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HomeMy WebLinkAbout1000-50.-2-13 ti OFFICE LOCATION: ���°®f SU(/j�Ol MAILING ADDRESS: Town Hall Annex O P.O. Box 1179 54375 State Route 25 Southold, NY 11971 (cor.Main Rd. &Youngs Ave.) N Southold,NY 11971 �O@ Telephone: 631 765-1938 oly00U�,�� LOCAL WATERFRONT REVITALIZATION PROGRAM TOWN OF SOUTHOLD MEMORANDUM To: i Leslie Weisman, Chair j Members of the Zoning Board of Appeals From: ;1, Mark Terry, Principal Planner LWRP Coordinator Date I January 14, 2016 Re: !I Coastal Consistency Review for ZBA File Ref STEPHEN and ARDA HARATUNIAN #6911 I SCTM# 1000-50-2-13 STEPHEN and ARDA HARATUNIAN #6911 - Request for Variance from Article XXII Section 280- 116A (1) and the Building Inspector's November 5, 2015 Notice of Disapproval based on an application for building permit to demolish existing dwelling and construct a new single family dwelling, at; 1) less than the code required bluff setback of 100 feet, located at: 1205 Soundview Avenue Extension (adj. to Long Island Sound) Southold, NY. SCTM#1000-50-2-13 j The proposed action has been reviewed to Chapter 268, Waterfront Consistency Review of the Town of Southold Town Code and the Local Waterfront Revitalization Program (LWRP) Policy Standards. Based ;'upon the information provided on thel LWRP Consistency Assessment Form submitted to this department, as well as the records available to me, it is my recommendation that the actions are INCONSISTENT with the Policy Standards and therefore are INCONSISTENT with the LWRP. .1. The "deck" proposed to be replaced is located seaward of the Coastal Erosion Hazard Line and does not meet Policy 4. Pursuant to Chapter 268, the Southold Town Zoning Board of Appeals shall consider this recommendation in preparing its written determination regarding the consistency of the proposed action. Cc: Stephen Kiely, Assistant Town Attorney ii BOAR_D MEMBERS ®F S® Southold Town Hall Leslie Kanes Weisman,Chairperson ��' �p 53095 Main Road-P.O.Box 1179 Southold,NY 11971-0959 Eric Dantesi[ Office Location:' Gerard P.Goehringer G Q Town Annex/First Floor,Capital One Bank George Horning , O 54375 Main Road(at Youngs Avenue) Kenneth Schneider l�C®U(�(�(S� Southold,NY 11971 http://southoldtown.northfork.net ZONING BOARD OF APPEALS TOWN OF SOUTHOLDE ELIO D Tel.(631)765-1809-Fax(631) 765-9064 DEC -0 9 2015 December 9, 2015 _ Southold Town Planning Board Mark Terry,Principal Planner LWRP Coordinator Planning Board Office Town of Southold Town Hall Annex Southold,NY 11971 Re: ZBA File Ref.No. #6911 - Haratunian -Dear Mr. Terry: ; We have received an application for demolition and construction of a new single family dwelling in Southold. A copy of the Building Inspector's Notice of Disapproval under Chapter 280 (Zoning Code), and survey map, project description form, are attached for your reference. Your written evaluation with recommendations for this proposal, as required under the Code procedures of LWRP Section 268-51) is requested within 30 days of receipt of this letter. Thank you. Very truly yours, Leslie K. Weisman Chairperson By: Encls. 1 FORN4 NATO. 3 TOWN OF SOUTHOLD BUILDING DEPARTMFNT SOUTHOLD. N.Y. NOTICE OF DISAPPROVAL DATE:November 5, 2015 TO: Meryl Kramer(Haratunian) PO Box 683 Greenport,NY 11941 Please take notice that your application dated October 29, 2015: For permit to demolish existing dwelling and construct new single-family dwelling at: Location of property: 1205 Soundview Avenue; Extension_ Southold,NY County Tax T'Vfap No. 1000- Section 50 Block 2 Lot 13 Is returned herewith and disapproved on the followinggrounds: The proposed construction on this non-conforming 70.459 s4. ft. waterfront lot(29,791 sg ft buildable land)in the R-80 District is not permitted-Rursuantto Article XXII Section 280-116A(1) which states.• "All buildings or structures located on lots adiacent to sounds and upon which there exists a bluff or bank landward of the shore or beach shall be set back not fewer than 100 feet from the top of such bluff or bank." The survev shows the proposed construction at 3=1' feet from top of the bluff. NOTE:The survey shoes an as-built 10 3'x8 3' shed located 6.9' from the Dropertv line. Authorized Si nature 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 Fee.$ Filed Assignment No. APPLICATION TO THE SOUTHOLD TOWN BOARD OF APPEALS AREA VARIANCE House No. 1205 Street Soundview Avenue Extension Hamlet Southold SCTM 1000 Section 50 Block 2 Lots) 13 Lot Size 70,459 s.f. Zone R-80 ; I (WE) APPEAL THE WRITTEN DETERMINATION OF THE BUILDING INSPECTOR DATED: November 5,2015 BASED ON SURVEY/SITE PLAN DATED September 2015 Applicant(s)/Owner(s): Stephen&Arda Haratunian Mailing Address: 21 Middle Drive,Manhasset,NY 11030 Telephone: 516-457-5187 Fag: Email:arda.nazerian(agmail.com NOTE:In addition to the aboveplease completed below if applicant is signed by applicant's attorney,agent, architect,builder,contract vendee,etc.and name of person who agent represents: Name of Representative: En-Consultants for(X)Owner ( )Other: Address: 1319 North Sea Road,Southampton,NY 11968 s , j Telephone: 631-283-6360 Fax: 631-283-6136 Email:rherrmann@enconsultants.com Please check box to specify who you wish correspondence to be mailed to,from the above names: Applicant/Owner(s), (X) Authorized Representative,( ) Other Name/Address below: •i i, WHEREBY THE BUILDING INSPECTOR REVIEWED SURVEY/SITE PLAN { DATED September 2015 and DENIED AN APPLICATION DATED October 29,2015 FOIL- Building ORBuilding 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 and paragraph of Zoning Ordinance by numbers.Do not quote the code. Article XXIII Section 280- Subsection 116(A)(1) Article Section 280- Subsection Type of Appeal. An Appeal is made for: OOA 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, 00has not been made at any time with respect to this property, UNDER AppealNo(s). Year(s). (Please be sure to research before completing this question or call our office for assistance) 'I Name of Owner: ZBA File# i �I REASONS FOR APPEAL (Please be specific additional sheets may be used with preparer's signature notarized): (1)An undesirable change will not be produced in the CHARACTER of the neighborhood or a detriment to nearby properties if granted,because: See attached. (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: See attached. (3)The amount of relief requested is not substantial because: See attached. �I (4)The variance will NOT have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district because: See attached. (5)Has the alleged difficulty been self-created? { }Yes,or {J- No. See attached. Are there any Covenants and Restrictions concerning this land: (K)No { )Yes(please famish 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 lfare of the comnnznity. Signature Appellant or Authorized Agent (Agent must submit written Authorization from Owner) Sworn to before me this 3rd Robert E.Herrmann day of Qeceinber 2015 Coastal Management Specialist o aryublic K C . STEPHEMS NOTARY PUBLIC STATE 0 F NEW YORK COMMISSION NO . 5015931 DUALIFIED IN SUFFOLK CONTY EXPIRES AUGUST Z , P0_ ,I REASONS FOR APPEAL ADDENDUM for ARDA&STEPHEN HARATUNIAN 1205 SOUNDVIEW AVENUE EXT. SOUTHOLD,NY SCI`M#1000-50-2-13 1. The granting of the requested relief from §280-116(A)(1) for the proposed dwelling renovation and expansion less than 100 feet from the bluff crest will not have an undesirable impact on the character of the neighborhood because the surrounding developed shoreline community along Lighthouse Road and Soundview Avenue Extension is characterized by dwellings which are located substantially closer to the bluff than 100 feet, including those like the applicants' which were constructed prior to when the 100' bluff setback was instituted in 1992 and those developed more recently with variance relief, such as 3400 Lighthouse Road (ten properties to the west), whose dwelling was constructed 60 feet from the bluff pursuant to Case No. 4921 in July 2001. Additions to dwellings in the neighborhood located substantially less than 100 feet from the bluff crest have also been granted relief by the Board, including that for the adjacent easterly property, 1305 Soundview Avenue Extension, whose deck addition located 47 feet from the bluff was approved pursuant to Case No. 5426 in December 2003; and for 435 Soundview Avenue Extension, located six properties to the west, whose deck addition located 42 feet from the bluff was approved pursuant to Case No. 4101 in June 1992. Although the applicants' "Notice of Disapproval" dated 5 November 2015 references a notably closer 34-foot bluff setback, it is important to recognize that this is not a newly proposed setback to the dwelling addition but �I rather the preexisting nonconforming setback that will be maintained—without diminishment— by the proposed project. Specifically, the attached first and second-story decks located at their nearest point 34 feet from the bluff are to be removed and reconstructed in-place in connection with the proposed renovation of the dwelling, which will be substantially renovated and partially reconstructed in-place and over the existing foundation, also without any further reduction of the dwelling's preexisting nonconforming bluff setback of 45 feet. The proposed dwelling and deck additions will actually be located farther from the bluff than those approved by the above cited j variances, with minimum bluff setbacks of 56 feet to the nearest deck addition and 71 feet to the dwelling addition on the landward side of the existing dwelling. The relief,therefore, would also not result in a detriment to neighboring properties because the project effectively results in the in-place replacement of the existing two-story dwelling and attached decks with a landward expansion only on the landward side of the house and toward the road and subject swimming pool and not toward either of the adjoining properties. (The detacd garage is proposed a conforming distance from the bluff and easterly property line and iiR a subject of this variance application). hetrmanf� Sworn to before me this P day ofecember, 2015. Public KIM H . STEPHENS NOTARY PUBLIC STATE OF NEW YORK Paged 1 COMMISSION NO . 5015931 DUALIFIED IN SUFFOLK COUNTY i, EXPIRES AUGUST 2 , 201 ii 2. The benefit sought by the applicants is the expansion and improved functionality of the existing dwelling for year-round use by their growing family by increasing the habitable space and number of bathrooms; renovating the kitchen; and upgrading the dwelling's overall construction quality and energy efficiency. Achieving this benefit requires the in-place substantial renovation and partial reconstruction of the existing dwelling, which is located less than 100 feet from the bluff, and although the proposed dwelling expansion has been designed on the landward side of the house and as far from the bluff as possible,the existing dwelling location makes it impossible to locate the proposed construction more than 100 feet from the bluff. The benefits of renovating the dwelling in place and maintaining and reusing the first floor deck and foundation could only be outweighed by the benefits of increasing the bluff setback if the dwelling structure could be relocated landward sufficiently enough to warrant the cost and site disturbance associated with the complete demolition, removal, and relocation of the dwelling and foundation. However, the dwelling cannot be relocated sufficiently landward due to the size and configuration of the property; the orientation of the bluff; and the presence of the swimming pool located south of the dwelling, which was permitted and constructed between 2007 and 2009. Specifically, because the bluff crest bends landward on the east and west sides of the property, the dwelling cannot be relocated landward nearer to the sides of the property without actually moving closer to the bluff; and it cannot be moved sufficiently southward without impinging on and/or requiring the removal of the swimming pool and patio, for which there are no feasible alternative locations. Therefore, the proposed layout requiring the requested bluff setback relief is the most feasible and reasonable alternative for the applicants to achieve their goals. 3. The 66 feet of relief required to maintain the preexisting nonconforming bluff setback is mathematically substantial but involves no change to the location of the dwelling structure that dates back to 1970. The setback relief required for the proposed expansion is significantly less, including 44 feet of relief required for the nearest deck expansion and 29 feet for the nearest point of the dwelling expansion. 4. The proposed project will not have an adverse effect on the physical or environmental conditions of the neighborhood, as there will be no reduction of the preexisting nonconforming bluff setbacks; and the dwelling expansion is proposed on the landward side of the house with a minimum bluff setback 26 feet greater than the existing dwelling (71 versus 45 feet) and a deck expansion having a minimum bluff setback 22 feet greater than the existing decks (56 versus 34 feet). The fronting bluff is heavily vegetated and in stable condition, and there is no evidence that the existing dwelling, which has been in its present location for 45 years, has had any adverse effects on the condition of the bluff. Moreover, the project will provide additional protection of the bluff and other improvements to the environmental Rob E. Herrmann Sworn to before me this 3ra day of December, 2015. ar Public KIM H . STEPHENS NOTARY PUBLIC STATE OF NEW Y 0 R K Page2 COMMISSION NO . 5015931 QUALIFIED IN SUFFOLK COUTY / EXPIRES AUGUST 2 , 201) condition of the property as a result of the incorporated mitigation measures. Specifically, the project would establish a 15' wide, approximately 3,090 square-foot non-turf buffer adjacent to the bluff crest, which will help to capture and absorb surface water runoff before it reaches the bluff, thus helping to mitigate potential top-down erosion of the bluff. The non-turf buffer will also provide the benefits of acting as a sink for potential contaminants (e.g., lawn fertilizers and pesticides) contained in surface water runoff; enhancing the natural character of the top of the bluff; and providing foraging area for wildlife. The project would also remove the existing sanitary system located less than 100 feet from the bluff and replace it with a new, upgraded, SCDHS-conforming sanitary system located more than 100 feet from the bluff and more than 200 feet from the surface waters of Long Island Sound. A temporary project limiting siltation fence would be set in place to control and contain site disturbance during construction, and=a drainage system of leaders, gutters, and drywells would be installed to permanently collect and recharge roof runoff. Together, these mitigation measures will result in a potentially significant improvement to both groundwater and surface water quality through increased setbacks and improved treatment of effluent before it reaches the groundwater table; a reduction in potential roof runoff through capture and recharge by the proposed drainage system; and improved capture and filtering of surface water runoff by the non-turf buffer before it reaches the bluff, which protects against potential top-down bluff erosion. 5. The difficulty with meeting the required bluff setback is not self-created because the existing, permitted, dwelling structure a) was constructed 45 years ago and thus legally pre-dates the bluff setback required by Section 280-116(A)(1) of the Southold Town Code; and b) cannot be relocated landward sufficiently enough to warrant complete demolition, removal, and relocation of the dwelling and foundation due to the size and configuration of the property, the orientation of the bluff, and the presence of the permitted swimming pool and pool patio located immediately south of the existing dwelling. Robert E. Herrmann Sworn to before me this 3`d 4ot December, 2015. Public KIM H , STAPH€NS NOTARY PUBLIC STATE OF NEW YORK COMMISSION NO . 5015931 GOALIFIEO IN SUFFOLK COUNTY Page3 EXPIRES AUGUST 2 , 201_7 APPLICANT'S PROJECT DESCRIPTION Applicant: Stephen&Arda Haratunian Date Prepared:December 3,2015 I' For Demolition of Existing Building Areas Please describe areas being removed: First and second story decks are to be removed and reconstructed in-place; existing first story to be at least partially removed;and second floor and roof to be removed. II. New Construction Areas (New Dwelling or New Additions/Extensions): ,,Dimensions of first floor extension: See below* Pimensions of new second floor: See below** 'Dimensions of floor above second level: N/A Height(from finished ground to top of ridge): 28'-5" Is basement or lowest floor area being constructed? If yes, please provide height(above ground)measured from ^inatural existing grade to first floor: See below*** i' 1. I1I. Proposed Construction Description (Alterations or Structural Changes) (Attach extra sheet if necessary)-Please describe building areas: Number of Floors and General Characteristics BEFORE Alterations: N/A Number of Floors and Changes WITH Alterations: Calculations of building areas and lot coverage (from surveyor): Existing square footage of buildings on your property: 2,140 sf Proposed increase of building coverage: 1,598 sf(3,738 sf total) �ISquare footage of your lot: 29,722 sf(buildable land) 'Percentage of coverage of your lot by building area: 12.5% V. Purpose of New Construction-TO expand and improve the functionality of the existing dwelling for year-round use by increasing the habitable space and number of bedrooms and bathrooms;renovating the kitchen;and upgrading the dwelling's overall construction quality and energy efficiency. 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): The land contours of the presently improved portion of the property do not affect the difficulty in meeting the code requirements,but the presence of the steeply sloped bluff located less than 50 feet from the existing dwelling to be renovated and expanded creates the need for relief from the 100'minimum bluff setback set forth by Section 280-116(A)(1). Please submit eight(8) 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 *538 sf of"L"shaped dwelling addition; 120 sf wood porch; 15 sf& 140 sf deck additions;and 150 sf deck addition with outdoor shower. **538 sf of"L"shaped dwelling addition; 16 sf deck addition;and 130 sf deck addition with screened porch above. ***Yes,partial basement addition beneath proposed 2-story"L"shaped addition- 3'height from grade to first floor. °I QUESTIONNAIRE FOR FILING WITH YOUR Z.B.A. APPLICATION A. Is the subject premises listed on the real estate market for sale? Yes X No B. Are there any proposals to change or alter land contours? X No Yes,please explain on attached sheet. C. 1)Are there any areas that contain sand or wetland grasses? No 2)Are these areas shown on the map submitted with this application? N/A 3) Is the property bulkheaded between the wetlands area and the upland building area? No 4) If your property contains wetlands or pond areas, have you contacted the Office of the Town Trustees for its determination of jurisdiction? No Please confirm status of your inquiry or application with the Trustees: N/A 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? No E. Are there any patios, concrete barriers, bulkheads or fences that exist and are not shown on the survey map that you are submitting? No 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? No 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? No If yes,please label the proximity of your lands on your survey. I. Please list present use or operations conducted at this parcel Single-family dwelling with swimming pool and proposed use same with renovated dwelling and garage. (ex:existing single-family dwelling,proposed:same with garage, p of or other) Authorized Sig ure and Date Robert E.Herrmann Coastal Management Specialist Town of Southold LWRP CONSISTENCY ASSESSMENT FORM A. INSTRUCTIONS 1. A II applicants for perm its* including Town of Southold agencies, shall com plete this CCA E for proposed actions that are subject to the Town of Southold W aterfront Consistency Review Law . This assessm ent is intended to supplem out other inform ation used by a Town of Southold agency in in a k in g a d e to r m in a t i o n o f c o n s is to n c y. *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). If any question in Section C on this form is answered "yes" or "no", then the proposed action will affect the achievement of the LWRP policy standards and conditions contained in the consistency review law. Thus, each answer must be explained in detail, listing both supporting and non- supporting facts. 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# 50 - 2 _ 13 PROJECT NAME Arda&Stephen Haratunian The Application has been submitted to (check appropriate response): Town Board ❑ Planning Board❑ Building Dept. ❑ Board of Trustees ❑ Category of Town of Southold agency action (check appropriate response): (a) Action undertaken directly by Town agency (e.g. capital ❑ construction, planning activity, agency regulation, land transaction) ❑ (b) Financial assistance (e.g. grant, loan, subsidy) (c) Permit, approval, license, certification: Nature and extent of action: Substantially renovate existing single-family,two-story dwelling in-place(roof,second floor,and at least part of first floor walls/framing to be removed and replaced over existing foundation walls to remain)and construct a two-story addition and porch on landward side of dwelling(with new foundation walls and unfinished basement below);reconstruct(in-place)existing westerly and easterly first and second story attached decks and associated easterly wood steps to lawn(westerly steps to be permanently removed); construct 4'x 10'outdoor shower over 150 sf first-story deck addition on westerly side of dwelling;construct 130 sf first and second-story deck additions(with screened second-story porch above)on easterly side of dwelling;construct 4'x 4'first and second-story deck addition in place of existing stairs on easterly side of dwelling;construct 16'x 22'one-story detached garage 100' from bluff crest;remove existing septic system located within 100'bluff setback and install new sanitary system more than 100'from bluff, install stepping stone pathway in grass and six 6"high masonry lawn steps;relocate pool enclosure fencing;install drainage system of leaders,gutters,and drywells;and establish 15'wide,approximately 3,090 sf non-turf buffer adjacent to bluff crest,all as depicted on the site plan prepared by Nathan Taft Corwin III Land Surveyor,last dated November 11,2015. i Location of action: 1205 Soundview Avenue Ext.,Southold Site acreage: 70,459 sf Present land use: Residential,one-family dwelling. Present zoning classification:R-80 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:Arda&Stephen Haratunian (b) Mailing address: 21 Middle Drive Manhasset,NY 11030 (c) Telephone number: Area Code 516-457-5187 (d) Application number, if any: Will the action be directly undertaken, require funding, or approval by a state or federal agency? d Yes ❑ No ® If yes, which state or federal agency? C. Evaluate the project to the following policies by analyzing how the project will further support or not support the policies. Provide all proposed Best Management Practices that will further each policy. Incomplete answers will require that the form be returned for completion. DEVELOPED COAST POLICY Policy 4. 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 minimW izes adverse effects of development. See LRP Section III - Policies; Page 2 for evaluation criteria. ❑Yes No ® Not Applicable 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 11 No ® Not Applicable Attach additional sheets if necessary Policy 3. Enhance visual quality and protect scenic resources throughout the Town of Southold. See LWRP Section III - Policies Pages 6 through 7 for evaluation criteria ® Yes ❑ No ❑ Not Applicable The proposed in-place dwelling renovation and landward expansion is consistent with Policy 3 to the extent that the separation between the bluff and building areas will remain unchanged;and the proposed 3,090 square foot non-turf buffer to be established in place of existing lawn will enhance the scenic quality of the site adjacent to the bluff. Attach additional sheets if necessary NATURAL COAST POLICIES Policy;4. Minimize loss of life, structures, and natural resources from flooding and erosion. See LWRP Section III- Policies Pages 8 through 16 for evaluation criteria ® ,Yes ❑ No ❑ Not Applicable To the extent that Policy 4 is applicable,the project is consistent because the existing separation between the bluff and building areas will remain unchanged,and the 15'wide,approximately 3,090 square-foot non-turf buffer to be established adjacent to the bluff crest will help I'to capture and absorb surface water runoff before it reaches the bluff,thus helping to mitigate potential top-down erosion of the bluff. Approximately 32 sf of existing steps located within the Coastal Erosion Hazard Area will also be removed as a result of the project. ©therwise,the fronting bluff is in a stable,well-vegetated condition that should not be impacted by the project. Attach additional sheets if necessary Policy 5. Protect and improve water quality and supply in the Town of Southold. See LWRP Section III - Policies Pages 16 through 21 for evaluation criteria ®Yes ❑ No ❑ Not Applicable A drainage�system of leaders,gutters,and drywells will be installed to collect roof runoff,and an approximately 3,090 square foot buffer area will be ---- establishedwithin 15 feet of the bluff crest. Together these measures will mitigate both the quantity and quality of surface water runoff reaching the bluff by reducing the area of the property nearest the bluff and wetlands potentially treated with fertilizers,pesticides,and insecticides;increasing the setback of those areas from the bluff and surface waters of Long Island Sound;and creating an area of more permeable soil and natural vegetation adjacent to',the bluff that serves both as a sink and filter for stormwater runoff and the contaminants potentially contained therein. Groundwater and ultimately surface water quality will also benefit from the replacement of the existing nonconforming sanitary located less than 100 feet from the bluff crest with an upgraded system located more than 100 feet from the bluff. The project is thus consistent with Policy 5 since water quality and supply will be protected and improved as a result of the mitigation measures associated with the project. Attach additional sheets if necessary Policy 6. Protect and restore the quality and function of the Town of Southold ecosystems including Significant Coastal Fish and Wildlife Habitats and wetlands. See LWRP Section III - Policies; Pages 22 through-12 for evaluation criteria. ®Yes [:] No ❑ Not Applicable i LWRP CONSISTENCY ASSESSMENT FORM ADDENDUM FOR ARDA& STEPHEN HARATUNIAN 1205 SOUNDVIEW AVENUE EXT. SOUTHOLD,NY SCTM#1000-50-2-13 Policy 6 The proposed project and mitigation measures have been designed to protect and restore the quality and function of the surrounding ecosystem so that the project will not adversely affect the environmental conditions of the property, including the adjacent bluff and tidal waters of Long Island Sound. Specifically, the dwelling will remain in the same location well more than 100 feet from surface waters; and the dwelling expansion is proposed on the landward side of the !1 house with a minimum bluff setback 26 feet greater than the existing dwelling. The fronting 1, bluff is heavily vegetated and in stable condition, and there is no evidence that the existing dwelling, which has been in its present location for 45 years, has had any adverse effects on the fl condition of the bluff. Moreover, the project will provide additional protection of the bluff and ii other improvements to the environmental condition of the property as a result of the incorporated E1 mitigation measures. For example, the project would establish a 15' wide, approximately 3,090 square-foot non-turf buffer adjacent to the bluff crest, which will help to capture and absorb ;i surface water runoff before it reaches the bluff, thus helping to mitigate potential top-down erosion of the bluff. The non-turf buffer will also provide the benefits of increasing lawn setbacks; acting as a sink for potential contaminants (e.g., lawn fertilizers and pesticides) !!contained in surface water runoff; enhancing the natural character of the top of the bluff; and �Iproviding foraging area for wildlife. The project would also remove the existing sanitary system (located less than 100 feet from the bluff and replace it with a new, upgraded, SCDHS- :iconforming sanitary system located more than 100 feet from the bluff and more than 200 feet jjfrom the surface waters of Long Island Sound, thus improving septic setbacks and treatment of ;Ieffluent before it reaches the groundwater table. A temporary project, limiting siltation fence would be set in place to control and contain site disturbance during construction; and a drainage .,system of leaders, gutters, and drywells would be installed to permanently collect and recharge ,roof runoff, thus resulting in a reduction in potential roof runoff through increased capture and recharge. Together, these mitigation measures will ensure that the project is consistent with Policy 6 and with the standards of Chapter 275. Due to its location landward of the bluff crest, the project is exempt from the NYSDEC's permitting requirements pursuant to Article 25 of the -New York State Tidal Wetlands Land Use Regulations. I See attached. Attach additional sheets if necessary Policy, 7. Protect and improve air quality in the Town of Southold. See LWRP Section III — Policies Pages 32 through 34 for evaluation criteria. ❑ ,Yes ❑ No® Not Applicable Attach additional sheets if necessary i' Policyy8. Minimize environmental degradation in Town of Southold from solid waste and hazardous substances and wastes. See LWRP Section III- Policies; Pages 34 through 38 for evaluation criteria. ❑Yes ❑ No ® Not Applicable PUBLIC COAST POLICIES Policy!9. Provide for public access to, and recreational use of, coastal waters, public lands, and public resources of the Town of Southold. See LWRP Section III -'Policies; Pages 38 through 46 for evaluation criteria. , ❑ Yes ❑ No"71 Not Applicable Attach additional sheets if necessary WORKING COAST POLICIES Policy 10. Protect Southold's water-dependent uses and promote siting of new water-dependent uses in suitable locations. See LWRP Section III - Policies; Pages 47 through 56 for evaluation criteria. ❑ Yes ❑ No ® Not Applicable Attach additional sheets if necessary Policy 11. Promote sustainable use of living marine resources in Long Island Sound, the Peconic Estuary and Town waters. See LWRP Section III - Policies; Pages 57 through 62 for evaluation criteria. ❑Yes ❑ No® Not Applicable ;i Attach additional sheets if necessary i, Policyi112. Protect agricultural lands in the Town of Southold. See LWRP Section III — Policies; Pages 62 through 65 for evaluation criteria. ❑ Yes ❑ No ® Not Applicable i! Attach additional sheets if necessary Policy '13. Promote appropriate use and development of energy and mineral resources. See-LWRP Section;III- Policies; Pages 65 through 68 for evaluation criteria. ❑ Yes ❑ No ® Not Applicable PREPARED BY TITLE coastal Mgmt. Specialist DATE 12/03/15 Robert ann Amended on 811105 TO2 o 4� -M = 6-�� - 9a ' r ' ,I 501300 —...�... ,v 0 •5A(c) 9 4� EX ,� •�i 'liq g n, a .. � �c"' \.O• � v\E a m ,m T, � ,s VNO oa 1 e za s s� 25 c 78 y4 14 13 %a @ J Ig �j7>/O• 88A (C) 14 SOUTHOLD PARK DIST , ,au ®x ,r S �6, •� '�q(DJ 7,3=- Q 11A 7—'0 n 2oq 782 PEO, N SAN RSSRygnO�7jIU8r,N 70 G Vj� ^17s 131 a al :St 110 7q/c $ ,per �• �� (sem q ag a ;;os'. QJ 4 1 J 1 8 g ,� O l •4/cJ\ '`T4/cJ na 8 22A 7 y, ".• a e 8 16 R ms 19 7 •f ?3 C" F' IQQ °� S 11' w 1 (c) x m15 2p `h s V \°4cJ / s •\8 .ra 7.ig(cJ a m 14A(c) r 186 2z2 5 a a oho\ 31. 731 31(1 c , 7B 22.1 mo IIA s ,r2 a e ISA�c) a 111 a . m FOR PCL.NO. X11, ,S3 7 97 SEE SEC NO ,p g sy/ .0 4, 13A(c) 8 nz Y :., 0A F 223 7 — 054-03-024 5 Al 9 J .$ rn MATCH LINE v $ 1191 r l� b StM-- N,anN OWM tIim --H-- UNtE55 DPPVM OTffIN.15E,ALLvgpvERnES F—— Rara..aaau„ ——R—-_ a�N1 +TRF FIXIAMNC ds,n2,s � NOTICE �i3' 7,}'yS` COUNTY OF SUFFOLK © K n "NTENAN` Real Property Tax Service Agency v 2SE,/LLTERATON SALE OR .�wo w——n—— DiSTR10UTION OF ANY PORTION OF THE rROHIeIrED County Center RlveTeatl.N Y 11901 SD `.p'l,`_E O S—IN FEET IN L..-......._..z��........:.R•F.ax». ',.YI' _ _«�.........ssa-..a+s.._.e...�.�.:..�:.:a....... ....e...�'.....-o......,....�...._...._.....,...`.s......&...r..r�.. ..... .,....-.��_ ® _ :P . ti ,t,t �- Z 0've- SURVEY OF PROPERTY I S- Z4'2 �(YV SITUATE APP ° 54" E So SOU'T'HOLD ARENT �` W NlGy TOWN OF SOUTHOLD WATER 130.04, SUFFOLK COUNTY, NEW YORK LINE S.C. TAX No. 1000-50-02- 13 �u S 77-01306 SCALE 1 "=30' �, E APRIL 9, 2014 CPO, °1 9 g9 JUNE 9, 2015 ADD PROPOSED ADDITIONS SEPTEMBER, 2015 REVISE NOTES AND SEPTIC SYSTEM NOBEMBER 1 1, 2015 ADD STREET TIE DISTANCE 6- _ — — _ AREA = 70,459 sq. ft. - - - - 1 .617 ac. B— — — _ CER TIFIED TO: 12 — — _ _ — _ \ u'�,o STEPHEN HARATUNIAN _ ARDA HARATUNIAN 14, 00, 1620_ - - - - - ` ` �\ � \ �\ SII - - - - - - - - - –0 22— — — _ — — — — \ — — — DRAINAGE SYSTEM CALCULATIONS 24— 26-- — — — — \ \ _ _—_— —_ _ — — _ ROOF AREA (GARAGE) 352 sq. ft. _ _ _ 28— — - - - � \ \\ \ \\\� - - - = ` — - - - _ 352 sq. ft. X 0.17 = 60 cu ft. 34� — _ — — \ \\ \\ \ _ — —— _� — — —8 60 cu. ft. / 42.2 = 1.4 vertical ft. of 8' dia. leaching pool required 36 — — \\ \\ \ \ � ' — — — — — _ — PROVIDE (1) 8' dia. X 2' high STORM DRAIN POOLS 38- — — \\ \\\ \\ \\ \Zs // _ _ _ ���� — — _ — — — — — 10 ROOF AREA (EXISTING AND PROPOSED): 1,591 sq. ft. 1,591 sq. ft. X 0.17 = 270 cu. ft. 40- —12 270 cu. ft. / 42.2 = 6.4 vertical ft. of 8' dia. leachingpool required 4.2- \ \ \ \ 1 1 / — — — — �� ��� �_— — — — —14 PROVIDE (2) 8' dia. X, 4' high STORM DRAIN POOLS-16 _ PROPOSED 8' DIA. X 4' DEEP DRYWELLS FOR ROOF RUN-OFF ARE SHOWN THUS: t~- -20 PROPOSED 8' DIA. X 2' DEEP DRYWELLS FOR ROOF RUN-OFF ARE SHOWN THUS: —26 I \ \ — — — —230 --32 36-38 �lJ� 1 _ X42 -44 �S;4 F Ao — of= —as ROS ON — / / / /// //ii //jj 744 742 \� =`������ —4B a CO 42— —— / / /// // /// 79'CPROP. 15'WIDE 73 0 — _ �5 TEST HOLE DATA y0T qST yg2q 44– — / /// % // %///� NON—TURF BUF SER BLUFF<73 6 �������� — 2 Ho FRR� �I 46 — — — / / 0090 sq. (TEST HOLE DUG BY McDONALD GEOSCIENCE S OS /�/ /// ///// 7 6 66 ON APRIL 10, 2014) 8� �0 F 48— / / //i///// 4 8 3.3 0, SAO h�q S SC 50- — / /i/i/i i i F�wN Un 70.7 i z C43 2,q q 52— _i/ / / xG \\x 759-1 I 8 1ENEE DARK BROWN LOAM OL S RQ QFO /i/ii Q 5 9 �o- gg // /// I/ J9 56— / /// / 74 21 s ftx 0 3 PECK 7� 5 1 - ///////% 74 4� X15TINO Ist 4 2nd 5T0 Y a q SFT 9 �F Mq o s 6�4 /�j��/j s- DEGK5 TO BE RE1"10.'-D WITHIN COA AQ EROSION = FL GED AND RE_,�_= AZA D AR A--- 726 10 7�6= / � 77.0_ - �4 6 5 ti oo / 3 �\ `�OQ�1 �6 `�9 S� / 4 PROPOSED p EXISTING HOUSE TO BE o\ — O g��FG 2 u LIMITING ROJEGT BROWN CLAYEY SAND WITH SUB5TANTIALLY RENOVATED �c� °L 1 s u1 SILT FENGE GRAVEL IN LAYERS SC IN PLAGE (EXIST Ist 4 2nd STORY T 74 O 1 7 1 x L$ ��� PROP, 4'X 4' WALLS TO 8E REMOVED 4 REPLAGED ooOG x ti J� S• F c R- �� DE ADDITION RY v V GK end STO DOWN TO Ist FLOOR DEGK 4 G� ���0 P 110 �0.1t T1Oyj �- ���c�����F. _ O EXISTING STREPLACE FOUNDATION,WHIGH ARE TO REMAIN). p o\ PR D q P Gj 47 6' PROP. �Ly oZ o�STOR( EG D0 5 y�E¢ �� 2 ���J `L ti' �E�K ! MASONRY HIGH p 05E // 5H0 8 x— — LAWN STEPS a0 _ UTOOOR 75 �0�o y� ` \0� I PROP O �� �� 74.7/ / Q� % bEG 10'g X 12' 15t 4 e 59 1. ELEVATIONS ARE REFERENCED TO N.A.V.D. 1988 DATUM % 'G yFs\ / 69j / 0 q 7444 I K ADDITION 2nd STORY a J�� h - i� "'GREENED WITH SND EXISTING ELEVATIONS ARE SHOWN THUS: 70 00 \ /O O� �i S o, I \ PORCH ABOVE `'TORY � g TEST OLE PROP, EXISTING CONTOUR LINES ARE SHOWN THUS:- — — -70 — — — — y / �N� LATTICE a / 75 7 x 7C�'P P ` AA o1 Py — EXIST SEPTIC SYSTEMLL °a BROWN FINE SAND SP 2. MINIMUM SEPTIC TANK CAPACITIES FOR A 1 TO 4 BEDROOM HOUSE IS 1,000 GALLONS. � g �� o \ ` \ 7 2 I TO BE REMOVED 1 TANK; 8' LONG, 4'-3" WIDE, 6'-7" DEEP �z02��N x 76 5\ y 0 4 2 -73 NOTE No 6 3. MINIMUM LEACHING SYSTEM FOR A 1 TO 4 BEDROOM HOUSE IS 300 sq ft SIDEWALL AREA. 739 , a 1 POOL; 12' DEEP,,_8' �ia. 76 �9 00 ; \� 73 9 MROP 6" HIGH _-- �r3-_ -_ ,. - _ :«�„_":,,_ - ----_ ._•. - __v�a»."*.�.-•..:..x'-� `x -- -- - _. .> A✓A \� r� — ! RY LAWN 5. LOT AREA LESS COASTAL EROSION HAZARD AREA = 29.791 sq. ft. Q o U _ "��"' G C. 6, EXISTING SEPTIC SYSTEM STRUCTURES SHALL BE PUMPED CLEAN AND (OPO <Z� O< 1 INBIN A/�ggGE REMOVED IN ACCORDANCE WITH S.C.D.H.S. STANDARDS. G n o X00 PIRF- STONEN GA S I55 \moo < 7 7 o \0 e x ( U 3 7 3 Lu EXISTING LOT COVERAGE � � (TOTAL LOT AREA LESS COASTAL EROSION HAZARD AREA) 60 1 g6 o 0 7 7 Q0�� 2' 3 "O CESSPOOL 1P DESCRIPTION AREA % LOT COVERAGE a \ Foto '21 ZAME HOUSE 795 sq ft _ 2 7% O 6 orc 76 8/oo�5�� a' co DOD DECK 490 s ft 1 6% 01 O� 74 x 74 6 ( o 'ORTION NOT IN COASTAL q IO TIO HAZARD AREA) �`�° �' �S / 755 n e Q (rrIzl -3z �/ F X A lo o 1b,1 J`a 3��U 39 94 0 GROUND POOL 722 sq ft 24% yeti F� x PTFE` ,�Qv 742 °L �S Ppm / \� I 4�• ��<4 � h F SF \ X00 / •\ Aj Q \ Dc , ZAME SHED WITH RAMP 133 sq ft 0.5% ZoT p°9 �F / \ 75 1 v4.,Q P R, i )TAL EXISTING 2,140 sq. ft 72% F2cF YXQy 00 x747 \ 752 PROPOSED LOT COVERAGE \� l�y / a x 744 736��� (TOTAL LOT AREA LESS COASTAL EROSION HAZARD AREA) elf- KIST F� DESCRIPTION AREA % LOT COVERAGE 4 � -X, ��yr�cy'., 4' v FRAME HOUSE 795 sq. ft 27% ��92� FosFp1' ` XIST WOOD DECK 'OOo F0, 0 74.2 'ORTION NOT IN COASTAL 490 sq. ft. 1 6% �% 9 10-74 , '— x ROSION HAZARD AREA) �5�x GF2� ice" — { y' O KIST ",'GROUND POOL 722 sq. ft. 2 4% QST e 73 .0V XISI rrZAME SHED W/ RAMP 133 sq ft. 0.5% L ,0 GT��i ) M x: 0, 02 °� �F4 ROPOSED ADDITION 538 sq. ft. 1.8% \9 0, .8• ROP. 1 st & 2nd STORY DECK 16 sq. ft 0 1% DDITION IN PLACE OF STAIRS r ROP 1st & 2nd STORY DECK 130 sq. ft. 0.4% DDITION WITH 2nd STORY PREPARED IN ACCORDANCE WITH THE MINIMUM ORCH ABOVE X \O STANDARDS FOR TITLE SURVEYS AS ESTABLISHED BY THE LIAL.S. AND APPROVED AND ADOPTED \� FOR SUCH USE BY THE NEW YORK STATE LAND TITLE ASSOCIATION ROP. WOOD PORCH 120 sq. ft. 0.4% �\� ' -Ce OF /y��Fr� ROP. WOOD DECK 150 s ft 0.5% l �Q vy�4 iITH OUTSIDE SHOWER q �y�6 T -, 352 s ft. 1 2% ``2c w O t'A ROP. GARAGE q ROP. PERGOLA 292 sq. ft. 1.1% •;":_ "' Sv K OTAL PROPOSED 3,738 sq ft. 12.7% Llc. No 50467 rir UNAUTHORIZED ALTERATION ADDITION Nathan T a f t Corwin I TO THIS SURVEY IS A VIOLATION OF SECTION 7209 OF THE NEW YORK STATE EDUCATION LAW WELL COPIES OF THIS SURVEY MAP NOT BEARING Land Surveyor THE LAND SURVEYOR'S INKED SEAL OR EMBOSSED SEAL SHALL NOT BE CONSIDERED TO BE A VALID TRUE COPY. CERTIFICATIONS INDICATED HEREON SHALL RUN Successor To Stanley J Isaksen, Jr L.S. ONLY TO THE PERSON FOR WHOM THE SURVEY Joseph A Ingegno L S IS PREPARED, AND ON HIS BEHALF TO THE TITLE COMPANY, GOVERNMENTAL AGENCY AND Title Surveys — Subdivisions — Site Plans — Construction Layout LENDING INSTITUTION LISTED HEREON, AND TO THE ASSIGNEES OF THE LENDING INSTI— PHONE (631)727-2090 Fax (631)727-1727 TUTION. CERTIFICATIONS ARE NOT TRANSFERABLE THE EXISTENCE OF RIGHT OF WAYS OFFICES LOCATED AT MAILING ADDRESS 1586 Main Road P 0 Box 1 6 AND/OR EASEMENTS.OF RECORD, IF ANY_- --SHOWN ARE' NOT GUARANTEED. Jomesport, New York 11947 Jamesport, New=York 11947