CODE. Lu
VINYL -
SOFFIT
RIDGE VENT 41 4" EXI5T. MA50NRY F�'�) (�
2 XIO RIDGE - `�' _ O
P05T -__. CHIMNEY
BEAM T.O. RIDGE -- -- - - e
Ib'-10" FROM GRADE --- �,J
TYP. ROOF 12" VIA. SONOTUBE -- -�_ _ _ - --
W/ 3500 P51 GONG.
MIN. 56" BELOW Z
„ „ 12 GRADE.
2 x6 RR ---1 t5 GRADE : 1 L
® I6" O.G. 2"x4" �J
ul- ®COLLAR o TIE TYP• ROOF TIES I EXISTING WD. SIDING Zj >
�I V C O < _
TYP. ROOF TIES 2"x4" 3/4" PLYWD. ON 6'" c J ® B.O. HDR I I �® T L. " A 7 I ON
�KNEEWALL EXIST. ROOF q'-b" AFF.0
DECKING SCALE: 1/4"ob z
T.O. EXIST. ROOF DECK (2) 2"xIO" GIR.
N nn i
8'-6" W/ 2 TOP 1" TRIM WRAPPED
I" TRIM WRAPPED 1-I EXIST. ROOF PLATES IN ALUM. N F--�IN ALUM. FRAMING TO
REMAIN. VENTED VINYL -
SOFFIT 4"x4" NO. POST 30 YR. -
WRAPPED IN 1"xb"
TRIM __ ___._, ___ _ -- _ _ - --� -- _ . ASPHALT ROOF
�_ a _n- Fy� r ARCHITECTURAL
130
EXISTING COVERED REAR
DWELLING PORCH -----_ - -- -- - -- _ - ---- - -- -- - - - --- _--._ - -- -- SHINGLE
z.
FIRST FLOOR ---
O'-0"
IV
_v--____-_--- - - ---- FASCIA pG30�JCCi #0 1624
71 0544 ANCHOR BY - _-- - ------- - ----- -- - -- WRAPPED IN
VINYL
FSIMP50N. TYP. ALUM.
12" VIA. SONOTUBE SOFFIT - „ @aD [ pd[g PROJECTS-1624
NEW 4"x4 POST A-3.0WG
W/ 5500 P51 GONG. - ------
MIN. 3b" BELOW
GRADE.
12" PIA. 50NOTUBE
- ---- - W/ 3500 PSI GONG.
- --- -- - _ -- MIN. 36" BELOW
GRADE. *�
----_--___ --- -- -- _ ----._ - GRADE / i �
RECEIVE()
T I ® I �tEXISTING ND. SIDING I �
AA G T I I
CALE: 1/4" = I'-O" � SCALE: I/4" _ ('-O': ZONING BOARD OF APPEALS
- �?)alm4 a000 5 of 5
5—t-�A vJA e,11- COUNTY OF SUFFOLK RECEIVED
�b� l AR 2 0 2017
` t/ �� ZONING BOARD OF APPEALS
Steven Bellone
SUFFOLK COUNTY EXECUTIVE
Department of
Economic Development and Planning
Theresa Ward Division of Planning
Commissioner and Environment
March 13, 2017
Town of Southold
Zoning Board of Appeals
53095 Main Road
P.O. Box 1179
Southold, NY 11971-0959
Attn: Leslie Weisman
Dear Ms. Weisman:
Pursuant to the requirements of Sections A14-14 thru A 14-25 of the Suffolk County Administrative
Code, the following application submitted to the Suffolk County Planning Commission is to be a
matter for local determination as there appears to be no significant county-wide or inter-community
impacts. A decision of local determination should not be construed as either an approval or
disapproval.
Applicant Municipal File Number
Reichard,Amy E. #7054
Panetta, Roger&Eileen #7055
Black, Leslie(FM&JM Peyser Living Trust) #7056
Pagano, Sandra(27 Bay Ave LLQ #7057
Very truly yours,
Sarah Lansdale
Director of Planning
Theodore R. Klein r-
Principal Planner
TRK/cd
H.LEE DENNISON BLDG ■ 100 VETERANS MEMORIAL HWY,11th FI ■ P.O.BOX 6100■ HAUPPAUGE,NY 11788-0099 (631)853-5191
FORM NO. 3 RECEIVED
TOWN OF SOUTHOLD MAR I 2017
BUILDING DEPARTMENT
SOUTHOLD,N.Y. ZONING BOARD OF APPEALS
NOTICE OF DISAPPROVAL
DATE: January 18, 2017
TO: Sandra Pagano/27 Bay Ave. LLC
47 Argyle Drive
Shirley,NY 11967
Please take notice that your application dated January 6, 2017:
For permit to legalize as-built additions and alterations to existing single-family dwelling
at:
Location of property: 7185 Great Peconic Bay Blvd., Laurel,NY
County Tax Map No. 1000—Section 126 Block 10 Lot 12.1
Is returned herewith and disapproved on the following grounds:
The as-built construction to this existing single-family dwelling, on a non-conforming
±11,325.6 square foot lot in the Residential R-40 District, is not permitted pursuant to
Article XXIII Section 280-124, non-conforming lots, which states lots measuring less
than 20,000 square feet in total size require a minimum side yard setback of 10 feet.
The construction has a minimum side setback -eel, � l
Authorized Si na re
Note to Applicant: Any change or deviation to the above referenced application may
require further review by the Southold Town Building Department.
CC: file, Z.B.A.
i
S 1
l
Fee:$ Filed By Assignment No. �
RECEIVE®.
APPLICATION TO THE SOUTHOLD TOWN BOARD OF APPEALS 2�1�
J Q AREA VARIANCE
House No.—]/95 Street GLeAcal it f-_4w & W Hamlet ZONING BOARD OF APPEALS
SCTM 1000 Sectionj_2,6_Block02jQLot(s)_01 2-f _Lot Size Zone
.-
I(WE)APPEAL THE WRITTEN DETERMINATION OF THE BUILDING INSPE TOR
DATED (� ( BASED ON SURVEY/SITE PLAN DATED I Z 9 4,
Owner(s): 3 C; r o. Q a til 0 -- a 1/10- Uc,
Mailing Address: 0 o a,
Telephone b _ 2 ax � �r��5 /Email: o-w Oki e 1A,
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: for( ) Owner( )Other:
Address:
Telephone: Fax: Email:
Ple a check to specify who you wish correspondence to be mailed to,from the above names:
Applicant/Owner(s), ( )Authorized Representative, ( ) Other Name/Address below:
WHEREBY UILDING INSPECTOR REVIEWED SURVEY/SITE PLAN[
DATED 12 and DENIED AN APPLICATION DATED / S 7 FOR:
uilding 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 by numbers.Do not quote the code.)
Article: Section: 2g& Subsection: 2—'4
Type of Appeal. An Appeal is made for:
(-IA 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 ( ) has, (41as not been made at any time with respect to this property,
UNDER Appeal No(s). Year(s). . (Please be sure to
research before completing this question or call our office for assistance)
Name of Owner. ZBA File#
RECEIVED
Name of Owner: ZBA File#
MAR 2017
REASONS FOR APPEAL (Please be specific, additional sheets may be used witlr94Wep9ARD OF APPEALS
signature notarized):
1.An undesirable change will not be produced in the CHARACTER of the neighbor or a detriment to nearby
properties if granted,because:
RrvrAn - �vL ry o-C- [j►'I) ,h'1 p ve Of- fit°
2.The benefit sought by the applicant CANNOT be achieved by some method feasible for the applicant to
pursue,other than an area variance,because:
ti
3.The amount of relief requested is not substantial because:
e s Ct (700� Ge.(014E
4.The variance will NOT have an adverse effect or impact on the physical or enviroJonment `l conditions in the
neighborhood or district because: S Ck rO� - D/`Y.t �J j,Q_ G1 rid
4..Q c Rara.vt_L� d-� �'V.Q k� v
5.Has the alleged difficulty been self created? {LKyes,or { }No Why:
Are there any Covenants or Restrictions concerning this land? {�No { } Yes(please furnish a copy)
This is the MINIMUM that is necessary and adequate,and at the same time preserve and protect the
character of the neighborhood and the health,safety and welfare of the community.
c:S- 4 t"t'Per,
Signature of Applicant or A thorized Agent
(Agent must submit written A o ization from Owner)
Sworn to before me this Zc/� day
of 20"
tary is
7(Qualifledin
ARSDEN
Nate of New York
NO. 326364
ffolk County
My ires Jun 22,2019
APPLICANT'S PROJECT DESCRIPTION
APPLICANT: 3yndra ,G�/ o DATE PREPARED:
1.For Demolition of Existing Biling Areas
Please describe areas being removed: �-,CGI 5-0 VL-' CL+
II.New Construction Areas(New Dwelling or New Additions/Extensions):
ZONING BOARD OF APPEALS
Dimensions of first floor extension:
Dimensions of new second floor:
Dimensions of floor above second level:
s Height(from finished ground to top of ridge):
Is basement or lowest floor area being constructed?If yes,please provide height(above ground)measured from
natural existing grade to first floor:
111.Proposed Construction Description (Alterations or Structural Changes)
(Attach extra sheet if necessary). Please describe building areas:
Number of Floors and General Characteristics BEFORE Alterations:
Number of Floors and Changes WITH Alterations: D O
IV. Calculations of building areas and lot coverage(from surveyor):
Existing square footage of buildings on your property:
Proposed increase of building coverage: N 1►A
Square footage of your lot:
Percentage of coverage of your lot by building area: r
V.Purpose of New Construction: 1 O 01'1 CX) R_ �•oo
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):
l o+ -
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.
4/2012
QUESTIONNAIRE ��
FOR FILING WITH YOUR ZBA APPLICATION RECEIVED
A. Is the subject premise fisted on the real estate market for sale? BAR 2017
Yes V No
B. Are t e any proposals to change or alter land contours?
ZONING BOARD OF APPEAL
No Yes please explain on attached sheet.
C. 1.)Are there areas that contain sand or wetland grasses? M 0
2.)Are those areas shown on the survey submitted with this application?
3.)Is the property bulk headed between the wetlands area and the upland building
area? KID
4.)If your property contains wetlands or pond areas,have you contacted the Office of
the Town trustees for its determination of jurisdiction? Please confirm status
of your inquiry or application with the Trustees:
and if issued,please attach copies of permit with conditions and approved survey.
D. Is there a depression or sloping elevation near the area of proposed construction at or
below five feet above mean sea level? NC)
E. Are there any patios, concrete barriers,bulkheads or fences that exist that are not
shown on the survey that you are submitting?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? 'IUd 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?_ 0
If yes,please label the proximity of your lands on your survey.
I. Please list present use or operations conducted at this parcel sl V �a z
and the proposed use
(ex existing single family,proposed:same with
garage,pool or other)
Authorized signatur nd Date
4 7o7
RECEIVED
AGRICULTURAL DATA STATEMENT MAR 1 2017
ZONING BOARD OF APPEALS ZONING BOARD OF APPEALS
TOWN OF SOUTHOLD
WHEN TO USE THIS FORM: This form must he completed by the applicant for any special use permit,
siteplan 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 he referred to the Suffolk County Department of Planning
in accordance with Section239m and 239n of the General Municipal Law.
1. Name of Applicant: Sao ro--
2. Address of Applicant: V,0 36rf
3. Name of Land Owner(if other than Applicant):
4. Address of Land Owner:
5. Description of Proposed p
Project: Rk--f1^-oV2 C16-- aoy4— C &S t17! e
6. Location of Property: (road and Tax map
number)n I � � R UnlC &m,&l ydG Vd AlY mV9
7. Is the parcel within 500 feet of a far operation? { ) Yes o
8. Is this parcel actively farmed? { ) Yes { ) No
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)
/ 29 /
e 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.
617.20 RECEIVED
Appendix B MAR 2017
Short Environmental Assessment Form
ZONING BOARD OF APPEALS
Instructions for Completing
Part 1 -Project Information. The applicant or project sponsor is responsible for the completion of Part 1. 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 1 -Project and Sponsor Information
Name of Action or Project:
Law- be'
Project Locatiditidescribe,and attach a location map):
Brief Description of Proposed Action.
CLOnv" p[, - noa� Ao GA t6k
Name of Applicant ponsor: Telephone(o31-'f07 f
E-Ma� l
vine�
Address:`r�
l`J� P��
C?a'und
/PO: State: Zip Code:
lq� W v
1.Does the propo ed action only involve the legislative adoption of a plan,local law,ordinance, NO YES
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
If Yes,list agency(s)name and permit or approval:
3.a.Total acreage of the site of the proposed action? acres
b.Total acreage to be physically disturbed? acres
c.Total,acreage(project site and any contiguous properties)owned
or controlled by the applicant or project sponsor? acres
4. Check all land uses that occur on,adjoining and near the proposed action.
❑Urban ❑Rural(non-agriculture) ❑Industrial - ❑Commercial t esidential(suburban)
❑Forest ❑Agriculture ❑Aquatic ❑ Other(specify):
❑Parkland
Page ! of 4
5. Is the proposed action, RECEIVED NO YES N/A
a.A permitted use under the zoning regulations? MAR 201
b.Consistent with the adopted comprehensive plan?
6. Is the proposed action consistent with the predominant character of the exist1QW@JP0 IUVNO YES
landscape?
7. Is the site of the proposed action located in,or does it adjoin,a state listed Critical Environmental Area? NO YES
If Yes,identify:
8. a.Will the proposed action result in a substantial increase in traffic above present levels? NO YES
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?
9.Does the proposed action meet or exceed the state energy code requirements? NO YES
If the proposed action will exceed requirements,describe design features and technologies:
10. Will the proposed action connect to an existing public/private water supply? NO YES
If No,describe�method for providing potable water:
11.Will the proposed action connect to existing-wastewater utilities? NO YES
If No,describe method for providing wastewater treatment:
12. a.Does the site contain a structure that is listed on either the State or National Register of Historic NO YES
Places? LI/
b.Is the proposed action located in an archeological sensitive area?
13.a.Does any portion of the site of the proposed action,or lands adjoining the proposed action;contain NO YES
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:
14. Identify the typical habitat types that occur on,or are likely to be found on the project site. Check all that apply:
❑ Shoreline ❑Forest �❑Agricultural/grasslands ❑Early mid-successional
❑ Wetland ❑Urban LZYSuburban
15.Does the site of the proposed action contain any species of animal,or associated habitats,listed NO YES
by the State or Federal government as threatened or endangered?
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? NO YES
If Yes,
a.Will storm water discharges flow to adjacent properties? ❑NO❑YES
b.Will storm water discharges be directed to established conveyance systems(runoff and storm drains)?
If Yes,briefly describe: ❑NO❑YES
Y
Page 2 of 4
18.Does the proposed action include construction or other activities that result in the impoundment of NO YES
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 NO YES
solid waste management facility? MAR A 2017
If Yes,describe:
20.Has the site of the proposed action or an adjoining property been the subject of remediation(ongoing or NO YES
completed)for hazardous waste?
If Yes,describe:
I AFFIRM THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY
KNOWLEDGE
Applicant/sr name: &��)un Qtnavt o Date: '7- ) 1-711-7
Signature:
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 I 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?"
No,or Moderate
small to large
impact impact
may may
'••`'`' - ,:�E,. �rs•�. 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
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?
b.public/private wastewater treatment utilities?
8. 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,
waterbodi es,groundwater,air quality,flora and fauna)?
Page 3 of 4
No,or Moderate
z - 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? —I i
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.
RECEIVED
MAR Z017
ZONING BOARD OF APPEALS
❑ Check 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.
Name of Lead Agency Date
Print or Type Name of Responsible Officer in Lead Agency Title of Responsible Officer
Signature of Responsible Officer in Lead Agency Signature of Preparer(if different from Responsible Officer)
Page 4 of 4
APPLICAN OWNE
TRANSACTIONAL DIS SURE 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• no 7 �
•(Last name,first name,middl itial,unless you are applying in the name of someone else or other entity,such as a
company.If so,indicate the o r person's or company's name.) RECEIVED
TYPE OF APPLICATION: (Check all that apply) MAR 2017
Tax grievance Building Permit
Variance Trustee Permit ZONING BOARD OF APPEALS
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. /
YES NO
If No,sign and date below.If 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. day of 1�20�
Signature
Print Name �l
fIm
Town of Southold RECEIVED
LWRP CONSISTENCY ASSESSMENT FORM MAR 2017
A. INSTRUCTIONS
7_OIUIIVG SOAR®OF APPEAL
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# - -
The Application has been submitted to(check appropriate response):
Town Board 0 Planning Dept. 0 Building Dept. D Board of Trustees 0
1. Category of Town of Southold agency action (check appropriate response):
(a) Action undertaken directly by Town agency(e.g.capital 0
construction,planning activity, agency regulation, land transaction)
(b) Financial assistance(e.g. grant, loan, subsidy)
(c) Permit, approval, license, certification:
Nature and extent of action:
• J
Location of action:
Site acreage: Z �b Q-ced
Present land use: &,,n!�14 �„T A,U„ '1d Q n(�
Present zoning classification: J� 1,-J
2. If an application for the proposed action has been filed with the Town of Southold agency, the following
information shall be provided:
(a) Name of applicant: 2Q&t,4-0
(b) Mailing address: R- D• pq S L,f c, I C(O
(c) Telephone number:Area Code( ) Cjr r Cf D '-?-1 2, l — A
(d) Application number, if any:
RECEIVED
Will the action be directly undertaken, 'require funding, or approval by a state or federal agency?
MAR � 2017
Yes ❑ No If yes,which state or federal agency?
ZONING BOARD OF APPEALS
DEVELOPED COAST POLICY
Policy 1. Foster a pattern of development in the Town of Southold that enhances community character,
preserves open space, makes efficient use of infrastructure, makes beneficial use of a coastal location,and
minimizes adverse effects of development. See LWRP Section III—Policies; Page 2 for evaluation
criteria.
❑Yes ❑ No ❑ (Not Applicable- please explain)
Attach additional sheets if necessary
Policy 2. Protect and preserve historic and archaeological resources of the Town of Southold. See
LWRP Section III—Policies Pages 3 through 6 for evaluation criteria
❑ Yes ❑ No ❑ (Not Applicable—please explain)
FORM NO. 4
TOWN OF SOUTHOLD REOEIvEn
BUILDING DEPARTMENT
Office of the Building Inspector MAR 1 2017
Town Hall
Southold, N.Y. ZONING BOARD OF APPEALS
PRE EXISTING
CERTIFICATE OF OCCUPANCY
No: Z- 25943 Date: 09/02/98
THIS CERTIFIES that the building DWELLING
Location of Property 7185 GREAT PECONIC BAY BLVD LAUREL
(HOUSE NO. ) (STREET) (HAMLET)
County Tax Map No. 473889 Section 126 Block 0010 Lot 012. 1
Subdivision Filed Map No. Lot No.
conforms substantially to the Requirements for a ONE FAMILY DWELLING
built prior to APRIL 9, 1957 pursuant to which CERTIFICATE OF
OCCUPANCY NUMBER Z- 25943 dated SEPTEMBER 2, 1998
was issued, and conforms to all of the requirements of the applicable
provisions of the law. The occupancy for which this certificate is
issued is ONE FAMILY DWELLING AND ACCESSORY GARAGE WITH STORAGE
The certificate is issued to JUDITH FINN
(OWNER)
of the aforesaid building.
SUFFOLK COUNTY DEPARTMENT OF HEALTH APPROVAL N/A
ELECTRICAL CERTIFICATE NO. H 061113 - 8/27/98
PLUMBERS CERTIFICATION DATED N/A
*PLEASE SEE ATTACHED INSPECTION PORT.
Building Insp for
Rev. 1/81
FORM NO. 4
RECEIVED
TOWN OF SOUTHOLD
BUILDING DEPARTMENT MAR 20�7
Office of the Building Inspector
Town Hall - ZONING BOARD OF APPEALS
Southold, N.X.
CERTIFICATE OF OCCUPANCY
No: Z-25942 Date: 09/02/98
THIS CERTIFIES that the building ALTERATION
Location of Property: 7185 GREAT PECONIC BAY BLVD LAUREL
(HOUSE NO. ) (STREET) (HAMLET)
County Tax Map No. 473889 Section 126 Block 10 Lot 12 . 1
Subdivision Filed Map No. Lot No.
conforms substantially to the Application for Building Permit heretofore
filed in this office dated AUGUST 21, 1998 pursuant to which
Building Permit No. 25154--Z dated SEPTEMBER 2, 1998
was issued, and conforms to all of the requirements of the applicable
provisions of the law. The occupancy for which this certificate is issued
is ENCLOSE EXISTING OPEN PORCH TO HABITABLE SPACE AS APPLIED FOR
"AS BUILT"
The certificate is issued to JUDITH FINN
(OWNER)
of the aforesaid building.
SUFFOLK COUNTY ,DEPARTMENT OF HEALTH APPROVAL N/A
ELECTRICAL CERTIFICATE NO. H-061113 08/27/98
PLUMBERS CERTIFICATION DATED N/A
Building Inspec r
Rev. 1/81
BUILDING DEPARTMENT
TOWN OF SOUTHOLD
HOUSING CODE INSPECTION REPORT
LOCATION: 7185 GREAT PEC0NIC BAY BLVD LAUREL
SUBDIVISION., MAP NO.: LOT (S) RECEIVE[)
NAME OF OWNER (S) : JUDITH FINN MAR 2o�t
OCCUPANCY: SINGLE FAMILY JUDITH FINN
ADMITTED BY: ALPHONS WESTER ACCOMPANIED BY: GAME BONING BOARD OF APPEALS
KEY AVAILABLE: BUFF. CO. TAX MAP NO.: 126.-10-1211
SOURCE OF REQUEST: JUDITH FINN AUGUST 4. 1998 DATE: 09/02/98
DWELLING:
TYPE OF CONSTRUCTION: WOOD FRAME # STORIES: 1.0 # EXITS: 2
FOUNDATION: _CEMENT BLOCK CELLAR: PART CRAWL SPACE:
TOTAL ROOMS: 1ST FLR.: _. 2ND PLR.: 0 3RD FLR.: 0
BATHROOM(S) : 1.0 TOILET ROOM(S) : 0.0 UTILITY ROOM(S) :
PORCH TYPE: DECK TYPE: PATIO TYPE: CONCRETE REAR
BREEZEWAY: FIREPLACE: ONE GARAGE:
DOMESTIC HOTWATER: XX TYPE HEATER: OIL AIRCONDITIONING:
TYPE HEAT: OIL WARM AIR: R.X HOTWATER:
OTHER:
ACCESSORY STRL1CTLraFS:
GARAGE, TYPE OF CONST.: 1 CAR WOOD WITH STORAGE STORAGE, TYPE CONST.:
SWIMMING POOL: GUEST, TYPE CONST.:
OTHER:
VIOLATIONS: CHAPTER 45 N.Y. STATE UNIFORM FIRE PREVENTION & BUILDING CODE
LOCATION ! DESCRIPTION f „ART, I SEC.
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REMARKS:
INSPECTED BYrM.OHN
- DATE ON INSPECTION: 08/11/98
FIS TIME START: 10:45 END: 1L:30
mI R.
1.
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OF APPEALS
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MAR �u
ZONING BOARD OF APPEALS
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TOWN OF SOUTHOLD PROPERTY RECORD CARD
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' ACR. 2 REMARKS
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Basement # Floors
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ELIZABETH A. NEVILLE,MMC ��® G� Town Hall,53095 Main Road
TOWN CLERK P.O.Box 1179
CA a Southold,New York 11971
REGISTRAR OF VITAL STATISTICS %96 Fax(631)765-6145
MARRIAGE OFFICER Telephone(631)765-1800
RECORDS MANAGEMENT OFFICER ®.l
www.southoldtownny.gov
FREEDOM OF INFORMATION OFFICER
OFFICE OF THE TOWN CLERK
TOWN OF SOUTHOLD
TO: Southold Town Zoning Board of Appeals
FROM: Elizabeth A.Neville
DATED: March 1, 2017
RE: Zoning Appeal No. 7057
Transmitted herewith is Zoning Appeals No. 7057 for Sandra Pagano/27 Bay Ave LLC-The
Application to the Southold Town Zoning Board of Appeals. Also enclosed is the Applicant's
Project Description, Questionnaire, Agricultural Data Statement, Short Environmental
Assessment Form, Applicant/owner Transactional Disclosure Form, LWRP Consistency
Assessment Form,Notice of Disapproval, Pre-Existing Certificate of Occupancy, Certificate of
Occupancy, Housing Code Inspection Report, Photos, Property Record Card, Survey,
Construction Notes and Drawings.
ZBA TO TOWN CLERK TRANSMITTAL SHEET
(Filing of Application and Check for Processing)
DATE: 3/1 /17
ZBA # NAME CHECK # AMOUNT TC DATE STAMP
7057 Pagano, Sandra/27 Bay CREDIT $500.00 BEAR - 1 2017
Ave LLC CARD
Southold Town Cleric
$500,00
By_lc_ Thank you.
* * * RECEIPT * * *
Date: 03/01/17 Receipt#: 216806
Quantity Transactions Reference Subtotal
1 ZBA Application Fees 7057 $500.00
Total Paid: $500.00
Notes:
Payment Type Amount Paid By
Credit Card-Ref# $500.00 Pagano, Sandra
Southold Town Clerk's Office
53095 Main Road, PO Box 1179
Southold, NY 11971
Name: Pagano, Sandra
27 Bay Ave Lic
Po Box 609
Shirlev, NY 11967
Clerk ID: SABRINA
Internal ID:7057
Fuentes, Kim 1-7
From: Ibnetter@att.net ®!
Sent: Friday, May 05, 2017 10:44 AM Cg
To: Fuentes, Kim /
Cc: kcldwll@optonline.net; momnat@aol.com �'�y(� PZ
Subject: Sandra Pagano LLC hearing held May 4, 2017
Attachments: IMG_2837.JPG;ATT00001.txt ®®
v
Dear Ms. Weisman, Chairperson,
Our thanks to you and your board for listening to our concerns regarding the above matter. During our time
yesterday, I mentioned a picture but in my nervousness I failed to show it to you. Please consider this photo
along with your other file information when your board discusses both the water and snow runoff/slide off
from the roof at your next meeting.
Beverley Netter
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Kathryne Natale �a
P.O. Box 13
Sea Cliff, New York 11579 1 loll
Zoning Board of Appeals .
Leslie Kanes Weisman, Chairperson
P.O.Box 1179
Southold. New York 11971-0959
April 29, 2017
Re: SANDRA PAGANO/ 27 Bay Ave., LLC Thursday, May 4, 2017 PUBLIC HEARING
Dear Ms. Weisman:
I am an owner of 7219 Great Peconic Bay Boulevard, Laurel, NY, 11948. My property
and my interests are directly impacted by the matter in the above hearing. Please read
this letter into the record regarding the approval request to legalize the "as built"
alteration to the building located at 7185 Great Peconic Bay Boulevard, Laurel, NY and
extend the non-conforming setback by the Zoning Board of Appeals.
My house is located at the end of a long driveway (right of way) which borders the
property at 7185 Great Peconic Bay Boulevard. This driveway is an easement that
begins at Peconic Bay Boulevard and ends at my property. Three other owners share
this driveway. This is the sole access to my property.
The recent alterations to the dwelling at 7185 changed a low, flat roof into a high
pitched roof. As you are aware, this change is a violation of the setback requirements
of the Building Code, already four feet instead of ten feet by an earlier non-conforming
arrangement. But, realize that because this property is already only four feet from the
property line, this change in the pitch of the roof negatively impacts me and my
interests. Since rainwater runoff and snow and snow-melt now go directly onto the
surface of the easement,driveway, it becomes a muddy mess and intermittently
impassable. We did not have this problem before. Obviously, no thought or provisions
were made for storm water runoff management by the property owner. This is
unacceptable. My family and I, my visitors, both guests and tradespeople -what about
emergency vehicles - should have the safe access to my property enjoyed before. Why
should I need to deal with these difficulties, both financial and time-wise, of clearing
and additional repairs? I feel this will also negatively affect my property value.
Please do not approve the alterations "as,built"and uphold the Building Inspector's
Disapproval.
Since all storm water and snow needs to be redirected onto their property instead of
the easement used by myself and the three other owners, changes will have to be
made to the new roof. Please let me remind you that this driveway is the only access
to their properties and mine.
Thank you for your attention to this matter.
Sincerely,
f
Kathryne Natale
momnat@aol.com
516-759-0925 (house)
516-695-7888 (cell)
Fuentes, Kim
From: MomNat@aol.com
Sent: Saturday, April 29, 2017 11:01 PM D ZPJ
To: Fuentes, Kim V D
Subject: May 4 Public Hearing Sandra Pagano MAY 0 12017
Attachments: NataleZoningBoardofAppealsLaurel.odt
I am an owner of 7219 Great Peconic Bay Boulevard, Laurel, NY, 11948. My property and my interests are
directly impacted by the matter in the above hearing. Please read this letter into the record regarding the
approval request to legalize the "as built" alteration to the building located at 7185 Great Peconic Bay
Boulevard, Laurel, NY and extend the non-conforming setback by the Zoning Board of Appeals.
Kathryne Natale
b (v1e/iRuer� -�
Beverley Netter
7219 Great Peconic Bay Boulevard `���
P.O.Box 136 D ��
Laurel, NY, 11948A� 0 1 201�
860 919 6499
April 29, 2017
Zoning Board of Appeals
Leslie Kanes Weisman, Chairperson
53095 Main Road
P.O.Box 1179
Southold. New York 11971-0959
Re: SANDRA PAGANO/ 27 Bay Ave., LLC Thursday, May 4, 2017 PUBLIC HEARING
Dear Ms. Weisman:
Please accept this letter as an indication of my desire to be heard by the Zoning Board
of Appeals regarding the approval request to legalize the "as built" additions and
alterations to the home located at 7185 Great Peconic Bay Boulevard, Laurel, NY. I
understand there is a pre-existing non-conforming setback, however, I do not feel the
extension of this non-conforming setback should be granted.
My house is located at the end of a long driveway that is shared by three other
property owners by way of an easement beginning at Peconic Bay Blvd. This driveway
is alongside the.edge of the property line that directly borders (adjoins) the property
located at 7185.
The recent and unauthorized additions and alterations to the dwelling transformed a
once low, flat style roof into a high pitched roof. I feel that these alterations not only
are a violation of the setback requirements detailed in the Building Code but they, in
fact, negatively impact my ability to transgress the easement and reach my property
safely and will over time negatively impact my property value.
It is also my understanding that a property owner is required to maintain their storm
water and snow fall runoff on their own property. Because this dwelling basically sits
on the property line, the newly increased pitch of the roof redirects the natural flow of
snow and water directly onto the driveway access causing erosion, pooling of water
and serious muddy conditions from water runoff. Problems with egress have already
been experienced. The driveway has gotten blocked from "snow" slides as snow melted
from the roof. Recent rainfall caused pooling and excessive muddy conditions making
traveling on the driveway difficult. These were problems that we never experienced
with the flat style roof that existed prior.
I have great concern over safe and secure access to my property for myself, my family,
guests, and emergency vehicles, etc. I am also concerned about the added burden,
both financial and physical, I will face as a result of added snow removal and repairs
that will be needed to alleviate muddy conditions caused by snow and water runoff.
Refusing to extend the non-conforming setback will not cause hardship that the
property owner couldn't have avoided if they had followed proper procedures already
in place and obtained the required permits prior to going ahead with their plans.
- - I-am sute--the Town of Southold does not take the granting of variances lightly and
that variances are considered the exception and not the rule. However, if the non-
conforming setback were to be extended, I would expect that all storm water and snow
be redirected onto to their property even if they need to change the direction of the roof
so that none of it enters the driveway access to my property and the property of the
other three owners. Please let me reiterate that this drive way is the only access to
their properties and mine.
While it is nice to see improvements to 7185 as it has been in disrepair, I feel some of
the changes should not be made at my expense or in such a way as to cause hardship
or difficulties for me.
I implore you to uphold the Building Inspector's Disapproval of the "as built"
alterations. Please know this opportunity to voice my concerns is very much
appreciated.
Sincerely,
Beverley Netter
i
Fuentes, Kim
From: Beverley Netter <Ibnetter@att.net> MAY�Oy 12017
Sent: Sunday, April 30, 2017 7:59 AM
To: Fuentes, Kim
Subject: _ _ Re: SANDRA PAGANO/27 Bay Ave., LLC Thursday, May 4, 2017 PUBLIC HEARING
Attachments: Zoning Board of Apeals Laurel House.docx
I am an owner of 7219 Great Peconic Bay Boulevard, Laurel,NY, 11948. My property and my interests are
directly impacted by the matter in the above hearing.
Please read my attached letter into the record on the matter to be heard by the Zoning Board of Appeals regarding an approval request
to legalize the "as built" additions and alterations to the home located at 7185 Great Peconic Bay Boulevard,Laurel,NY.
Thank you
Beverley Netter
1
Kim Caldwell
Mara Bernstein ,i APR 2 4 1ij11
7285 Peconic Bay Boulevard
Laurel, NY 11948Y�
516-377-3374 �--�-
April 23, 2017
Zoning Board of Appeals
Leslie Kanes Weisman, Chairperson
53095 Main Road
P.O. Box 1179
Southold, New York 11971-0959
RE: SANDRA PAGANO/27 Bay Ave., LLC Thursday, May 4, 2017 PUBLIC HEARING
Dear Ms. Weisman and Members of the Zoning Board:
In regard to the above-referenced matter, please accept this letter as an indication of our desire
to be heard by the Zoning Board of Appeals.
As you may know, on January 18, 2017, the town's Building Inspector issued a Notice of
Disapproval for a permit to legalize the "as built" additions and alterations to a bungalow-style
home located at 7185 Great Peconic Bay Boulevard, Laurel, NY.
We, the owners of the adjoining property, wish to state that we are in complete agreement with
the Building Inspector's determination.
In 2015, when we purchased our home, we observed a small bungalow on the neighboring lot.
Because it was positioned less than four feet from the property line, we wanted to ensure that
there were zoning regulations in place to prevent the bungalow from being developed in a
manner that would alter its current character and/or impact our property. We relied on our
communities,guide to its future development, the town's Building Code, and came away
confident that the existing regulations, specifically those related to side-yard setbacks, were in
place to protect our interests.
Nevertheless, the recent and unauthorized additions and alterations to the bungalow, have
transformed a once low, flat roofed bungalow into a single-family dwelling with a high-pitched
roof. We contend that these "as built" alterations are in no way keeping with the character of the
pre-existing structure, that the new structure is an indisputable violation of setback requirements
detailed in the Building Code, and as such, that our property rights are being disregarded.
In addition, the "as built" alterations are already negatively impacting our property. Because the
bungalow sits at the property line, the increased pitch of the roof redirects the natural flow of
snow and water directly into our driveway. We have witnessed avalanche-like dumps of snow
(from the entire right side of the structure) into the middle of our driveway. This creates unsafe
conditions and necessitates additional snow removal. Also, because the increased runoff from
rainfall is not directed to dry-wells, water is pooling on our property and washing away sections
of our gravel driveway causing large mud puddles. This causes a state of perpetual disrepair
and will meaningfully impact maintenance expenses for our driveway. '
While we are very happy to know that improvements to the neighboring property are underway,
we contend that the "as built" additions and alterations, specifically the pitched-roof, should not
be allowed to remain. Not granting the variance does not cause the applicant undo hardship
other than that which is self-inflicted because of a failure to to secure required permits.
Knowing that variances should not be easily or lightly granted and that a variance should be the
exception and not the rule, we are hopeful that the Board will uphold the Building Inspector's
Disapproval of the "as built" alterations.
Thank you for the opportunity to voice our concerns. If you require any additional information,
please feel free to contact us.
Respectfully,
Kim Caldwell & Mara Bernstein
Fuentes, Kim
From: Kim Caldwell <kcldwll@optonline.net>
Sent: Monday, April 24, 2017 11:55 AM
To: Fuentes, Kim
Subject: Zoning Board Public Hearing - Sandra Pagano
Attachments: Blank 6.pdf
Hi,Kim.
Thank you for taking the time to speak with me this morning.
Please confirm receipt of this letter.
While I will try to attend the Public Hearing,I can't be certain that I will be able to attend.I appreciate your getting this into the hands
of the proper people.
Thanks,
Kim
Sent from my iPad
1
`f
Fuentes, Kim
From: JEFF ZAHN <JAZCAD@msn.com>
Sent: Friday, April 28, 2017 9:00 AM
To: Fuentes, Kim; Sandra Lynne �` �
Subject: 7185 Peconic Bay Boulevard APR IS 2017
Good Morning Kim, 18m
I just received a message from the homeowner at 7185 Peconic Bay Boulevard requesting the height of the
structure. The height of the proposed new roof is 16'-10" from grade and is indicated on section A located on
drawing A-3. Please feel free to contact me directly should you need additional information.
Regards,
Jeff
Jeff A. Zahn,A.LA.
Architect-Planner
215 Roanoke Avenue
Riverhead,New York 11901
631.727.0544
631.727.5335 (fax)
jazcadna,msn.com
i
BOARD MEMBERS QF so Southold Town Hall
Leslie Kanes Weisman,Chairperson �� �® 53095 Main Road•P.O.Box 1179
�® l® Southold,NY 11971-0959
Eric Dantess Office Location:
Gerard P.Goehringer G Q Town Annex/First Floor,Capital One Bank
AA--,q jGij- / r.,*n,,O oe,4 �`® ® �® 54375 Main Road(at Youngs Avenue)
NfCA4446 PARA),1 41-60-17) l�C®UNm Southold,NY 11971
http://southoldtown.northfork.net
ZONING BOARD OF APPEALS
TOWN OF SOUTHOLD
Tel.(631)765-1809•Fax(631)765-9064
LEGAL NOTICE
SOUTHOLD TOWN ZONING BOARD OF APPEALS
THURSDAY, MAY 4, 2017
PUBLIC HEARING
NOTICE IS HEREBY GIVEN, pursuant to Section 267 of the Town Law and Town Code
Chapter 280 (Zoning), Town of Southold, the following public hearing will be held by the
SOUTHOLD TOWN ZONING BOARD OF APPEALS at the Town Hall, 53095 Main Road,
Southold, New York 11971-0959, on THURSDAY, MAY 4, 2017:
11:00 A.M. - SANDRA PAGANO/27 BAY AVE., LLC #7057 - Request for a Variance from
Article XXIII, Section 280-124 and the Building Inspector's January 18, 2017 Notice of
Disapproval based on an application for a permit to legalize "as built" additions and
alterations to an existing single family dwelling, at: 1) less than the code required
minimum side yard setback of 10 feet; at: 7185 Great Peconic Bay Boulevard, Laurel, NY.
SCTM#1000-126-10-12.1.
The Board of Appeals will hear all persons, or their representatives, desiring to be heard
at each hearing, and/or. desiring to submit written statements before the conclusion of
each hearing. Each hearing will not start earlier than designated above. Files are
available for review during regular business hours and prior to the day of the hearing. If
you have questions, please contact our office at (631) 765-1809, or by email:
kimf@southoldtownny.Qov
Dated: April 20, 2017 ZONING BOARD OF APPEALS
LESLIE-KANES WEISMAN, CHAIRPERSON
By: Kim E. Fuentes
54375 Main Road (Office Location)
53095 Main Road (Mailing/USPS)
P.O. Box 1179
Southold, NY 11971-0959
C
TOWN OF SOUTHOLD l
ZONING BOARD OF APPEALS n �-
SOUTHOLD, NEW YORK
AFFIDAVIT
OF
In the Matter of the Application of POSTING
- (NAme of ApplicqDts)
Regarding-Posting of Sign upon
Applicant's Land Identified as
SCTM Parcel#1000- 1 D
COUNTY OF SUFFOLK)
STATE OF NEW YO ) -
I, Qnr residing at 2-2
/%1 A—I/ n ttJt� , New York, being duly sworn,depose and say that:
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On the y of da
4ohelar�ing—and-riature
2017 , I personally piaeed the Town's
Official Poster, with the dat of my application noted thereon,
securely upon my property, Iocated ten(10) feet or closer from the street or right-of-
way(driveway entrance)—facing the street or facing each street or right-of-way entrance,*
and that
I hereby confirm that the Poster has remained•in place for seve (7)days por to the
_date of the subject hearing date, which hearing date w sho to be 7
ature)
Sworn to before me this
Day of 'u� .12017
DENNIS G STRITTMATTER
q-1d, Notary Public - state of New York
(,� NO 01ST6137451
otar ublic Qualified in Suffolk County
S' My Commission Expires May 12, 2018
near the entrance or driveway entrance of my property, as the area most visible to passerby.
tL Cl lf�� U.S. POSTAGE
HAM 946 BAYS, NY
11946
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TOWN OF SOUTHOLD
ZONING BOARD OF APPEALS
SOUTHOLD, NEW YORK
AFFIDAVIT
OF
In the Matter of the Application of MAILINGS
SG1I��►'o 6C-C,✓,0 27 l.t
(L4anof Apptican(s)
SC`rM Parcel # 1000=
COUNTY OF SUFFOLK
STATE OF NEW YORK
I, S a1'�c V-0 Pwo I'l 0 residingat :"Neu York being du sworn, deposes and says that_ J
Oi�the ���"day of/ �� , 20/-7 1 personally mailed at the United
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RETURN RECEIPT REQ TED, a e copy of the attached Legal Notiee in
Prepaid envelopes addressed to current property owners shown on the current assessment
• roil veFified from the official records on file with the( )Assessors,or( ) Couafy Real
Property Office for every property which abuts and i C. a p lic or private street,
or-vehicular iight-"of=way of record, surrounding the p1 is roperty-
Swoin td before me,this SHARLENE IADANZA _
a� Clay of �A_t ,201'� Notary Public-State of New York
NO.01IA6323554
Qualified in Suffolk County
My Commission Expires Apr 20,2019
(Notary Public)
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L
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126.-10-1.5 Kim Caldwell 6 Gildersleeve Street Merrick, NY 11566
126.-10-13 James Druck 7125 Peconic Bay Blvd Laurel NY 11948
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STATE OF NEW YORK)
)SS:
COUNTY OF SUFFOLK)
Karen Kine of Mattituck,in said county,being duly sworn, says that she is Principal Clerk
of THE SUFFOLK TIMES , a weekly newspaper, published at Mattituck, in the Town of
Southold, County of Suffolk and State of New York, and that the Notice of which the annexed
is 4,printed copy, has been regularly published in said Newspaper once each week for 1
weeks(s),successfully commencing on 04/27/2017
Principal Clerk
t of Sworn to ehi mt s day /
ISTINLVNSKI
NOTARY PUBLIC-STATE OF NEW YORK
No. 01 V06106050
Qualified In Suffolk County
My COMM1E610 WHO February 28,2020
TYPESET Mon Apr 24 15 22 27 EDT 2017
2450 Jackson Street (AKA 265 Second 54375 Main Road(Office Location) � S 43117
LEGAL NOTICE Street), New Suffolk , NY. SCTM#1000- 53095 Main Road(Mailing/USPS)
SOUTHOLD TOWN ZONING 117-10-21. PO Box 1179
BOARD OF APPEALS 11:00 A.M - SANDRA PAGANO/27 Southold,NY 11971-0959
THURSDAY,May 4,2017 BAY AVE., LLC #7057 - Request for a 2054690
PUBLIC HE, Variance from Article XXIII, Section
NOTICE IS HEREBY GIVEN,pursuant to 280-124 and the Building Inspector's Jan-
Section 267 of the Town Law and Town Code uary 18,2017 Notice of Disapproval based
Chapter 280(Zoning),Town of Southold,the on an application for a permit to legalize
following public hearings will be held by the "as built"additions and alterations to an
SOUTHOLD TOWN ZONING BOARD OF existing single family dwelling,at: 1)less
APPEALS at the Town Hall, 53095 Main than the code required minimum side yard
Road, PO. Box 1179, Southold, New York setback of 10 feet;at:7185 Great Peconic
1 1 97 1-0959,onTHURSDAY,May4,2017. Bay Boulevard,Laurel,NY.SCTM#1000-
9:30 A.M. -SUZANNE S. COLEMAN 126-10-12.1.
#6688—(Adj.from February 20,2014)Re- 11:15 A.M.-PETROS KOUGENTAKIS
quest for Variances from Article IH Code #7049SE-Applicants request a Special Ex-
Section 280-15 and March 8,2017 Notice of ception under Article IH Section 280-
Disapproval based on an application for 13B(14). The Applicant is the owner re-
building permits for the construction of an questing authorization to establish an
"as built"in-ground swimming pool and to Accessory Bed and Breakfast, accessory
legalize an "as built" gazebo, at; 1) "as and incidental to the residential occupancy
built"in-ground swimming pool in a loca- in this single-family dwelling,with four(4)
tion other than the code required rear bedrooms for lodging and serving of
yard, 2) "as built" gazebo in a location breakfast to the Bed and Breakfast casual,
other than the code required rear yard, transient roomers.Located at:590 Wind-
located at:No#Montauk Avenue,Fisher's ward Road,Orient,NY.SCTM#1000-14-2-
Island,NY.SCTM#1000-9-2-15. 30.5.
9:50 A.M. -BONNIE AND STEPHEN 1:00 P.M.-CROTEAUX VINEYARDS
STRETZ#7048-Request for a Variance #7013 —(Adjourned from April 6, 2017)
tinder Article XXIII,Section 280-124 and Request for Variance(s)under Article III,
the Building Inspector's January 30,2017 Section 280-13A(4) and the Building In-
Notice of Disapproval based on an applica- spector's October 7,2016, Amended No-
tion for a permit to construct additions and vember 2,2016 Notice of Disapproval to
alterations to a single family dwelling,at: legalize an"as built" winery and tasting
1) less than the code required minimum room,at:1)winery and tasting room facili-
total combined side yard setback of 25 feet; ties located on a parcel less than the code
at: 2975 Minnehaha Blvd,Southold,NY. required minimum of at least 10 acres de-
SCTM#1000-87-3-33. voted to vineyard or other agricultural
10.00 A.M ARTHUR PICCHIONE purposes,located at: 1450 South Harbor
#7052-Request for a Variance under Arti- Road, Southold, NY. SCTM#1000-75-7-
cle XXIII, Section 280-124 and the 1.4.
Building Inspector's February 14, 2017 1:30 A.M. - MATTEBELLA VINE-
Notice of Disapproval based on an applica- YARDS#7041—(Adjourned from April 20,
lion for a permit to legalize an"as-built" 2017)Request for Variances under Article
deck addition to an existing single family III,Section 280-14 and Section 280-15,and
dwelling,at:1)less than the code required the Building Inspector's November 16,
minimum rear yard setback of 50 feet;at: 2016,Amended January 27,2017 Notice of
830 Eastwood Drive, Cutchogue, NY. Disapproval based on an application for
SCTM#1000-110-3-10. permits to legalize seven(7)"as built'resi-
10:15 A.M - ELIZABETH BRANCH dential and agricultural related buildings,
#7010—(Adjourned from March 2,2017) and to allow both residential and winery
Request for a Variance under Article III, uses upon a 134,246 sq.ft.developable por-
Section 280-13C and the Building Inspec- lion of a parcel at:1)building nos.3,4,5,6,
tor's September 19,2016,Notice of Disap- 9 and 14 are located less than the code
proval based on an application for a permit required side yard minimum setback of 20
to demolish an existing accessory cottage feet;2)building no.14 is located less than
and a building permit to construct a new the rear yard minimum setback of 75 feet;
accessory cottage with an expansion at:1) 3)residential accessory structure,building
the proposed construction is not a permit- no. 2,located less the code required side
ted accessory use, at: 5160 Indian Neck yard minimum setback of 25 feet;4)resi-
Lane(Adj.to Hog Neck Bay,Little Peconic dential and winery uses upon a single par-
Bay),Peconic,NY.SCTM#1000-98-4-23. cel less than the minimum allowed 160,000
10:30 A.M. - 27A NORTH LLC, sq.ft.in total area,at:46005 Main Road,
CHRISTOPHER MOHR#7047-Request Southold NY. SCTM#1000-75-2-15.1 &
for a Variance under Article XV,Section 15.2.
280-64A and the Building Inspector's Jan- The Board of Appeals will hear all persons
nary 30,2017 Notice of Disapproval based or their representatives,desiring to be heard at
on an application for a permit to legalize an each hearing,and/or desiring to submit writ-
"as built"shed addition and conversion of ten statements before the conclusion of each
shed to office space,at:1)located less than hearing. Each hearing will not start earlier
the code required 100 feet from the right of than designated above Files are available for
way; at: 22155 County Route 48, Cut- review during regular business hours and
chogue,NY.SCTM#1000-96-1-20.1. prior to the day of the hearing If you have
10:45 A.M.-GARY AND ROBIN EN- questions,please contact our office at,(631)
NIS#7053-Request for a Variance from 765-1809, or by email- KimF@
Article XXIII, Section 280-124 and the !,outholdtownny gov
Building Inspector's February 7,2017 No- Dated April 20,2017
tice of Disapproval based on an application ZONING BOARD OF APPEALS
for a permit to construct additions and LESLIE KANES WEISMAN,
alterations to an existing single family CHAIRPERSON
dwelling,at:1)less than the code required BY Kim E Fuentes
minimum front yard setback of 35 feet;at:
NOTICE OF HEARING
The following application will be heard by the Southold Town
Board of Appeals at Town Hall , 53095 Main, Road, Southold:
NAME PAGANO , S ./27 BAY AVE LLC #7057
MAP # 126mml 0= 1 2m I
VARIANCE SETBACK
REQUEST LEGALIZE 66AS BUILT "
ADDITIONS/ALTERATIONS
DATE : THURS MAY 4 , 2017 11 : 00 AM
If you are interested in this project, you may review the file(s) prior to
the hearing during normal business days between 8 AM and 3 PM .
ZONING BOARD -TOWN OF SOUTHOLD 765 = 1809
ZONING BOARD OF APPEALS
MAILING ADDRESS and PLACE OF HEARINGS: 53095 Main Road, Town Hall Building,
P.O. Box 1179 Southold, NY 11971-0959
(631) 765-1809 Fax 765-9064
LOCATION OF ZBA OFFICE: Town Hall Annex at North Fork Bank Building, 1st Floor
54375 Main Road and Youngs Avenue, Southold
web s ite: littp://southtown.northfork.net
April 10, 2017
Re: Town Code Chapter 55 —Public Notices for Thursday, May 4, 2017
Hearing
Dear Sir or Madam:
Please find enclosed a copy of the Legal Notice describing your recent application. The Notice
will be published in the next issue of The Suffolk Times.
1) Before April 17th:
Please send the enclosed Legal Notice, with both a Cover Letter including your telephone
number and a copy of your Survey or Site Plan (filed with this application) which shows the
new construction area or other request, by CERTIFIED MAIL, RETURN RECEIPT
REQUESTED, to all owners of property (tax map with property numbers enclosed), vacant or
improved, which abuts and any property which is across from any public or private street.
Use the current owner name and addresses shown on the assessment rolls maintained by the
Southold Town Assessors' Office, or Real Property Office at the County Center, Riverhead. If
you know of another address for a neighbor, you may want to send the notice to that address as
well. If any letter is returned to you undeliverable, you are requested to make other attempts to
obtain a mailing address or to deliver the letter to the current owner, to the best of your ability,
and to confirm how arrangements were made in either a written statement, or during the
hearing, providing the returned letter to us as soon_ as possible;
AND not later than April 24th: Please either mail or deliver to our office your Affidavit of
Mailing (form enclosed) with parcel numbers, names and addresses noted, along with the
green/white receipts postmarked by the Post Office. When the green signature cards are
returned to you later by the Post Office, please mail or deliver them to us before the scheduled
hearing. If any envelope is returned "undeliverable", please advise this office as soon as
possible. If any signature card is not returned, please advise the Board during the hearing and
provide the card (when available). These will be kept in the permanent record as proof of all
Notices.
2) Not Later April 26t": Please make arrangements to place the enclosed Poster on a
signboard such as cardboard, plywood or other material, posting it at the subject property seven
(7) days (or more) prior to hearing. (It is the applicant/agents responsibility to maintain sign
until Public Hearing) Securely place the sign on your property facing the street, not more than
10 feet from the front property line bordering the street. If you border more than one street or
roadway, an extra sign is supplied for posting on both front yards. Please deliver or mail your
Affidavit of Posting for receipt by our office before May 2, 2017.
If you are not able to meet the deadlines stated in this letter, please contact us promptly. Thank
you for your cooperation. (PLEASE DISPLAY YOUR HOUSE NUMBER ALWAYS).
Very truly yours,
Zoning Appeals Board and Staff
Ends.
Jr
BOARD MEMBERS rf SOU Southold Town Hall
Leslie Kanes Weisman,Chairperson �� ry01O 53095 Main Road-P.O.Box 1179
Southold,NY 11971-0959
Eric Dantes Office Location:
Gerard P.Goehringer G Q Town Annex/First Floor,Capital One Bank
George Horning �p �� 54375 Main Road(at Youngs Avenue)
Kenneth Schneider I�00 Nil, Southold,NY 11971
http://southo,idtown.northfork.net
ZONING BOARD OF APPEALS
TOWN OF SOUTHOLD
Tel.(631) 765-1809- Fax(631)765-9064
March 1, 2017
Ms. Sarah Lansdale, Director
Suffolk County Department of Planning
P.O. Box 6100
Hauppauge, NY 11788-0099
Dear Mr. Lansdale:
Please find enclosed the following application with related documents for review
pursuant to Article XIV of the Suffolk County Administrative Code: ,
ZBA File #7057 Owner/Applicant: Pagano, Sandra/27 Bay Ave LLC
Action Requested: Legalize as-built additions/alterations - setback
Within 500 feet of: ( ) State or County Road
(X) Waterway (Bay, Sound, or Estuary)
( ) Boundary of Existing or Proposed County, State, Federal land.
( ) Boundary of Agricultural District
( ) Boundary of any Village or Town
If any other information is needed, please do not hesitate to call us. Thank you.
Very truly yours,
Leslie K. Weisman
ZBA Chairperson
Byc�;(. �
Encls.
BOARD MEMBERS Of SU!/j Southold Town Hall
Leslie Kanes Weisman,Chairperson �* y� 53095 Main Road•P.O.Box 1179
Southold,NY 11971-0959
Patricia Acamporat Office Location:
Eric Dantes cn ac Town Annex/First Floor,Capital One Bank
Gerard P.Goehringer ^�a,� 54375 Main Road(at Youngs Avenue)
Nicholas Planamento Iy100u Southold,NY 11971
http://southoldtownny.gov
ZONING BOARD OF APPEALS
TOWN OF SOUTHOLD
Tel.(631)765-1809•Fax(631)765-9064
May 24, 2017
Sandra Pagano
P.O. Box 609
Shirley,NY 11967
RE: ZBA Appeal No. 7057
27 Bay Ave./7185 Great Peconic Bay Blvd,Laurel
SCTM No. 1000-126-10-12.1
Dear Applicant;
Transmitted for your records is a copy of the Board's May 18, 2017 Findings,Deliberations and
Determination,the original of which was filed with the Town Clerk regarding the above variance
application.
Before commencing any construction activities, a building permit is necessary. Please be sure to
submit an application along with a copy of the attached determination to the Building
Department.
If you have any questions, please call the office.
Sincer y,
Kim E. Fuentes
Board Assistant
Encl.
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