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Home My WebLink About8032 �3s o o-o pnpz�sed- r sho f3 P4 9&pzsr, T)ewtd as a-?rkill-L Ilk. L-7 -7 Jeep LZ i �e c4h(� '446' Owner: QJSG Properties LLC File#:8032 Address: 38015 Route 25 fU 1 � Code: 17NP T 6- Agent Info Charles Cuddy 445 Griffing Av Riverhead, NY 11901 Phone:(631)369-8200 —J Fax: Email:charlescudd y@optonline.net N c� 'kG 0j ci e J BOARD MEMBERS \\,OF SOU Southold Town Hall Leslie Kanes Weisman, Chairperson ,`O l0 53095 Main Road• P.O. Box 1179 Patricia Acam ora p Southold,NY 11971-0959 Robert Lehnert Jr. G Office Location: i Nicholas Planamento ® �O@ Town Annex/First Floor Margaret Steinbugler 54375 Main Road(at Youngs Avenue) Southold,NY 11971 http://southoldtownny.gov ; V Ly ZONING BOARD OF APPEALS Y-33 am, F4 TOWN OF SOUTHOLD CT 1h 2025 Tel. (631)765-1809 FINDINGS, DELIBERATIONS AND DETERMINA IO t Town CIerk �� r MEETING OF OCTOBER 16, 2025 a:_._____.._____.� ZBA FILE: 48032 NAME OF APPLICANT: QJSG Properties,LLC PROPERTY LOCATION: 38015 Route 25, Orient,NY SCTM: 1000-15-2-15.7 SEORA DETERMINATION: The Zoning Board of Appeals has visited the property under consideration in this application and determines that this review falls under the Type II category of the State's List of Actions, without further steps under SEQRA. SUFFOLK COUNTY AD'IINISTRATIVE CODE: This application was not required to be referred to the Suffolk County Department of Planning under the Suffolk County Administrative Code Sections A 14-14 to 23. 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 subject, conforming, 855,746 square feet, 19.645 acre property located in the R80 Zoning District measures 99.92 feet along the Main Road(NYS Route 25) and runs north approximately 2,050.20 feet along the easterly property line, measures 543.29 feet along the northerly property line and 1,763.16 feet along the westerly property line, contiguous with multiple residential lots of the "Green Acres at Orient" subdivision. The property then measures 308.56 feet along the southerly property line where it then turns south 337.42 feet back to the roadway. A 50-foot-wide right of way runs the length of the parcel's eastern lot line. The property is improved with a one-and-one-and-a-half-story frame house with a covered porch, a tennis court, and multiple structures, including a `goat barn' and a proposed `artist studio' (subject of this application), all shown on a survey prepared by Howard W. Young, Licensed Land Surveyor, dated May 7, 2025. BASIS OF APPLICATION: Request for Variances from Article 111, Section 280-13C; Article III, Section 280-15; and the Building Inspector's April 28, 2025 Notice of Disapproval based on an application for a permit to construct an accessory artist studio structure; at 1) located in area other than the code required rear yard; 2)the proposed use in the accessory building is not a permitted accessory use; located at: 38015 Route 25,Orient,NY. SCTM.No. 1000- 15-2-15.7. RELIEF REQUESTED: The applicant requests two variances for the construction of a raised accessory art studio, measuring 10 feet by 10 feet with an overall height of 21 feet, 11 inches to be located in a front yard location,where the code limits the placement of such an accessory building to the rear yard only and artist studios are not a permitted use under the Town Code. ADDITIONAL INFORMATION The applicant provided architectural plans, labeled A-1 prepared by Zackery E. Nicholson,Registered Architect, dated October 16,2024. Page 2, October 16,2025 #8032, QJSG Properties,LLC SCTM No. 1000-15-2-15.7 The applicant is the owner of the large, seven (7) acre, waterfront estate immediately to the north of the subject property,known as SCTM: 1000-15-2-15.8,and while an independent property, it is characteristically aligned to the agriculturally used subject parcel. Presently, the applicant lives in the house on the subject parcel that has an open building permit for renovations and expansion; the residence to the north has been demolished and a new residence is currently being constructed. When completed, the applicant has indicated that the two parcels will function as a family compound. Improvements on the subject parcel are covered by the following Certificates of Occupancy: #Z-33595 dated March 16, 2009 covering the conversion of an existing accessory structure to a residence #Z-33594 dated March 16, 2009 covering an accessory tennis court #Z-44926 dated June 26,2020 covering a deer fence in a front yard location per ZBA approval #Z-45299 dated June 22, 2024 covering an accessory barn(60'x40') in a front yard location per ZBA approval #Z-45700 dated October 26, 2024 covering an accessory pergola in a front yard location per ZBA approval #Z-50892 dated July 1, 2024 covering a generator #Z-45742 dated November 9,2024 covering an accessory greenhouse in a front yard location per . ZBA approval #Z-46177 dated May 20, 2025 covering an accessory goat barn/shed per ZBA approval #Z-49219 issued May 9, 2023 for additions and alterations to the existing single-family dwelling. The residential structure is located at the northern end of the subject parcel,adjacent to the residence currently under construction, with the majority of land (presently used for agricultural purposes) located to the south; little or no room exists in the compliant rear yard of the residence for customary accessory structures in a compliant location. The parcel is bisected by wetlands. The applicant is the beneficiary of prior Board relief under file #7371 dated February 20, 2020 granting relief to allow a deer fence in a front yard location,along the perimeter of the property and file#7827 dated October 19,2023 granting relief for the"as built" construction of a series of small accessory structures located in the front yard along with the construction of the (proposed) raised art studio, subject of this application. As stated above, the applicant obtained a Certificate of Occupancy on the `as built' structures permitted under ZBA file #7827. Construction has not commenced on the raised art studio granted in that file, nor has a building permit been issued. In a letter dated October 21, 2024, the Chairperson of the Town of Southold Zoning Board of Appeals denied a request for a design alteration, increasing the height for the proposed art studio by 5 feet. This determination was upheld in a second letter dated November 12, 2024, denying the de minimus approval for a design change to the proposed structure, granted in ZBA file #7827. In response to that denial, the applicant now seeks authorization in the current application. Development rights on the entire parcel are intact. The applicant offered testimony that the farm operation and use of the site agriculturally is accessory to the residential and that the produce grown and agricultural products are for the owner's own consumption. Applicant also advised that although the family does dabble in artistry they have found this structure would also aid in the deer management on the property. The applicant's agent offered testimony that the art studio(in practice mostly to be an enclosed viewing platform)is for the use of the property owner and their family and that the structure will not contain plumbing or a bathroom nor will it be conditioned and will have limited/basic electric service. Page 3, October 16,2025 #8032, QJSG Properties,LLC SCTM No. 1000-15-2-15.7 During the public hearing, the applicant's agent reminded the Board of the property size and remote location with virtually no impact on any immediate neighbor or the community in general. Furthermore, the applicant spoke on his own behalf, noting that the accessory structure was previously approved but at lower height. and that the added 5 feet of height will help greatly to increase the view,specifically relative to deer management. The applicant further added that the structure will be used by their family and is going to also be an observation tower to manage the property and gain better visibility of invasive deer. While the applicant indicated they are not `artists,' a family member will likely use the space for drawing or other creative and contemplative pursuits. Indicated in the application packet, under APPLICANT'S PROJECT DESCRIPTION, V. Purpose of New Construction: "observe activities at the site." Statements by the applicant and the applicant's agent relative to the proposed use brought into question the Board's prior approval for the structure as an `art studio' where the applicant seems to desire naming this accessory structure as a `viewing platform' and how to fairly apply Town Code, recognizing the location versus the proposed use. FINDINGS OF FACT/REASONS FOR BOARD ACTION: The Zoning Board of Appeals held a public hearing on this application on September 4,2025 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 &267-b(3)(b)(1). Grant of the requested variances will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. The subject parcel is not visible from the roadway or the subdivision to the west, as it is obscured by dense woodlands. The construction of an accessory structure located in the front yard, where a roar yard is required, will also have little or no impact on the community as the improvement is not visible other than from the air and there is little to no room in a compliant location for the improvement. The use of the proposed accessory structure as a place for the family to create art and a functioning viewing platform, while not a permitted use, will again have no impact on the community since it is approximately 100 square feet in size, unconditioned and without plumbing and raised to a finished height of under 22 feet, as allowed by code. 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 applicant cannot locate the accessory structure in a compliant rear yard location as a result of the original location of the residential structure. While the applicant can create a conforming `art studio/viewing platform' space within their residence,the structure,as proposed, is modest in size and raised over the agricultural property to allow the resident a view of the farm operation and various planting beds and garden areas. 3. Town Law &267-b(3)(b)(3). The variances granted herein are mathematically substantial, each representing 100%relief from the code. However,as evidenced by the applicant's agent testimony and that of the property owner, there is no impact on any immediate neighbor,and the property is well screened from view and site is well over 1,450 feet to the north of Main Road/NYS Route 25. The applicant has provided evidence to the Board's satisfaction that the property is well planted with a variety of fruit bearing trees,that there is livestock and other typical farm animals on site and that all appears well tended to and taken care of and that despite a deer fence,they remain a nuisance that can be better controlled from a raised structure. 4. Town Law §267-b(3)(b)(4). No evidence has been submitted to suggest that a variance in this residential community will have an adverse impact on the physical or environmental conditions in the neighborhood. The applicant must comply with Chapter 236 of the Town's Storm Water Management Code. Page 4,October 16,2025 #8032,QJSG Properties,LLC SCTM No. 1000-15-2-15.7 5. Town Law �267-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. Furthermore, at the time of the minor subdivision creating the lot and as sanctioned by the Town of Southold Planning Board,the tennis court was associated with the property to the north as was the small accessory structure now converted to a primary residence. While self-created, the applicant is limited in their ability to use the full 19 acres lying to the south of the aforementioned improvements without Board relief. 6.Town Law§267-b. Grant of the requested relief relative to locating an accessory structure in a front yard location is the minimum action necessary and to enable the applicant to enjoy the benefit of a raised accessory structure measuring 10 feet by 10 feet with a finished height under 22 feet while preserving and protecting the character of the neighborhood and the health, safety and welfare of the community, however, granting relief to the establishment of an `art studio' is not the minimum action necessary. RESOLUTION OF THE BOARD: In considering all of the above factors and applying the balancing test under New York Town Law 267-13, motion was offered by Member Planamento, seconded by Member Steinbugler, and duly carried,to DENY as applied for and GRANT ALTERNATIVE RELIEF as follows, a raised accessory structure measuring no greater than 10 feet by 10 feet in area and with a finished height of under 22 feet. Before applying for a building permit, the applicant or agent must submit to the Board of Appeals for approval and filing two sets of the revised final signed and sealed architectural drawings conforming to the alternative relief granted herein. The ZBA will forward one set of approved, stamped drawings to the Building Department. Failure to follow this procedure may result in the delay or denial of a building permit, and may require a new application and public hearing before the Zoning Board of Appeals SUBJECT TO THE FOLLOWING CONDITIONS: 1. The applicant is to rename the plans per the Chief Building Inspector of the Town of Southold's satisfaction, either`structure', `accessory structure',or`raised accessory structure',which is to be reflected on the Certificate of Occupancy when issued. 2. The applicant shall submit two sets of the revised final signed and sealed architectural plans of the subject accessory structure conforming to the alternative relief. 3. The subject accessory structure is to remain an unconditioned,non-habitable space with only limited electricity. 4. The framing supporting the structure is not to be filled in or enclosed in anyway, nor are the access stairs to be covered over or protected from the elements. 5. Relief granted under ZBA file#7827 relative to the raised accessory `art studio' is hereby extinguished. This approval shall not be deemed effective until the required conditions have been met.At the discretion of the Board of Appeals,failure to comply with the above conditions may render this decision null and void. That the above conditions be written into the Building Inspector's Certificate of Occupancy, when issued. 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 ofnonconformity,providedde minimis reliefis requested within one year of the date ofthis decision. Any time after one year,the Board may require a new application. Page 5,October 16,2025 #8032,QJSG Properties,LLC SCTM No. 1000-15-2-15.7 IMPORTANT LIMITS ON THE APPROVALS) GRANTED HEREIN Please Read Carefully Any deviation from the survey,site plan and/or architectural drawings cited in this decision, or work exceeding the scope of the reliefgranted herein, will result in delays and/or a possible denial by the Building Department of a building permit and/or the issuance of a Stop Work Order, and may require a new application and public hearing before the Zoning Board of Appeals. Any deviation from the variance(s)granted herein as shown on the architectural drawings,site plan and/or survey cited above,such as alterations, extensions, demolitions, or demolitions exceeding the scope of the relief granted herein, 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. TIME LIMITS ON THIS APPROVAL: 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.IT IS THE PROPERTY OWNER'S RESPONSIBILITY TO ENSURE COMPLIANCE WITH THE CODE REQUIRED TIME FRAME DESCRIBED HEREIN.Failure to comply in a timely manner may result in the denial by the Building Department of a Certificate of Occupancy,nullify the approved variance relief,and require a new variance application with public hearing before the Board of Appeals. Vote of the Board: Ayes:Members Planamento(Vice Chair),Acampora,Lehnert and Steinbugler.(4-0)(Member Weisman absent) atu Nic o as J.Planamento,Vice Chairperson App ed for filing.,b /11-/2025 ANEW ZEN DESIGN 1250 EVERGREEN DRIVE CUTCHOGUE,NY 11935 PHONE:631.513.6589 These ptam are mpyrlotsd and are subject to wpydgM protection as an.-archhoctural w rW undwSm 102 of the Copyright Act,17 U.S.O.as emended December 1990 and pawn as Architectural WOMB Copydot Protection Act of 1990.The protection Includes but Is not gmiGd to the overall form as wW as the ewsngement and wmpodtbn of spaces and dements of design.Under such protection,unsuthorhed use of these plant, work or home represented,con legsgy rosuh m the oeasotion of 101-011 mnstMdM cr buUdlno beingwtmd amVw mm Miy compo matron to ZEN DESIGN I.I.C. 91-g'1 11_C 11 Vv NO. ISSUE DATE 1 ROOF LINE 01 ISSUED FOR PERMIT 06.08.24 A300 ABOVE 02 DESIGN REVISION 09.18.24 1'-7" 03 ZONING BOARD REVISION 10.10.24 BEAMS BELOW 04 ZBA REVISION 1 1016 24 �— --- ———— ----------- --- —, 05 BUILD DEPT AMENDMENT 10.24.25 i-- - — -- ------ 06 BUILDING PERMIT 01.05.26 li it I 511 511 21_4111 21-011 1_011 II I I li I I I I O --�--�— - I — ' II li 0) I Y � I I A-zao I I II ;I Re I I I � 0 I I 0 I � .I 1 ti I I I le 1 111 L__ — _—_ J ED A I I 1-72 �ostayE.wyo�F� _N 0 sry 044423 yc- T F OF NEB I I 1 11 -2 3'-8" 71-6" 4" PT DECKING 41- QJSG PROPERTIES P;E"BYED 38015 ROUTE 25 1'-9111 2 ORIENT,NY 11957 SCTMq 1000-15-2-15.7 1 ..JAN 1 3�.z:026 A-200 SCALE: 1/4e-1r-0e ZONINGBOARDOFAPPMLS DATE: 01.05.26 DRAWN BY: Z.E.N. FOUNDATION PLAN FLOOR PLAN U U FINAL MAP ACCS. STRUCTURE PLAREVIEWED BY ZBA ELEVATIONS DECISION# '3�o'l, �.� TD : A-1 00 ZEN DESIGN 1250 EVERGREEN DRIVE CUTCHOGUE,NY 11935 PHONE:631.513.6589 12 METAL ROOF 1/2,— These plane ace cepyd®ded and ere subject to coprvW �— protection as an-architectural worts under Sec 102 of the Copydght Act,17 U.S.O.as amended December 1990 and k w= as Architectural Worm Copydght Protection Act of 19M7he protection Includes but Is not Ymitod to the owra0 form ce well LIGHT as the arrangement and cemposltlon of spaces and elements of design.Under such protection,unauthorhad use of mesa plans, -- work or home roPro+emed,can legs%resin N the ceseallarn of WOOD SIDING AS SELECTED f� compernsadontoMI)MGnLLC. BY CLIENT i. 2'-6"X 6'-8"SOLID DOOR NO. ISSUE DATE bo jL ti WITH SCREEN LITE SCREEN WINDOWS 01 ISSUED FOR PERMIT 06.08.24 02 DESIGN REVISION 09.18.24 - 03 ZONING BOARD REVISION 10.10.24 04 ZBA REVISION 1 10.16.24 05 BUILD DEPT AMENDMENT 10.24.25 06 BUILDING PERMIT 01.05.26 ROUGH SAWN CEDAR AND CATTLE PANEL GUARDRAIL 00 1 e-I ROUGH SAWN; +1 CEDAR STRINGER r , AND FASCIA BOARDS 1 I U? 1 � 1 6"x6" PT POST n I 1 �EaED ARC i l 1" DIA.TURN BUCKLE ��S4pvENrcyo'>Fc CROSS BRACINGro 4"x4" PT POST s, o4g6z, Pt, 9T y0 P OF NEB ip RECENW u i Q S J G PROPERTIES �------+ �------ r------ti` j � 38015 ROUTE 25 �� raj i qc ORIENT,NY 11957 ` ' 1 -- `---------- ----------- ' ' JA 1��.N y 026 SCTMN 1000 15 2 15.7 .2 ZONINGBOARDOFA � SCALE: 1/4" 1'-0" DATE: OLO5.26 ELEVATION ELEVATION DRAWN BY: Z.E.N. U AL. MAP ACCS. STRUCTURE �ZEi/IEWED Y ZBA ELEVATIONS DECISION# l RECEIVED TOWN OF SOUTHOLD BUILDING DEPARTMENT JUN U 3 2025 SOUTHOLD,N.Y. ZONING BOARD OF APPEALS NOTICE OF DISAPPROVAL DATE: February 3, 2025 RENEWED: April 28,2025 TO: Chad Gallant (QJSG Properties LLC) 333 Central Park West, Apt. 106 New York,NY 10025 Please take notice that your application dated February 3, 2025: For permit: to construct an accessory artist studio structure at: Location of property: 38015 Route 25, Orient,NY County Tax Map No. 1000— Section 15 Block 2 Lot 15.7 Is returned herewith and disapproved on the following grounds: The proposed accessory structure, on this conforming 855,746 sq. ft. lot in the R-80 District, is not permitted pursuant to Article III, Section 280-15, which states accessory buildings and structures shall be located in the required rear yard. The proposed structure is located in the front yard. 1 In addition, the proposed artist studio in an accessory structure is not a permitted pursuant to Article III, Section 280-13 (Cl. 9 Note: The original accessory artist studio structure proposal was approved under ZBA file # 7827, however, the owner has amended the proposal not de minimus in nature resulting in the requirement of a new ZBA review. Authorized ignature 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. 1 - v 1� TOWN OF SOUTHOLD BUILDING DEPARTMENT f SOUTHOLD,N.Y. NOTICE OF DISAPPROVAL e DATE: February 3, 2025 TO: Chad Gallant (QJSG Properties LLC) 333 Central Park West, Apt. 106 New York, NY 10025 Please take notice that your application dated February 3, 2025: For permit: to construct an accessory artist studio structure at: Location of property: 38015 Route 25, Orient,NY County Tax Map No. 1000—Section 15 Block 2 Lot 15.7 Is returned herewith and disapproved on the following grounds: The proposed accessory structure, on this conforming 855,746 sq. ft. lot in the R-80 District, is not permitted pursuant to Article III, Section 280-15, which states accessory buildings and structures shall e located in the required rear yard. The proposed structure is located in the front yard_ In addition the proposed artist studio in an accessory structure is not a permitted pursuant to Article III Section 280-13 C . Note: The original accessory artist studio structure proposal was approved under ZBA file # 7827, however, the owner has amended the proposal not de minimus in nature resulting in the requirement of a new ZBA review. 4 —.- Authorized Signature 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. RECEIVED 003�)- APPLICATION TO THE SOUTHOLD TOWN BOARD OF APPEALS JUN 03 2025 AREA VARIANCE ZONING BOARD OF APPEALS House No. 38015 Street Main Road (Rt.25) Hamlet Orient SCTM 1000 Section: 15 Block: 02 Lot(s) 15.7 Lot Size: 19.645aeresZone R-80 r/ I(WE)APPEAL THE WRITTEN DETERMINATION OF THE BUILDING INSPECTOR DATED May 9. 2023 BASED ON SURVEY/SITE PLAN DATED undated Owner(s): QJSG Properties LLC Mailing Address: 38015 Main Road, Orient, New York 11957 Telephone: 646-734-3579 Far,: Email: chad@gallant.cc 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: Charles R. Cuddy for ky-)Owner( )Other: Address: 445 Griffing Avenue, Riverhead, NY 11901 Telephone. 631-369f48200 Fag.631-369-9080 Email: charlescuddy@optonline.net Please check to specify who you wish correspondence to be mailed to,from the above names: { )Applicant/Owner(s), k%)Authorized Representative, ( }Other Name/Address below: WHEREBY THE BUILDING INSPECTOR REVIEWED SURVEY/SITE PLAN DATED_undated . and DENIED AN APPLICATION DATED 3/29/23 FOR: 0 Building 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_tba code.) Article: 113 Section: 280 Subsection: 15 Type of Appeal. An Appeal is made for: (3)A 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 ( )Request for Reversal or Overturn the Zoning Officer's Denial Other A prior appeal(�has, ( )has not been made at any time with respect to this property, UNDER Appeal No(s). 7371;7827 Year(s). 2/2/20;10/19/23 (Please be sure to research before completing this question or call our office for assistance) Page 2,Area Variance Application RECEIVED Revised 6/2023 ( 0-, JON 0 3 2025 REASONS FOR APPEAL 7 (Please be specific,additional sheets may be used with preparer'.s signature notarize4PNING BOARD OF APPEALS 1.An undesirable change will not be produced in the CHARACTER of the neighbor or a detriment to nearby properties if granted,because: An accessory structure metting the code's height requirements and being located in the middle of the 1.9.6 acre lot will not be a detriment to the neighborhood or change its character. 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: With a waterfront lot the home is near the water and the remainder of the"_,tot is where accessory uses may be located. 3.The amount of relief requested is not substantial because: This is an accessory use at a virtually 20 acre parcel where the front yard is the significant area of the parcel. 4.The variance will NOT have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district because: ` This is an addition to an approved structir.e and will not impact other residences. 5.Has the alleged difficulty been self created? {g}Yes,or € } No Why: • Are there any Covenants or Restrictions concerning this land? {g}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. By signing this document,the PROPERTY OWNER understands that pursuant to Chapter 2W 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 may,upon written request prior to the date of expiration,grant an extension not to exceed three(3)consecutive one(1)year terms. IT IS THE PROPERTY OWNER'S RESPONSIBILITY TO ENSURE COMPLIANCE WITH THE CODE REQUIRED `��Nwuuwmuu�y, 'IME FRAME DESCRIBED HEREIN. 2'g -yp:.N•�YN�+`'� P U BLZL-%p r ature of Applican or Authorized Agent .'•••••... Agent must submit written Authorization from Owner) Sworn to before me this T4l day MARY ANN LYNCH Notary public,State of New York I ,20 2- No.OUY4826M X lh QuallHed in Nassau County GnWxaw Filed in New York County Notary P1110 I Cvmmisslon Expires May 31,!OZ°b r RECEIVED 8O-3 a JUN 0 3 2025 Zoning Board of Appeals APPLICANT'S PROJECT DESCRIPTION ZONING BOARD OF APPEALS APPLICANT• OJSG Properties LLC SCTM No. 1000-15-02-15.7 1.For Demolition of Existing Building Areas Please describe areas being removed: N/A H.New Construction Areas(New Dwelling or New Additions/Extensions). Dimensions of first floor extension: Dimensions of new second floor: Dimensions of floor above second level: Height(from existing natural grade): Is basement or lowest floor area being constructed?If yes,please provide height(above ground)measured from natural existing grade to first floor: M.Proposed Construction Description(Alterations or Structural Changes) (Attach extra sheet if necessary).Please describe building areas: Number of Floors and General Characteristics BEFORE Alterations: Approved artist studio Number of Floors and Changes WITH.Alterations: one f1q'_or IV.Calculations of building areas and lot coverage,sky plane(From Surveyor,Design Professional): Existing square footage of buildings on your property: 62361 square feet Proposed increase of building coverage: 256 square- feet Square footage of your lot: 855,746 square feet Percentage of coverage of your lot by building area(lot coverage) I Gross Floor Area(GFA1 of single family dwelling including the attached garage and/or habitable detached accessory structure: (Please refer to Chapter 280,Section 280-207 of the Town Code): For Residential lots,is project within the allowable Sky Plane?(Please refer to Chapter 280,Section 280-208 of the Town Code): V.Purpose of New Construction: to observe activities at site. 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): Describe on separate page if needed: Land is basically level. 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. Revised 6/2023 QUESTIONNAIRE FOR FILING WITH YOUR ZBA APPLICATION RECEIVED A. Is the subject premises currently listed on the real estate market for sale? ,1UN 3 go 3� Yes X No 2025 B. Are there any proposals to change or alter land contours? ZONING BOARD OFgpp&ALB X No Yes,please explain on separate sheet. No C. 1.)Are there areas that contain sand or wetland grasses? N/A 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? No 4.)If your property contains wetlands or pond areas,have you contacted the Office of the BOARD OF TRUSTEES for its determination of jurisdiction? No Please c nfirm status of your inquiry or application with the Board of Trustees: If issued,please attach copies of your permit listing conditions of approval with a copy of the 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 that are not shown on the survey that you are submitting? No If any of the aforementioned items exist on your property,please show them on a site plan. P. Are there any construction projects currently in process on your property? If yes,please submit a copy of your building permit and survey as approved by the Building Department and please describe scope of work: G. Please attach all pre-certificates of occupancy and certificates of occupancy for the subject premises. If none exist,please apply to the Building Department to 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? Yes If yes,please label the proximity of your lands on your survey and identify the Suffolk County Tax Map No. 1000— I. Please list present use or operations conducted at your property,and/or the proposed use Residential. House and Tennis Court J. (examples:existing single family,proposed:same with garage,pool or other) ZS Aosignal e Date FORM NO. 4 REGLr,,yv 90 3z- TOWN OF SOUTHOLD JUN U 3 LULS BUILDING DEPARTMENT Office of the Building Inspector ZONING BOARD OF APPEALS Town Hall Southold, N.Y. CERTIFICATE OF OCCUPANCY No: Z-33595 Date: 03/16/09 THIS CERTIFIES that the building ALTERATION Location of Property: 37725 MAIN RD ORIENT (HOUSE NO. ) (STREET) (HAMLET) County Tax Map No_ 473889 Section 15 Block 2 Lot 15.7 Subdivision Filed Map No. Lot No. conforms substantially to the Application for Building Permit heretofore filed in this office dated AUGUST 21, 2007 pursuant to which Building Permit No. 33330-Z dated AUGUST 21, 2007 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 EXISTING ACCESSORY BUILDING CONVERTED TO ONE FAMILY DWELLING AS APPLIED FOR. The certificate is issued to AMELIA MENDOZA (OWNER) of the aforesaid building. SUFFOLK COUNTY DEPARTMENT OF HEALTH APPROVAL R10-02-0102 02/02/09 EIJKC1'RICAL CERTIFICATE NO_ 4019305 12/05/08 PLUMBERS CERTIFICATION DATED O1/19/09 MATTITUCK PLUMBING /')Ltho ized ignature Rev. 1/81 FORM NO. 3 RECEIVED843 TOWN OF SOUTHOLD ��N U 3 2025 BUILDING DEPARTMENT Town Hall, Zo""'G 9Q APPEAL, Southold, N.Y. ARD OF BUILDING PERMIT (THIS PERMIT MUST BE KEPT ON THE PREMISES UNTIL FULL COMPLETION OF THE WORK AUTHORIZED) PERMIT NO. 33332 Z Date AUGUST 21, 2007 Permission is hereby granted to: AMELIA MENDOZA PO BOX 36 ORIENT,NY 11957 for CONSTRUCTION OF A TENNIS COURT AS APPLIED FOR at premises located at 37725 MAIN RD ORIENT County Tax Map No. 473889 Section 015 Block 0002 Lot No. 0�5 08 pursuant to application dated AUGUST 21, 2007 and approved by the Building Inspector to expire on FEBRUARY 21 9 . Fee $ 100 . 00 f NQ. utho zed S 'g ature ORIGINAL Rev. 5/8/02 ,,suEFo�K TOWN OF SOUTHOLD RECEIVED BUILDING DEPARTMENT 003 a- TOWN CLERK'S OFFICE JUN 0 3 2025 o�� f SOUTHOLD, NY BUILDING PERMIT ZONING BOARD OF APPEALS (THIS PERMIT MUST BE KEPT ON THE PREMISES WITH ONE SET OF APPROVED PLANS AND SPECIFICATIONS UNTIL FULL COMPLETION OF THE WORK AUTHORIZED) Permit#: 44926 Date: 6/26/2020 Permission is hereby granted to: QJSG Properties LLC 333 Central Park W Apt 106 New York, NY 10026 To: install a deer fence as applied for per ZBA approval. At premises located at: 38015 Route 25, Orient SCTM #473889 Sec/Block/Lot# 15.-2-15.7 Pursuant to application dated 6/23/2020 and approved by the Building Inspector. To expire on 612612021. Fees: DEER FENCE $75.00 Total: $75.00 Building Inspector s..,- TOWN OF SOUTH.OLD R �saffot,r�o.µ'„ BUILDING DEPARTMENT RECEIVED 'so TOWN CLERK'S OFFICE �YN 43t �3a SOUTHOLD, NY 2O?5 r 9 sr �` ZONING BO,4 AppEA BUILDING PERMIT R�OF Ls (THIS PERMIT MUST BE KEPT ON THE PREMISES WITH ONE SET OF APPROVED PLANS AND SPECIFICATIONS UNTIL FULL COMPLETION OF THE WORK AUTHORIZED) Permit#: 49219 Date: 5/9/2023 Permission is hereby granted to: QJSG Properties LLC - 333 Central Park W Apt 106 New York, NY 10025 To: construct additions and alterations to existing single-family dwelling as applied for. At premises located at: 38015 Route 25, Orient SCTM #473889 Sec/Block/Lot# 15.-2-15.7 Pursuant to application dated 3/29/2023 and approved by the Building Inspector. To expire on 1117/2024. Fees: SINGLE FAMILY DWELLING-ADDITION OR ALTERATION $1,056.00 CO-ADDITION TO DWELLING $50.00 Tidal: $1,106.00 Building Inspector soyryolQ Town of Southold P.O. Box 1179 Received T m �0 53095 Main Rd Southold,New York 11971 JUL 3 0 2025 Zoning Bum" Appea!6 CERTIFICATE OF OCCUPANCY No: 46177 Date: 05/20/2025 THIS CERTIFIES that the building ACCESSORY Location of Property: 38.015 Route 25 Orient,NY 11957 S ec/Block/Lot: 15.-2-15.7 Conforms substantially to the Application for Building Permit heretofore, filed in this office dated: 11/21/2023 Pursuant to which Building Permit No. 50158 and dated: 12/27/2023 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: Accessory goat barn/shed as applied for per ZBA#7827, dated 10/1912023. The certificate is issued to: QJSGProperties LLC Of the aforesaid building. SUF'FOLK COUNTY DEPARTMENT OF HEALTH APPROVAL: ELECTRICAL CERTIFICATE: 50158 5/13/2025 PLUMBERS CERTIFICATION: 6 Au or' ed Signature CHARLES R. CUDDY Attorney at Law 445 Griffing Avenue Riverhead,NY 11901 Mailing Address: Tel:(631)369-8200 PO Box 1547 Fax:(631)369-9080 Riverhead,NY 11901 e-mail:charlescuddy(a>,optonline.net Du July 24,2025 Gj �"�� empty Kim Fuentes, Board Assistant �� " 009 Zoning Board of Appeals Southold Town PO Box 1179 Southold,NY 11971 Re: QJSG Properties LLC-38015 Main Rd. Orient,NY 11957 SCTM#1000-15-02-15.7 Dear Ms. Fuentes: When this application was filed for permission to raise the height of the artist studio,I did not have all of the Certificates of Occupancy required by the Board's earlier decision. Enclosed pleas find the following: 1. Accessory barn✓ 2. Accessory goat barn/shed — cX t A NA VTxkf-- Ck4k&AAjD affl+-� �� oQatk 3. "As Built" accessory greenhouse✓ 4. "As Built" accessory pergola,/ II Please place them in the appropriate file. Thank you. Very truly yours, Charles R. Cuddy CRC/pc Encs. RECEIVED � TOWN OF SOUTHOLD F`"r� FFot,��o�y BUILDING DEPARTMENT JUN 0 3 2025 TOWN CLERKS OFFICE S SOUTHOLD, NY ZONING BOARD OF APPEALS BUILDING PERMIT (THIS PERMIT MUST BE KEPT ON THE PREMISES WITH ONE SET OF APPROVED PLANS AND SPECIFICATIONS UNTIL FULL COMPLETION OF THE WORK AUTHORIZED) Permit#: 50158 Date: 1212712023 Permission is hereby granted to: QJSG Properties LLC 333 Central Park W Apt 106 New York, NY 10025 To: construct an accessory goat barn/shed as applied for per ZBA approval. At premises located at: 38015 Route 25, Orient SCTM #473889 Sec/Block/Lot# 15.-2-15.7 Pursuant to application dated 11/21/2023 and approved by the Building Inspector. To expire on 6127/2025. Fees: ACCESSORY $203.00 CO-ACCESSORY BUILDING $100.00 Total: $3 03.00 Building Inspector �0o�o5�FPQl,fcoGy Town of Southold 6/22/2024 a P.O.Box 1179 53095 Main Rd Southold,New York 11971 RECEIVED jUN CERTIFICATE OF OCCUPANCY 0 3 2025 ZONING BOARD OF APPEALS No: 45299 Date: 6/22/2024 THIS CERTIFIES that the building ACCESSORY Location of Property: 38015 Route 25,Orient SCTM#: 473889 Sec/Block/Lot: 15.-2-15.7 Subdivision: ' Filed Map No. Lot No. conforms substantially to the Application for Building Permit heretofore filed in this office dated 1/22/2024 pursuant to which Building Permit No. 50159 dated 12/27/2023 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: accessory barn 60x40)as applied for per ZBA 47827,dated 10/19/2023. f The certificate is issued to Q3SG Properties LLC of the aforesaid building. 'SUFFOLK COUNTY DEPARTMENT OF HEALTH APPROVAL ELECTRICAL CERTIFICATE NO. 50159 6/10/2024 PLUMBERS CERTIFICATION DATED OrizoSignature �o�aoE souryofo Town of Southold P.O. Box 1179 RECEIVED 53095 Main Rd � °`*�o+�►m„e�' Southold,New York 11971 JUN 0 3 2025 CERTIFICATE OF OCCUPANCY ZONING BOARD OF APPEALS No: 45700 Date: 10/26/2024 THIS CERTIFIES that the building ACCESSORY Location of Property: 38015 Route 25 Orient,NY 11957 Sec/Block/Lot: 15.-2-15.7 Conforms substantially to the Application for Building Permit heretofore, filed in this office dated: 01/17/2024 Pursuant to which Building Permit No. 50336 and dated:. 02/13/2024 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: "as built" accessory pergola as applied for per ZBA#7827, dated 10/19/2023. The certificate is issued to: QJSG Properties LLC Of the aforesaid building. SUFFOLK COUNTY DEPARTMENT OF HEALTH APPROVAL: ELECTRICAL CERTIFICATE: PLUMBERS CERTIFICATION: J utho 'z Si ature of SOuryo�o Town of Southold RECEIVEp * * P.O. Box 1179 ®3� 0 53095 Main Rd JUN 0 3 co��,� Southold, New York 11971 �025 ZONING BOA o.. - F APPEALS CERTIFICATE OF OCCUPANCY No: 45742 Date: 11/09/2024 THIS CERTIFIES that the building ACCESSORY Location of Property: 38015 Route 25 Orient, NY 11957 See/Block/Lot: 15.-2-15.7 Conforms substantially to the Application for Building Permit heretofore, filed in this office dated: 01/17/2024 Pursuant to which Building Permit No. 50337 and dated: 02/13/2024 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: "as built" accessory greenhouse as applied for per ZBA#7827, dated 10/19/2023. The certificate is issued to: QJSG Properties LLC Of the aforesaid building. SUFFOLK COUNTY DEPARTMENT OF HEALTH APPROVAL: ELECTRICAL CERTIFICATE: 50337 10/22/2024 PLUMBERS CERTIFICATION: 440ri ed Signature jos+ti�r� TOWN OF SOUTHOLD BUILDING DEPARTMENT RECEIVED q TOWN CLERK'S OFFICE SOUTHOLD, NY ,.. J U N 0 3 2025 BUILDING PERMIT 8 3-a ZONING.BOARD OF APPEALS j (THIS PERMIT MUST BE KEPT ON THE PREMISES WITH ONE SET OF APPROVED PLANS AND SPECIFICATIONS UNTIL FULL COMPLETION OF THE WORK AUTHORIZED) Permit#: 60892 Date: 7/1/2024 Permission is hereby granted to: QJSG Properties LLC 333 Central Park W Apt 106 New York, NY 10025 To: install generator as applied for. At premises located at: 38016 Route 25 Orient SCTM#473889 Sec/Block/Lot# 15.-2-15.7 Pursuant to application dated 5/10/2024 and approved by the Building Inspector. To expire on 12/31/2025. Fees: ACCESSORY $125.00 ELECTRIC $100.00 CERTIFICATE OF OCCUPANCY $100.00 Total: $325.00 Building Inspector \ U ` .` � | i � 013ther. �00T 120-Morsh $S90=- BOARD MEMBERS ��OF S0(/jyo Southold Town Hall Leslie Kanes Weisman, Chairperson ti0 �p 53095 Main Road-P.O.Box 1179 Southold,NY 11971-0959 Patricia Acampora Office Location: Eric Dantes �pQ Town Annex/First Floor, Robert Lehnert,Jr. ��,Y 54375 Main Road(at Youngs Avenue) Nicholas Planamento C00 +� Southold,NY 11971 http://southoldtownny.gov ZONING BOARD OF APPEALS TOWN OF SOUTHOLD Tel. (631)765-1809 RECEIVE&),., , November 12,2024 JUN 0 3 2025 Charles Cuddy ZONING BOARD OF APPEALS Attorney at Law P.O. Box 1547 Riverhead,NY 11901 Re: Appeal No. 7827, QJSG Second Request—De Minimus Request 38015 Route 25, Orient SCTM No. 1000-15-2-15.7 Dear Mr. Cuddy; We received your letter of October 29,2024,as well as the letter from Chad Gallant, dated October 16, 2024, which detailed a second request for a de minimus approval for a design change to the proposed Artist Studio/watch tower. On October 17,2024, the Board reviewed the request from Zackery Nicholson dated October 21, 2024 and made the determination that they stand by their original decision. At the ZBA Regular Meeting on November 7,2024,the Board reviewed your letters, discussed your design change request, and have affirmed that they will not vary their original decision. Sinc e y1 dslie Kanes eisman ZBA Chairperson/Department Head cc: Building Department ' Cx.A.RLI�s R.CUDDY RECEIVED guru � 8 a�a ATTORNEY AT LAW 3 2025 446GRIFFINGAVENUE 2®IyI�G B RIVERHEAD,NEW YORK OARD OF APPEALS Mailing Address: TEL: (631)369-8200 P.O.Box 1547 FAX: (631)369-9080 Riverhead,NY 11901 E-mail: charlescuddy@optonline.net October 29,2024 Leslie Kane Weisman, Chairperson Received Zoning Board of Appeals Southold Town PO Box 1179 OAT 0:2024 Southold,NY 11971 Zoning Board of Appeals. Re: QJSG Properties LLC-38015 Main Rd. Orient,NY 11957 SCTM#1000-15-02-15.7 Dear Ms. Weisman: By the Zoning Board's decision of October 19,2023,the Board granted,inter alia, Chad Gallant's application for a small artist studio at his 20 acre site at Orient Point. With both his sheep and deer roaming this large wooded lot he would like to elevate the artist structure to allow him to also use it as a watch tower to locate the animals wandering the property. Enclosed is a letter request from Mr. Gallant. Please advise if the Board will grant his request without further proceedings. Very truly yours, CRC:dmc Charles R. Cuddy Enclosure RECEIVED JUN 0 3 2025 CHAD GALLANT 38015 MAIN ROAD ZONING BOARD OF APPEALS ORIENT, NY 11957 October 16, 2024 Received Charles Cuddy, Esq. OCT 3 0 2024 445 Griffing Avenue Riverhead NY 11901 Zoning Boaro of /Appeals Dear Charles, I thought it would be helpful to explain the rationale behind the proposed changes to the artist studio. We've recently discovered that a higher tower would be extremely beneficial for our property management. It would allow'us to better observe various aspects of the land, including deer and their negative impact on native vegetation. Additionally, it would improve our ability to manage the adjacent goat paddock by providing a clearer view of underbrush'areas that are nearly inaccessible. Beyond property management advantages, we believe that the higher tower and new design would significantly enhance the artist studio experience. The elevated vantage point would offer a more expansive view of the land's natural beauty, undoubtedly serving as a greater source of artistic inspiration. Please don't hesitate to contact me if you have any questions regarding these proposed changes. With best wishes, i Chad BOARD MEMBERS �*rjF SU(/j�,0 Southold Town Hall Leslie Kanes Weisman, Chairperson 53095 Main Road•P.O.Box 1179 Southold,NY 11971-0959 Patricia��oampora 4r• Office Location: Eric Dantes SiA • �O Town Annex/First Floor, Robert Lehnert,Jr. �� 54375 Main Road(at Youngs Avenue) Nicholas Planamento cnumN Southold,NY 11971 http://southoldtownny.gov ZONING BOARD OF APPEALS TOWN OF SOUTHOLD RECEIVED Tel. (631)765-1809 8D'3-;L October 21, 2024 JUN 0 3 2025 Zackery Nicholson ZONING BOARD ZEN Design OF APPEALS 1250 Evergreen Drive Cutchogue,NY 11935 Re: Appeal No. 7827, QJSG 38015 Route 25, Orient SCTM No. 1000-15-2-15.7 Dear Mr.Nicholson; We received your letter of October 10, 2024, requesting an approval of a design change to the proposed Artist Studio that was previously approved by the Zoning Board of Appeals on October 19,2023 in file no. 7827. At the ZBA Special Meeting on October 17, 2024, the Board reviewed your request to raise the artist studio from 17 feet to 22 feet, our records, and our 2023 decision to grant variances for multiple structures located in the front yard where the code limits placement of such structures to the rear yard. The Board has determined that by raising the non-conforming structure an additional five feet, it may create additional non-conformity to the proposed artist studio, and they stand by their original decision. If you wish to proceed,you will be required to return to the Building Department to obtain a new Notice of Disapproval, and then apply to the ZBA with a new application and the proposed new design to the proposed artist studio. Sincerely C 4es ie es eisman ZBA Chairperson/Department Head cc: Building Department � �61Ved ze- c�o D 'ZEN DESIGN oCT 15 2024 ZACKERY E. NICHOLSON Zoning Board of Wea1S 1250 EVERGREEN DRIVE CUTCHOGUE NY 11935 631.513.6589 RE: ZBA Appeal Ie October 10th, 2024 QJSG Properties RECEIVED Orient, NY 11957 60 SCTM No. 1000-15-2-15.7 2025 2025 JUN 0 3 To the Zoning Board of Appeals, _ ZONING BOAR®OF APPEALS After review by the building department, it has become apparent that our proposed Artist Studio as previously presented to the board does not meet several criteria for an occupiable space. This includes guard rail and egress stairs which we have changed in our new proposed design. In addition to changing the guard rail and staircase details we also wish to increase the height of our structure to the maximum allowable 22'. Attached along with this letter please find copies of the proposed Artist Studio for your review. Thank you for your time and consideration. Sincerely, Zackery E. Nicholson, RA .�SREO ARC I o of .�E.Ni 44, 1 Hoy �n� I N M �Z i i SST 044&'Z5 � E 0F jMA j BOARD MEMBERS ��OF Sol Southold Town Hall Leslie Kanes Weisman,Chairperson 53095 Main Road•P.O.Box 1179 Southold,NY 11971-0959 Patricia Acampora Office Location: Eric Dantes Q Town Annex/First Floor, Robert Lehnert,Jr. 54375 Main Road(at Youngs Avenue) Nicholas Planamento yCOW Ni� Southold,NY 11971 http://southoldtownny.gov RECEIVED ZONING BOARD OF APPEALS PJ4 6 3.0-1 WA TOWN OF SOUTHOLD F E B 2 6 202 Tel.(631)765-1809•Fax(631)765-9064 e4�iaanaA Southold Town Clerk FINDINGS, DELIBERATIONS AND DETERMINATION CEIdED MEETING OF FEBRUARY 20,2020 ZBA FILE: 7371 JUN 0 OD3-p- NAME OF APPLICANT: QJSG Properties,LLC 3 2025 PROPERTY LOCATION: 38015 Main Road, Orient SCTM 00-15-2-15.7 • ��PNG BOARD SEQRA DETERMINATION: The Zoning Board of Appeals has visited the property under consideration On thisAPPEALS application and determines that this review falls under the Type II category of the State's List of Actions, without further steps under SEQRA. SUFFOLK COUNTY ADMINISTRATIVE CODE: This application was referred as required under the Suffolk County Administrative Code Sections A 14-14 to 23, and the Suffolk County Department of Planning issued its reply dated November 15,2019 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 subject property, measuring 19.645 acres has access to NYS Route 25 with 337.42 feet in length flagpole having a width of approximately 50 feet, and runs along the easterly portion of the property. A member of the LLC also owns the neighboring parcel to the north known as 1000-15-2-15.8, and also requires relief from the ZBA for a deer fence in the front yard. Collectively,the two parcels located in the R- 80 Zoning District measure 26.5 acres of land lying between the Main Road and Long Island Sound. The property, measures 99.92 feet fronting the Main Road (S.R. 25) along the southerly property line, measures approximately 2,050.00 feet along the easterly property line, measures 543.29 along the northerly property line and 1,763.16 feet along the westerly property line, then 208.56 feet along the southerly property line where it then meets the aforementioned flagpole. The property is improved with a one and one half-story frame house with porch and a tennis court,all shown on survey prepared by Nathan Taft Corwin III,L.S. last revised September 16,2019. BASIS OF APPLICATION: Request for a Variance from Article XXII, Section 280-105C(3) and the Building Inspector's October 18, 2019 Notice of Disapproval based on an application for a permit to construct a deer fence at, 1) more than the code permitted maximum four (4) feet in height when located in the front yard, located at 38015 NYS Route 25, Orient,NY. SCTM#1000-15-2-15.7. RELIEF REQUESTED: The applicant requests a variance to construct a deer fence 8 feet in height in the front yard of the property,where only a 4-foot-high fence is allowed in a front yard. RECEIVED �03a- Page 2,February 20,2020 JUN 0 3 2025 #7371,QJSG SCTM No. 1000-15-2-15.7 ZONING BOAR®OF APPEALS ADDITIONAL,INFORMATION: The applicants for this variance and for variance ZBA 47369 (Becker) are related owners of adjacent parcels which are collectively 26.5 acres of land laying between the Main Road and Long Island Sound, both accessed by a long private flag from Main Road. The applicant's agent testified as to the need for the deer fencing and the unique ownership of the adjoining properties. FINDINGS OF FACT/REASONS FOR BOARD ACTION: The Zoning Board of Appeals held a public hearing on this application on February 6,2020 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. The southern face of the proposed deer fence will not be seen from the main road because it is approximately 1,450 feet set back from that road frontage. To the west the fence runs behind the rear yards of several homes in a wooded area. A significant portion of the fencing on the east side of the property runs along the driveway of the property and will have no impact on the wooded property to the east, 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 proposed fence,which is non-conforming in height in a front yard on a residential lot, is the only possible way to attempt to control deer intrusion unto the property. 3. Town Law V674(3)(b)(3). The variance granted herein is mathematically substantial, representing 100% relief from the code. However,the location of the proposed accessory fencing in the front yard is a far greater front yard setback from the road than the setback required for a principal dwelling and, at a distance of 1,450 feet from the road,will not be seen from either the road or adjacent properties. 4. Town Law 4267-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. 5. Town Law V67-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 a deer fence 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 Lehnert, seconded by Member Planamento, and duly carried,to GRANT the variance as applied for, and shown on the survey by Nathan Taft Corwin, Land Surveyor, and last revised September 19,2019. RECEIVED Page 3,February 20,2020 JU SD-3� #7371,QJSG N 0 3 2025 SCTM No. 1000-15-2-15.7 ZONING BOARD OF APPEALS Any deviation from the survey, site plan and/or architectural drawings cited in this decision will result in delays and/or a possible denial by the Building Department of a building permit and may require a new application and public hearing before the Zoning Board 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. In the event that this is an approval subject to conditions, the approval shall not be deemed effective until such time that the foregoing conditions are met; and failure to comply therewith will render this approval null and void. 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 Weisman(Chairperson),Dantes, Planamento and Lehnert(4-0)(Member Acampora Absent) AKaneseisman,Chairperson Approved for filing a /a?O /2020 BOARD MEMBERS Southold Town Hall Leslie Kanes Weisman, Chairperson �S�Q� ��U � 53095 Main Road•P.O. Box 1179 Patricia Acampora �® �® Southold,NY 11971-0959 Eric Dantes Office Location: Robert Lehnert,Jr. Town Annex/First Floor Nicholas Planamento ® �� 54375 Main Road(at Youngs Avenue) COUNTI, Sout-I MEftb http:Hsoutholdtownny.gov ZONING BOARD OF APPEALS 0 CT 2 3 2023 TOWN OF SOUTHOLD Tel. (631)765-1809 Southold Town Clerk FINDINGS,DELIBERATIONS,AND DETERMINATION MEETING OF OCTOBER 19,2023 RECEIVED ZBA FILE: #7827 �Q3� NAME OF APPLICANT: QJSG Properties, LLC JUN 03 2025 PROPERTY LOCATION: 38015 NYS Route 25, Orient,NY SCTM: 1000-15-2-15.7 ZO SEORA DETERMINATION: The Zoning Board-of Appeals has visited the property under coonsiNd�rd r Rf�RFsAPPEALS application and determines that this review falls under the Type II category of the State's List of Actions, without further steps under SEQRA. SUFFOLK COUNTY ADMINISTRATIVE CODE: This application was referred as required under the Suffolk County Administrative Code Sections A 14-14 to 23,and the Suffolk County Department of Planning issued its reply dated August 21,2023 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 subject,conforming,property measuring 19.645 acres has access to NYS Route 25 via a 337.42 feet in length flagpole having a lot width of 99.92 feet along the roadway(which includes a 50 feet wide right of way running the length of the lot, allowing access to the small, waterfront parcel to the north), measures approximately 2,050.20 feet along the easterly property line,measures 543.29 along the northerly property line and 1,763.16 feet along the westerly property line,contiguous with multiple residential lots of the"Green Acres at Orient" subdivision, then 308.56 feet along the southerly property line where it then meets the aforementioned flagpole portion of the lot. The property is improved with a one and one half-story frame house with porch currently under renovation,a tennis court,and multiple"as-built"structures(subject of this application)all shown on a survey prepared by Howard W. Young, Licensed Land Surveyor last revised July 26,2023. BASIS OF APPLICATION: Request for Variances from Article III, Section 280-13C; Article III, Section 280-15; Article XXII, Section 280-1051)(4); and the Building Inspector's May 9, 2023, Amended July 28, 2023 Notice of Disapproval based on an application for a permit to install additional deer fencing and to construct an accessory potting shed,a chicken run with coop,a goat bam,an accessory artist studio structure,barn,and two(2)hoop houses, and to legalize an"as built"accessory pergola,a greenhouse and two(2)sheds on rural residential property;at 1)the proposed artist studio use in the accessory building is not a permitted-accessory use;2)seven(7)proposed accessory structures located in other than the code permitted rear yard; 3) four (4) "as built" accessory structures located in other than the code permitted rear yard;4)deer fencing located in the non-permitted front yard or primary front yard; located at: 38015 NYS Route 25, Orient,NY. SCTM No. 1000-15-2-15.7. RELIEF REQUESTED: The applicant requests multiple variances to legalize several "as-built" accessory structures, including a pergola(14 feet by 22 feet),a greenhouse(14 feet by 19.6 feet),and two(2)sheds(combined Page 2,October I9,2023 RECEIVED #7827,QJSG Properties SCTM No.�1000-15-2-15.7 JUN 0 3 2025 size, 3.9 feet by 13.6 feet) located in a front yard where such improvements are h7ftINIGIVA06 RdVA�War ocations; the applicant seeks a variance to construct a deer fence eight(8)feet in height in a fi•ont yard location,w (4) foot high fence is allowed; the applicant seeks variances for the proposed construction of several accessory structures, including a potting shed (8 feet by 12 feet), a chicken run (30 feet by 100 feet) with coop (10 feet by 20 feet),a goat barn(12 feet by 16 feet),two(2)hoop houses (each 20 feet by 50 feet), a barn(40 feet by 60 feet with a height of 20.11 feet), and an elevated art studio/viewing platform (16 feet by 16 feet with a height of 17.4 feet) located in a front yard where the Code limits the placement of such structures to a rear yard location;and finally,the applicant seeks a variance for the use of the art studio,which is not permitted per the Town of Southold code. ADDITIONAL INFORMATION: The applicant is the owner of the large, seven (7) acre, waterfront estate immediately to the-north for the subject property, known as SCTM: 1000-15-2-15.8 and while an independent property it is characteristically aligned to the agriculturally used subject parcel. Presently,the applicant proposes to live in the house on the subject parcel that has an open building permit for renovations and expansion; the residence to the north will be renovated and occupied at a later date by the applicant's adult son. The applicant provided architectural plans for the accessory structures unsigned and unstamped, labeled A-1 through A-4 and dated July 18,2023 and manufacturer specs for the hoop houses from Hoklartherm dated September 2016. Improvements on the parcel are covered by the following Certificate of Occupancy: #Z-33595 dated March 16,2009 covering the conversion of an existing accessory structure to a residence. #Z-33594 dated March 16,2009 covering an accessory tennis court #Z-44926 dated June 26,2020 covering a deer fence in a front yard location per ZBA approval An open building permit, file #49219, was issued May 9, 2023 for additions and alterations to an existing single- family dwelling'. The residential structure is located at the northern end of the subject parcel with the majority of land(presently used for agricultural purposes) located to the south; little or no room exists in the compliant rear yard of the residence to place the necessary agricultural accessory structures (both "as-built" and proposed) in a compliant location. The parcel is bisected by wetlands which are presently unfenced to the west. At the hearing the applicant's attorney explained that, although the Notice of Disapproval stated that the proposed deer fencing was not permitted in a front yard,the applicant proposes to place deer fencing around the wetlands area located in the existing front yard and would only be tying it into the existing deer fence permitted under prior Board relief. The applicant is the beneficiary of prior Board relief under file #7371 dated February 20, 2020 granting relief to allow a deer fence in a front yard location,along the perimeter of the property. Development rights on the entire parcel are intact. The applicant offered testimony that the farm operation and use of the site agriculturally is accessory to the residential use and that they are presently not classified as a bona fide farm operation. The produce grown and agricultural products are for the owner's own consumption and are not sold at a permitted roadside farmstand. The applicant's agent offered testimony that the art studio (in practice an enclosed.viewing platform) is for the use of the property owner,that no public events will be held and that the structure will not contain plumbing or a bathroom nor will it be conditioned and will have limited/basic electric service. An immediate neighbor wrote a letter of concern prior to the public hearing; during the public hearing the `farm manager' spoke in favor of this application reminding the Board of the property size and remote location with RECEIVED JUN 0 3 2025 r Page 3,October 19,2023 #7827,QJSG Properties SCTM No. 1000-15-2-15.7 ZONING BOARD OF APPEALS virtually no impact on any immediate neighbor or the community in general. No other neighbor or member of the community spoke in favor of or against this application. On October 6, 2023 the applicant's agent provided the Zoning Board of Appeals with examples of multiple similar variances granted for accessory structures and deer fencing in front yard locations. FINDINGS OF FACT/REASONS FOR BOARD ACTION: The Zoning Board of Appeals held a public hearing on this application on October 5,2023 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 $267-b(3)(b)(1). Grant of the requested variances will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. The subject parcel is not visible from the roadway or the subdivision to the west,as it is obscured by dense woodlands,where a deer fence already exists protecting the applicant's crop. The addition of various accessory structures, customary in agricultural operations, as applied for, in a front yard location,where a rear yard is required,will also have little or no impact on the community as they are not visible other than from the air. Lastly, the use of the proposed accessory structure as an art studio/viewing platform,while not a permitted use will again have no impact on the community since it is less than 260 square feet in size, unconditioned and without plumbing and raised to a finished height of under 20 feet. All structures, as proposed,are common to any agricultural operation within the Town of Southold. 2. Town Law 4267-b(3)(b)(2). The benefit sought by the applicant cannot be achieved by some method, feasible for the applicant to pursue,other than an area variance. The proposed deer fence,which is non-conforming in height in a front yard on a residential lot, is the only possible way to attempt to control deer intrusion on this agriculturally used property. Furthermore,the applicant cannot locate the agricultural accessory structures in a compliant rear yard location as a result of the original location of the residential structure. While the applicant can create a conforming `art studio' space within their residence,the structure, as proposed is modest in size and raised over the agricultural property to allow the resident a view of the farm operation and various planting beds and garden areas. 3. Town Lave $267-b(3)(b)(3). The variances granted herein are mathematically substantial, each representing 100%relief from the code. However, as evidenced by the applicant's agent testimony and that of the farm manager, there is no impact on any immediate neighbor, that the property is well screened from view and site is well over 1,450 feet to the north of Main Road/Route 25. While not an official farm operation, the applicant has provided evidence to the Boards satisfaction that the property is well planted with a variety of fruit bearing trees, that there is livestock and other typical farm animals on site and that all appears well tended to and taken care of. 4. Town Law $267-b(3) b)(4). No evidence has been submitted to suggest that a variance in this residential community will have an adverse impact on the physical or environmental conditions in the neighborhood. The applicant must comply with Chapter 236 of the Town's Storn Water Management Code. 5. Town Law 6267-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. Furthermore, at the time of the minor subdivision, as sanctioned by the Town of Southold Planning Board, the tennis court was associated with the property to the north as was the small accessory structure now converted to a primary residence. While self-created, the applicant is limited in their ability to use the full 19 acres lying to the south of the aforementioned improvements without Board relief. Page 4,October 19,2023 RECEIVED�®�� #7827,QJSG Properties SCTM No. 1000-15-2-15.7 JUN 0 3 2025 6. Town Law 4267-b. Grant of the requested relief is the minimum action necelsNs9P9MRiWA9 L;AESble the applicant to enjoy the benefit of several "as-built" accessory structures, including a pergola(14 feet by 22 feet), a greenhouse(14 feet by 19.6 feet),and two(2)sheds(combined size, 3.9 feet by 13.6 feet)and the construction of a deer fence eight(8)feet in height in a front yard Iocation(along the perimeter of wetlands at the center of the parcel, and the construction of several accessory structures: a potting shed(8 feet by 12 feet),a chicken run(30 feet by 100 feet)with coop(10 feet by 20 feet),a goat barn(12 feet by 16 feet),two(2)hoop houses(each 20 feet by 50 feet),a barn (40 feet by 60 feet with a height of 20.11 feet),and an elevated art studio/viewing platform(16 feet by 16 feet with a height of 17.4 feet)ALL located in a front yard where the Code limits the placement of such structures to a rear yard location 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&nand duly carried,to GRANT the variances as applied for and shown on a Building Permit Survey prepared by Howard W. Young,L.S., last revised July 26,2023; and Architectural Plans for the pergola and the 13.6 ft. by 3.8 ft. shed,labeled A-3 and A-4, prepared by John J. Condon, dated August 17, 2023; and unsigned and unstamped Architectural Plans of the 40 ft. by 60 ft. barn,potting shed, goat barn, chicken coup and artist studio,labeled A-1 and A-2 and,dated July 18, 2023 and manufacturer specs for the hoop houses from HokIartherm, dated September 2016. SUBJECT TO THE FOLLOWING CONDITIONS• 1. .The applicant must apply to the Building Department for a building permit for all the "as built" improvements located in the non-conforming front yard (a 14 ft.x19.6 ft. greenhouse,a 13.6 ft.x 3.8 ft. frame shed,and a 14.1ft.x 21.1 ft.pergola)within 90 days of the date of this decision and submit same to the Office of the Zoning Board of Appeals,or submit a written request for an extension to the Board of Appeals setting forth the reason(s)why the applicant was unable to obtain a building permit in the time allotted. 2. The applicant must obtain a Certificate of Occupancy from the Building Department for the"as built" improvement(s)and submit same to the Office of the Zoning Board of Appeals within 12 months of this decision or submit a written request for an extension to the Board of Appeals setting forth the reason(s) why the applicant was unable to obtain a Certificate of occupancy in the time allotted. 3. The"as built" improvement(s)may not be used until a Certificate of Occupancy has been obtained. 4. The art studio/viewing platform is not to be conditioned in anyway;plumbing shall be limited to a utility sink only(no half or full bathroom shall be permitted);and basic electricity shall be allowed. 5. In addition,the Board determines the following elements/conditions led to the determination that the artist use is customary and incidental to the principal use,and therefore shall apply: a) Such use is incidental to the principal residential use on the premises. b) The artist's studio/workshop in an accessory structure is not rented to or used by anyone other than the property owner of the principal dwelling. If property owner applies for a rental permit for the subject dwelling,or sells/transfers the property,art studio use shall be extinguished. c) No individual or group instructions,classes or demonstrations related to the production/fabrication of crafts/art works in the studio/workshop may take place on the property. d) The property owner may not employ or engage unpaid assistance by any other persons(s)in relation to the production/fabrication of art/crafts in the accessory structure, e) There is no exterior effect at the property line such as noise,traffic, odor,dust,smoke,gas, fumes or radiation. t) No display of products/art work/crafts etc. is visible to the street. RECEIVED 03�.- Page 5,October 19,2023 JUN 0 3 2025 97827,QJSG Properties SCTM No. 1000-15-2-I5.7 ZONING BOARD 0P APPEALS g) No sales to the public are permitted on the subject property. h) Activities in the artist's studio/workshop in the accessory structure are limited to the production of crafts and works of art such as painting,sculpture, photography, ceramics, weaving/textiles,glass art (but not glass blowing),and personal woodworking/carpentry and auto mechanics on vehicles belonging only to the property owner. i) No sleeping or cooking is permitted in the accessory structure. j) An accessory structure used as an artist's studio/workshop may only contain that one use in addition to non-habitable(unfinished,open rafters and stud walls)storage of general household items, garden tools and/or vehicles: k) An accessory apartment in the accessory structure is not permitted unless the artist's studio/workshop use is removed and a special exception permit is obtained from the Zoning Board of Appeals. 1) The following uses are not, by this determination, considered to be permitted uses in an artist's studio/workshop in an accessory structure,as defined herein and are prohibited: workout/fitness activities,recreational activities,and home offices(as defined in the Town Code). This approval shall not be deemed effective until the required conditions have been met.At the discretion of the Board of Appeals,failure to comply with the above conditions may render this decision null and void That the above conditions be written into the Building Inspector's Certificate of Occupancy, when issued. The Board reserves tine right to substitute a similar design that is de minimis in nature for an alteration that does not increase the degree of nonconformity. IMPORTANT LIMITS ON THE APPROVAL(S) GRANTED HEREIN Please Read Carefully Any deviation from the survey,site plan and/or architectural drawings cited in this decision,or work exceeding the scope of the relief granted herein, will result in delays and/or a possible denial by the Building Department of a building permit and/or the issuance of a Stop Work Order, and may require a new application and public hearing before the Zoning Board of Appeals. Any deviation from the variance(s)granted herein as shown on the architectural drawings,site plan and/or survey cited above,such as alterations,extensions, demolitions, or demolitions exceeding the scope of the relief granted herein, 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 titan such uses,setbacks and other features as are expressly addressed in this action_. TIME LIMITS ON THIS APPROVAL: 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. IT IS THE PROPERTY OWNER'S RESPONSIBILITY TO ENSURE COMPLIANCE WITH THE CODE REQUIRED TIME FRAME DESCRIBED HEREIN.Failure to comply in a timely manner may result in the denial by RECEIVED �3�3a Page 6,October 19,2023 JUN 0 3 2025 #7827,QJSG Properties SCTM No. 1000-15-2-15.7 ZONING BOARD OF APPEALS the Building Department of a Certificate of Occupancy, nullify the approved variance relief, and require a new variance application with public hearing before the Board of Appeals Vote of the Board: Ayes:Members Planamento, Lehnert, Acampora, Dantes, Weisman. This Resolution was duly adopted(5-0). r Les ie Kanes Weisman, Chairperson Approved for filing�LI / Z?/2023 RECEIVED AGRICULTURAL DATA STATEMENT JUN 03 2025 ZON NG BOARD OF APPEALS TOWN OF SOUTHOLD ZONING BOARD OF APPEALS WHEN TO USE THIS FORM:This form must be completed by the applicant for any special use permit,site plan approval, use variance,area variance or subdivision approval on property within an agricultural district OR within 500 feet of a farm operation located in an agricultural district: All applications requiring an agricultural data statement must be referred to the Suffolk County Department ofPlanning in accordance with Section 239m and 239n of the General Municipal Law. 1. Name of Applicant QJSG Properti�sLLC 2. , Address of Applicant: 38015 Main Road, Orient, New Yorltic 11957 3. Name of Land Owner(if other than Applicant): 4. Address of Land Owner: 5. Description of Proposed Project: raised artist studio 6. Location of Property:(Road and Tax map Number) 38015 Main Road, Orient, NY SCTK NO. 1000-15-02-15.7 7. Is the parcel within 500 feet of a farm operation? (.14 Yes { )No 8. Is this parcel actively farmed? { }Yes {R}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 l. Cher 1dTortoriello PO Box 501 Orient NY 11957 SCTM No. 1 —2 —1-3.9 2. 3. 4. 5. 6. (Please use the back of this page if there are additional property owners) S fuse of App scant V Date ote: 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. RECEIVED JUN U 3 2025 ZONING BOARD OF APPEALS r m n;'� ARTICLES OF ORGANIZATION OF QJSG PROPERTIES, LLC Under Section 203 of the Limited Liability Company Lav, RECEIVE JUL 112023 FIRSTr The name of the limited liability company is: QJSG PROPERTIES,LLC Zoning Board of Appeals SECOND: The county,within this state,in which the office of the limited liability company is to be located is SUFFOLK. THIRD: The Secretary.of State is designated as agent of the limited liability company upon whom process against it may be served.The address within or without this state to which the Secretary of State shall mail a copy of any process against the limited liability company served upon him or her is: THE LIMITED LIABILITY COMPANY 38015 Main Road Orient,NY 11957 i certify that I have read the above statements,I am authorized to sign these Articles of Organization, that the above statements are true and correct to the best of my knowledge and belief and that my signature typed below constitutes my signature. Imole Ogowewo,Organizer (signature) Imole Ogowewo,ORGANIZER Filed by: Saee Muzumdar 131 Perry St.Apt.3B New York,NY 10014 CORPORATION SERVICE COMPANY (45) DRAWDOWN CUSTOMER REF# 503978ADG FILED WITH THE NYS DEPARTMENT OF STATE ON: 11/27/2018 FILE NUMBER: 181127010338; DOS ID: 5449317 DOS-1239-f-11(Rev 02/12) Page 1 of RECEIVED JUN 0 3 '2025 ZONING BOARD OF APPEALS RECEIVED ' LIMITED LIABILITY COMPANY AGREEMENT OCT 3 0 2019 1 OF Zoning Board Of Appeals QJSG PROPERTiBS,LLC ' This Limited LiabilityCompany A reement this A r emcnin JSECVEF7 Properties,LLC(the•"Company")is entered into by Barbara Lynn Bnd Jq�thn�llL�ft3 Gallant,as the members(each a"lbie n er"and collectively,the"M "). J 4l! The Members have formed a limited liability company pursu �`ppea1s with the New York Limited Liability Company Law,as amended fro to 1 � , and hereby agree as follow: 1. Name. The name of the limited liability company formed hereby is QJSG Properties,LLC. 2. Filing of Articles. Imole Ogowewo,as an organizer within the meaning of the Act,has executed,delivered and filed the articles of organization(and shall file any amendments and/or restatements thereof)required or permitted to be filed with the Secretary of State of the State of New York. The Members are authorized to execute,deliver and file any other certificates,notices or documents(and any amendments and/or restatements thereof)necessary for the Company to qualify to do business in any jurisdiction in which the Company may wish to conduct business. 3. PuTp yes. The Company is formed for the object and purpose of;and the nature of the business to be conducted and promoted by the Company is,engaging in any lawful act or activity for which limited liability companies may be formed under the Act 4. Powers. In furtherance of its purposes,but subject to all of the provisions of this Agreement,the Company shall have and may exercise all the powers now or hereafter conferred by New York law on limited liability companies formed under the Act and all powers necessary, convenient or incidental to accomplish its purposes as set forth in Section 3. 5. Principal Iusiness Office. The principal business office of the Company shall be located at 38015 Main Road.Orient.NY 11957,or at such other location as may hereafter be determined by the Members. 6. Registered Agent. The Secretary of State of the State of New York is designated as agent of the Company upon whom process against it may be served. In addition,the name and address of the registered agent of the Company upon whom process against it may be served is 38015 Main Road,Orient,NY 11957. 7. Members. The name and the mailing addresses of the Members are as follows; 103076449.1 RECEIVED JUN 0 3 2025 RECEIVED ZONING BOARD OF APPEALS 1 M 30 2019 Name Address IMIN Board Of Appeals Barbara Lynn Becker 38015 Main Road,Orient,NY 11 — Jonathan Chad Gallant 38015 Main Road,Orient,NY 11957 8. Limited Liability. Except as otherwise provided by the Act,no Me Per s a liable for any debts,obligations or liabilities of the Company,whether arising in t ,contrRd6>l1IVED otherwise,solely by reason of being a member of the Company or acting(or omi ng to act)in such:capacity or'pa'rticipating in the conduct of the business of the Company. JUL 1 Y 2023 9. CaLrital Contributions. Each Member is deemed admitted as a me 1�►�� `� a d of a Company upon its dk&ution'and delivery of this Agreement. Each Member at'. ontrr8ufe PPeals its services to the operation of the Company,and no other cash or property,to the Company. .t 10. Additional Contributions. No Member is required to make any additional capital contribution to the Company. However,each Member may voluntarily make additional capital contributions to the Company at any time. To the extent that any Member makes an additional capital contribution to tIte Company,the Members shall revise the membership interests percentages in Schedule I hereto to the extent required. 11. Percentage Interest, Each Member's interest in the Company shall be expressed y as a percentage equal as set forth in Schedule 1 hereto,as it may be amended by the Members(as to any Member,its'Percentage Interest'). 12. Allocation of Profits and Losses. The Company's profits and losses shall be allocated in proportion to the Percentage Interests of the Members. 13. Distributions. Distributions shall be made to the Members at the times and in the. aggregate amounts determined by the Members. Notwithstanding any provision to the contrary , contained in this Agreement,the Company shall not make a distribution to the Members on account of its interest in the Company if such distribution would violate the Act or other applicable law. 14. Management. In accordance with Section 401 of the Act,management of the Company shall be vested in the Members. The Members shall have the power to do any and all acts necessary,convenient or incidental to or for the furtherance of the purposes of the Company described herein,including all powers,statutory or otherwise,possessed by members of a limited liability company under the laws of the State of New York. Notwithstanding any other provision ofthis Agreement,each Members is authorized to execute and deliver any document on behalf of the Company without any vote or consent of any other person. Each Member has the authority to bind the Company. 15. ExculRation_and Indemnification. (a) No Member shall be liable to the Company or any other person or entity who is a party to or is otherwise bound by this Agreement for any damages for breach of duty in its capacity as Manager of the Company,except in the case that a judgment or other final RECEIVED • �' JUN 0 3 2025 Ewere :0fA1ppe]a1s ZONING BOARD OF APPEALS adjudication adverse to such Member establishes that such Member's acts or omisbad faith or involved intentional misconduct ora knowing violation of law or that personally gained in fact a financial profit or other advantage to which he or she w entitled or that with respect to a distribution to Members his or her acts were not performed in accordance with the Act. (b) To the fullest extent permitted by applicable law,the Compan shall Rf(ftlyn� indemnify and hold harmless,and advance expenses to,the Members from and agar stany and all claims and demands whatsoever;provided,however,that no indemnification ma a maddlt 11 � or on behalf of a Member if a judgment or other final adjudication adverse to such mber establishes(i)that such Member's acts were committed in bad,faith or were the resul ofaH hvi Bddfd 6f Appeals and deliberate dishoriesty'and were material to the cause of action so adjudicated or Member personally gained in fact a financial profit or other advantage to which he or she was not legally entitled. 16. Assia ments. The Members may at any time assign in whole or in part its limited liability company interest in the Company with the consent of both Members. If either Member transfers any of its interest in the Company pursuant to this Section,the transferee shall be admitted to the Company upon its execution of an instrument signifying its agreement to be bound by the terms and conditions of this Agreement. If a Member transftrrs all of its interest in the Company,such admission shall be deemed effective immediately prior to the transfer,and, immediately following such admission,the transferor MembJer shall cease to be a member of the Company, ` 17. Withdrawal. The Members may at any time urithdraw from the Company with the consent of both Members. If either Member withdraws pursuant to this Section,an additional member or members may be admitted to the Company'with the consent of the remaining Member upon its execution of an instrument signifying its agreement to be bound by the terms and conditions of this Agreemont. 18. Adrniqs ion'of Additional Members. One or more additional members of the Company may be admitted to the Company with the written consent of the Members and upon such terms(including with respect to participation in the management,profits,losses and distributions of the Company,)as may be determined by the Members and the additional persons or entities to be admitted. 19. Dissolution. (a) The Company shall dissolve and its affairs shall be wound up upon the i first to occur of: (i)the written consent of the Members,(ii)any time there are no members of the Company,unless the Company is continued in accordance with the Act,or(iii)the entry of a decree of judicial dissolution under Section 702 of the Act, (b) In the event of dissolution,the Company shall conduct only such activities as are necessary to wind up its affairs(including the sale of the assets of the Company in an orderly manner),and the assets or proceeds from the sale of the assets of the Company shall be distributed in the manner,and in the order of priority,set forth in Section 704 of the Act. 3 RECEIVED JUN 03 2026 �3 RECEIVED BOARD OF APPEALS 20. Benefits of Agreement;�No Third-Party_Rights. The provisions o Fthis� t,019 are intended solely to benefit the Members and,to the fullest extent peLmitted b apply 1 C shall not be construed as conferring any benefit upon any creditor of the Comp y(and no such creditor shall be a third-party beneficiary of this Agreement),and the Members lUdblWeinfi d Of Appeals duty or obligation to any creditor of the Company to make any contributions or payments e Company. 21: Severability of Provisions. Each provision of this Agreement shall be considered /t severable and.if for any reason any provision or provisions herein are determined a to , unenforceable or illegal under.any existing or future taw,such invalidity,unenfor eabilityBECEIVED illegality shall not impair the operation of or affect those portions of this Agreem t which are valid,enforceable'and legal. JUL 1 j 2023 22. Cntire.Agreement. This Agreement constitutes the entire agreem W Board of Member with respect to the subject matter hereof. p�Y� 23. Governing-Law. This Agreement shall be governed by,and construed under,the laws of the State of New York(without regard to conflict of laws principles),all rights and remedies being governed by said laws. 24. Amendments. This Agreement may not be modified,altered,supplemented or amended except pursuant to a written agreement executed and delivered by all Members. [The remainder of this page is intentionally left blank.] 4 RECEIVED JUN 0 3 2025 ZONING BOARD OF APPEALS RECEIVED IN WITNESS WHEREOF,the undersigned, ntending to be legally bound ereby 3 0 2D�9 duly executed this Agreement as of the day of�'2018. Zoning Board OF Appeals BA,ItJE3�tA LYNN B+CKCR RECEVED VV JUL 3 �a�I Zoning Board of Appeals JONATHAN CHAID CALLA SIGNATURE PAGE TO LImnw LIABILITY Co.MPANY AGRr—EmENr / RECEIVED r 1 JUN 0 3 2025 SCHEDULE- 1 ZONING BOARD OF APPEALS Name Membership Inte est RECEIVED Barbara Lynn Becker 50% OCT 2019 Jonathan Chad Gallant 50% Zoning Board Of Appeals RECEIVED JUL 1 1 2023 Zoning Board of Appeals Schedule I I RECEIVED � JUN 0 3 2025 RECEIVED ZONING BOARD OF APPEALS OCT 3 0 20;9 New York State Department of State Division of Corporations Zoning Board Of Appeals Please print this email for your records. Thank you for submitting your Articles of Organization through the Department of Su te's OnAgggyED (a�� System.The Articles of Organization have been filed by the Department of State. vU JUL 112023 We have attached the official filing receipt and any related document(s)for the follow . g domestic limited liability company:' Zoning Board of Appeals DOSED: 5449317 Business Name: QJSG PROPERTIES,LLC County:SUFFOLK Filing Date: 11/27/2018 Biennial Statement Due: 11/27/2020 Email Address: nycorponline@cscinfo.com Next Steps: I.Retain this email and attachment(s)for your records.The Department of State does not mail additional hard copies of the filing receipt or related attachment(s).Additionally,the'Department of State does not issue duplicate filing receipts and will not resend this email. 2.Information regarding publication requirements related to limited liability company formation is available on the Department of State's website. 3.Limited liability companies are required to file a Biennial Statement with the Department of State every two years pursuant to Limited Liability Company Law§301.Limited liability companies that wish to receive an email notice when their Biennial Statement is due must provide an email address at the Department of State's Email Address Submission/Update Service. Resources 1 Instructions for filing Certificates of Correction.Certificates of Amendment and other documents with the Department of State �cJ Contact Information ri RECEIVED Department of State:Email the Division of Corporations at corporations@dos.ny.go . OCT 3 020.9 Zoning Board Of Appeals RECFJ.VED RECEIVED . 003;P, JUL 1 12023 .IUN O 3 2025 Zoning Board ofq � " PPeals ZONING BOARD OF APPEALS z N.Y.S. DEPARTMENT OF STATE I� , DIV28ION OF CORPORATIONS AND STATE RECORDS ALBANY, NY'12231-0001 ONLINE FILING RRCEIPT ENTITY NAME: QJSG PROPERTIES, LLC DOCUMENT TYPE: ARTICLES OF ORGANIZATION (DOM. LLC) COUNTY: SUFF FILED:11/27/2018 DURATION: CASH#:181127010338 FILE#:181127010338 �A DOS ID:5449317 FILER: EXIST AT ------ . ------ --- RECEIVED SAES MUZUMDAR 11/27/ 018 131 PERRY ST. APT. 3B l NEW YORK, NY 10 014 0 C T 3 0 2019 ADDRESS FOR PROCESS: --- -- -- Zoning Board Of Appeals THE LIMITED LIABILITY COMPANY RECEI D 38015 MAIN ROAD ORIENT, NY 11957 REGISTERED AGENT: JUN 0 3 2025 ----------------- RECEIVE ZONING BOARD OF APPEALS JUL 112023 ••,• Of lti]r��•• Zoning Board of Appeals • • ti • Yi'J 4 • '•$?1L!'LS w �f *T�I • The limited liability company is required to file a Biennial Statement with the Department of State every two years pursuant to Limited Liability Company Law Section 301. Notification that the Biennial Statement is due will only be made via email. Please go to www.email.ebiennial.das.ny.gov to provide an email address to receive an email notification when the Biennial Statement is due. SERVICE COMPANY: CORPORATION SERVICE COMPANY-45 SERVICE CODE: 45 FEE: 210.00 PAYMENTS 210.00 ---------- -------- FILING: 200.00 CHARGE 0.00 TAX: 0.00 DRAWDOWN 210.00 PLAIN COPY: 0.00 CERT COPY: 10.00 CERT OF EXIST: 0.00 ---------------------------------------------------------------------------- 50397BADG DOS-1025 (04/2007) Authentication Number: 1811270361 To verify the authenticity of this document you may access the Division of Corporation's bocument Authentication Website at http://ecorp.dos.ny.gov 1 - RECEIVED _ • JUN 0 3 2025�� ZONING BOARD OF APPEALS STATE OF NEW YORK RECENED DEPARTMENT OF STATE OCT 3 0 2019 Zoning Board Of Appeals I hereby certify that the annexed copy has been compared wi original document in the custody of the Secretary of State and that the same is true copy of said original. RECEIVED JUL 11. 2023 Zoning Board of Appeals .••'" ••. WITNESS my hand and official seal of the. •. pF NEB ••• Department of State, at the City of Albany, on 4 November 27,2018. W •' '1, �`L k,•a C! � Whitney CIark '•.;��ST Deputy Secretary of State Sege Rev. 06/07 RECEIVED `J JUN 0 3 2025 ZONING BOARD OF APPEALS RECEIVED WRITTEN CONSENT OF OCT 3 0 2019 QISG PROPERTIES,LLC Zoning Board Of Appeals Q1SG Properties LLC, a New York limited liability company (the"Company"), hereby consents to the adoption of the following resolutions as fully as if they had been adopted at'duly held meetings of the members: ` RESOLVED,that Martin Finnegan be,and hereby is authorized, owergt&AVED directed in the name of and on behalf of the Company to execute, eliver at 1'file all such applications,certifications,or other documents as they deem nece or appSopr2faz023 relating to the issuance of any building permits for 38015 Main Ro d,Orieclt`,"#Qew York 11957;and be it further Zoning Board of Appeals RESOLVED, that there has-been no change in the make up o o the Company, and that there have been no amendments made to the Articles of Organization or the Operating Agreement;and be it further RESOLVED,that a copy of this written consent be filed in the minute book of the Company. IN WITNESS WHEREOF, the undersigned have executed this Consent as of October 2019 By: Chad Gallant,Me er y:Barbara Becker,Member RECEIVE® Town of Southold (6 0 3-P— IJU►u �� 20z� LWRP CONSISTENCY ASSESSMENT FORM ZONING BoARO 0�APPE,gLS A. INSTRUCTIONS 1. All applicants for permits* including Town of Southold agencies, shall complete this CCAF for proposed actions that are subject to the Town of Southold Waterfront Consistency Review Law. This assessment is intended to supplement other information used by a Town of Southold agency in making a determination of consistency. *Except minor exempt actions inchding Building Pei'Mits 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 Townl. 3. If any question in Section C on this form is answered "yes" or "no", then the proposed action will affect the achievement of the LWRP policy standards and conditions contained in the consistency review law. Thus, each answer must be explained in detail, 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 SCTMN 15 - 02 - 15.7 PROJECT NAME Chad Gallant Artist Studio The Application has been submitted to(check appropriate response): Town Board ❑ Planning Board❑ Building Dept. ❑ Board of Trustees ❑ 1. Category of Town of Southold agency action(check appropriate response): (a) Action undertaken directly by Town agency(e.g. capital ❑ construction, planning activity, agency regulation, land transaction) ❑ (b) Financial assistance(e.g. grant, loan, subsidy) (c) Permit, approval, license, certification: ❑ Nature and extent of action: Raised Artist Studio to pextit use for observation of 19.6 acre parcel. Location of action: 38015 Main Road, Orient, New York R IVE® Site acreage: 19.645 acres 60 3 2025 Present land use: Residence- accessory. structures ZONING BOAR®OF APPEALS 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: QJSG Properties LLC (b) Mailing address: 38015 Main Road, Orient, New York (c) Telephone number: Area Code( ) 646-734-3579 (d) Application number, if any: Will the action be directly undertaken, require funding, or approval by a state or federal agency? Yes ❑ No 0 If yes,which state or federal agency? C. Evaluate the project to the following policies by analyzing how the project will further support or not support the policies. Provide all proposed Best Management Practices that will further each policy. Incomplete answers will require that the form be returned for completion. DEVELOPED COAST POLICY Policy 1. Foster a pattern of development in the Town of Southold that enhances community character, preserves open space, makes efficient use of infrastructure, makes beneficial use of a coastal location, and minimizes adverse effects of development. See LWRP Section III—Policies; Page 2 for evaluation criteria. [—]Yes ❑ No [x Not Applicable Application is to permit a raised artist studio in front yard of 19.6 acre iarral _ 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 x❑ No ❑ Not Applicable Use of this 19.6 acre site does not impact historic or archaeological resources:: RECEIVEo Attach additional sheets if necessary JUN 0 3 2025 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 ZONING BOARD OF APPEALS ❑ Yes ❑ No [X] Not Applicable Accessory structures at this site will affect scenic-resources. 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 The site is not subject to flooding or ernsinn_ 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 ❑X Not Applicable Use of this site as an artist studio and observation tower will not jmpact water quality supply. Attach additional sheets if necessary Policy 6. Protect and restore the quality and function of the Town of Southold ecosystems including Significant Coastal Fish and Wildlife Habitats and wetlands. See LWRP Section III— Policies; Pages 22 through 32 for evaluation criteria. 7 Yes 7 No 0 Not Applicable This site will not have any affect upon fish and w;ldl;fa habitats KIMMIVED JUN 0 3 2025 Attach additional sheets if necessary Policy 7. Protect and improve air quality in the Town of Southold. See LM4WlYa 'i' F�olyicless Pages 32 through 34 for evaluation criteria. ❑ Yes ❑ No 0 Not Applicable Minimum use of the accessory building willnot affect air quality. Attach additional sheets if necessary Policy 8. Minimize environmental degradation in Town of Southold from solid waste and hazardous substances and wastes. See LWRP Section III—Policies; Pages 34 through 38 for evaluation criteria. ❑ Yes ❑ No ❑X Not Applicable Hazardous substances and wastes are not generated by a raised artist studio. 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 l� Not Applicable There is no relationship between the artist studio and the recreational use of coastal waters and public lands. 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 ❑X Not Applicable The artist studio is not connected to water dependent uses. RECEIVED Attach additional sheets if necessary ZONING BOARD OF APPEALS 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 0 Not Applicable There is no,--relationship between the artist studio and living marine resources. Attach additional sheets if necessary Policy 12. Protect agricultural lands in the Town of Southold. See LWRP Section III—Policies; Pages 62 through 65 for evaluation criteria. ❑X Yes ❑ No❑ Not Applicable The applicant is making use of agricultural land and maintaining it. 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 X❑ Not Applicable The proposed use does not impact energy and mineral resources. 1 PREPARED BY TITLE Attorney/Agent DATE laws._ Charles R. Cuddy Amended on 811105 RECEIVED 61.7.20 JUN 0 3 2025 Appendix B Short Environmental Assessment Form 3 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: Project Location(describe,and attach a location map): 38015 Main Road (Rt. 25) , Orient.P:o nt, east of Greenway East Brief Description of Proposed Action: Raised Artist Studio Name of Applicant or Sponsor: Telephone: 646-734-3579 QJSG Properties LLC E-Mail: chad@gallant.cc Address: 38015 Main Road. i or City/PO: State: Zip Code: Orient NY 11957 1.Does the proposed 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 X 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: X 3.a.Total acreage of the site of the proposed action? 19.6 acres b.Total acreage to be physically disturbed? .25 acres c.Total acreage(project site and any contiguous properties)owned or controlled by the applicant or project sponsor? 19.6 acres 4. Check all land uses that occur on,adjoining and near the proposed action. ❑Urban XRural(non-agriculture) ❑Industrial ❑Commercial X Residential(suburban) ❑Forest ❑Agriculture ❑Aquatic ❑Other(specify): ❑Parkland Page 1 of 4 RECEIVED 5. Is the proposed action, MN U 3 2025 NO YES N/A a.A permitted use under the zoning regulations? E30 a X b.Consistent with the adopted comprehensive plan? ZONING BOARD OF APPEALS X 6. Is the proposed action consistent with the predominant character of the existing built or natural NO YES landscape? X 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: X 8. a.Will the proposed action result in a substantial increase in traffic above present levels? NO YES X b.Are public transportation service(s)available at or near the site of the proposed action? X c.Are any pedestrian accommodations or bicycle routes available on or near site of the proposed action? X 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: X 10. Will the proposed action connect to an existing public/private water supply? NO YES If No,describe method for providing potable water: Well Water X 11.Will the proposed action connect to existing wastewater utilities? NO YES If No,describe method for providing wastewater treatment: X 12. a.Does the site contain a structure that is listed on either the State or National Register of Historic NO YES Places? X b.Is the proposed action located in an archeological sensitive area? X 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? X b.Would the proposed action physically alter,or encroach into,any existing wetland or waterbody? X 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 IN Agricultural/grasslands ❑Early mid-successional ❑ Wetland ❑Urban ❑Suburban 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? X 16.Is the project site located in the 100 year flood plain? NO YES X 17.Will the proposed action create storm water discharge,either from point or non-point sources? NO YES If Yes, X 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 Page 2 of 4 RECEIVED 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: J U N U 3 2025 Ur1�C� X 19.Has the site of the proposed action or an adjoining property been the ocation of an active or closed NO YES solid waste management facility? If Yes,describe: X 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: X I AFFIRM THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY KNOWLEDGE i Applicant/sponsorname: QJSG Properties LLC Date: 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 1 and other materials submitted by the project sponsor or otherwise available to the reviewer. When answering the questions the reviewer should be guided by the concept"Have my responses been reasonable considering the scale and context of the proposed action?" No,or Moderate small to large impact impact may may occur occur 1. Will the proposed action create a material conflict with an adopted land use plan or zoning regulations? 2. Will the proposed action result in a change in the use or intensity of use of land? 3. Will the proposed action impair the character or quality of the existing community? 4. Will the proposed action have an impact on the environmental characteristics that caused the 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, waterbodies,groundwater,air quality,flora and fauna)? Page 3 of 4 C RECEIVED era JUN 0 3 d t 2025, No,or M o e small to large impact impact may may ZONING BOARD OF APPEALS, -. . .., occur occur 10. Will the proposed action result in an increase in the potential for erosion,flooding or drainage problems? Fi—1. 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. ❑ 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 Board of Zoning Appeals Application RECEIVED 80_a OWNER'S AUTHORIZATION JUN 0 3 2025 (Where the Applicant is not the Owner) ZONING BOARD OF APPEALS I, Barbara Becker, Member residing at 38015 Main Road, Orient:, NY 11957 (Print property owner's name) (Mailing Address) do hereby authorize Charles R. Cuddy (Agent) to apply for variance(s)on my behalf from the Southold Zoning Board of Appeals. By signing this document,the Property Owner understands that 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 fled 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. IT IS THE PROPERTY OWNER'S RESPONSIBILITY TO ENSURE COMPLIANCE WITH THE CODE REQUIRED TIME FRAME DESCRIBED HEREIN. 7 (Owner's S' ature) 0M (Print Owners Name) RECEIVED J �� UN 0 3 2025 APPLICANT/OWNER TRANSACTIONAL DISCLOSURE FORM ZONING BOARD OF APPEALS 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. YOURNAME•• QJSG Properties LLC by Charles R. �Egddy., Agent (Last name,first name,middle initial,unless you are applying in the name of someone else or other entity,such as a company.If so,indicate the other person's or company's name.) TYPE OF APPLICATION:(Check all that apply) Tag grievance Building Permit Variance g Trustee Permit Change of Zone Coastal Erosion Approval of Plat Mooring Other(activity) Planning Do you personally(or through your company,spouse,sibling,parent,or child)have a relationship with any officer or employee of the Town of Southold?"Relationship"includes by blood,marriage,or business interest."Business interest"means a business,including a partnership,in which the town officer or employee has even a partial ownership of(or employment by)a corporation in which the town officer or employee owns more than 5%of the shares. YES NO % If you answered"YES",complete the balance of this form and date and sign where indicated. Name of person employed by the Town of Southold Title or position of that person Describe the relationship between yourself(the applicant/agent/representative)and the town officer or employee. Either check the appropriate line A)through D)and/or describe in the space provided. The town officer or employee or his or her spouse,sibling,parent,or child is(check all that apply) A)the owner of greater that 5%of the shares of the corporate stock of the applicant(when the applicant is a corporation) B)the legal or beneficial owner of any interest in a non-corporate entity(when the applicant is not a corporation) C)an officer,director,partner,or employee of the applicant;or D)the actual applicant DESCRIPTION OF RELATIONSHIP Submitted this day ofAg4K 120� Signature Print Name Charles R. Cuddy �- RECEIVED 0-Av----')3-D, JUN 0 3 2025 APPLICAW/OWNM TRANSACTIONAL DISCLOSURE FORM ZONING BOARD OF APPEALS The Tawn of Southold's Code of Ethics prohibits conflicts of interest on the*art of town officers and employees.The onrpose ofof this form is to provide information which can alert the town of uoss7►le conflicts of 1M rest and allow It to take whatever action as necegm to avoid same. YOVRNAME: QJSG Properties LLC (Last name,first name,middle initial,uulew you are applying in the name of someone else or otter entity,such as a company.If so,indicate the other person's or company's name.) TYPE OF APPLICATION:(Check all that apply) Tax grievance Building Permit Variance % Trustee Permit Change of Zone Coastal Erasion 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 Tow&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 x If you answered"YES",complete the balance of this form and date and sign where indicated. Name of person employed by the Town of Southold Title or position of that person Describe the relationship between yourself(the applicauttagent/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 has or her spouse,st'bling,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) S)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 A 20®5, Signature - PrintN e (� v` I \Y 464: - > .a y •1\ A �� ,,,�N ASr-��1A y, r�:�3•� •r� J Y,Yryy�'.�,� �t f^ r4,•�o�c� wry .r�;}�"�, IT w •r•, -`fix • '�� '� �, `�r <i.'�� r ` . ,saw ♦rY x��a4 n� t.•w: •4T t R '�/ rJe`u 41�',l.�b f."/'• �- . •-:,7 r j Li'(• a1,•.•t ` -y''4C�' 'fit' S. �+ N , ! >'�•- y_ '' S r. \r [�c•1{ L.. cJ �.,>,�_.-i�'r y..1�..5 1 < '!.JS - \' �.�,, ter.-['• 1 ``t' �L^ - � „� 'r It � = C. x Y�'J �T d ."� ji 1p ,+� � '� fit,• i s,• ,�, -s `3 ,9` -v '�. _ _ ..� e ��. a c•!"b �,t �r�..t a, � t ri f �, � � ,.r:.tq� +y. ^F`Js'►'-' '� �kR.yYcY�� ♦.•.j �1" � x '�,�.lr♦ �i_ s ��_ • -c x 5 - � `-0 M � 4 � T _5• •+?'�, y- ✓ =, it c a " �„j�f,; ��H� .' °S-°` }�,P'�•.1 ' Vq s �1 �,dr r ed �,ASr� P� ��•�,vy�•�`�g�. ,. t ,�� r! �iY�� F. — . � � -' ` f AI' .•• ..''� � y K Y � C Ru,�� t�, K �M IA",�Y�•..�� .��'�' �i �, �1�i, �P ' � � 3 � �K :t4 -�� ki•-v�Y�y�,�. n ll^� � `iJ('`��'��,?�i'_.`�'•iA"lAy �tr�.��f:�, •C�." ~`•'i .�� <sc,�• .�,Q�,, ,i'C ''µ+'(my ''3�'v ... ia _.. ` »a a .. ' ✓�� ;.t r��'d ��F1'"fy'yr7��".L'id{ ^S'{y�''�.' k�. •�'�""Kj��,��jf �a�wF� vi�+� �y�` �' ,V(t�};+�: �ai' MY•� A� �t `6 � Y r ?`1� 'f.PRf{ �'` �y .. X9" �',��h��r�'� it• ,5 �,;3 � - .Y 5 s-;� "`' 1 w '�'" �"" �{y''Fw-•J' xxy�' _�' t •^ � J Yek ;.i� ��y ;�.,s'la+��f. - .a✓ R Je-di.�!'f .� „yrr.��. i .. ,. i�y��,,�•��.t`�� r�,6J'r ��t °K��Ja-'. 6 � �� `;� � '� Y � M' Y9 5• t�� i `Dy y��! 1 '"a'w r�r'^' `'�':,'a3.vd, Y'�,+ t,�'� 7 1�.� ! . - 5,. ^ .f• Mi�f^ ,Y}•Y:`-'�•• � v ..i.�" ,��' ? L tip. .. � �" +. .f /��r"� lYij. � .� � :��yrJlr^ �5 ;'t.� '�Y E`!' 4 �wjP•Si;�� w' � �''f�if �•` � .,-� �wv�u. RECEIVED UN 0 3 2025a h VAL ZONING BOARD '. .� A. f i4r �q.. 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A"` r- � h r'. �. � .e S rZ •. i i rl ,.41 �.� 'S r,,y�1 {. �,,ljipf��v7}1��J+.�' �`'� �1�,,�y_ y 193� a�� •.tR�'`f�� 1Ir. � .1#4y.r ��b. �r!' � e � '^><��,?'7 4 ��f '.4S'.s�..!'.7io'!s•.L,i f;aa:.."rir7C,t�!'�i1'Y,I�1��SS:�tl.1 rr,�v�41'\`>�iC erv3 pi��Y , Vv�'.• a>.e}< �+.. :�,ii'. �-'�t��.w:��`�-,,F..?l:'?ice .*'•''k�'S^#r _ *;*,," =^.. ;i `�"sa'Y"r.'^v3. x..-,.».w., ;. w:,:, ,>.r-. aw+w"':srva:»._.a va �_4.,...r .3, ?'us:'>„ ,w.�„�," :., .. ,w. s7, • F ` F ' TOWN OF SOUTHOLD PROPERTY RECORD CARD v� tic yA{rE Ult.,T UR � S ACR REMARKS � TYPE OF BLU. f • t i t 9 PROP CLASS AND TO I AL DATE t way • L . ^ > 1 � � r j , PR r ` � 7 8 DEPTH MEADOWLANDi j TOTAL ! � 3 } i i f I C' _1 I COLOR I TRIM... 15-2-151 guest house 2/04 _ I 1 st 2nd M. Bldg. t �; Foundation Pc �g „ Fin. B. Bath Dinette — � g ,.: FULL ' COMBO Extension Basement CRAM PARTIAL Floors Kit. SLAB V/ Extension �} t f Ext. Wails Interior Finish L.R. J Extension Fire Place Heat D.R. Patio W0181stove BR, Porch Dormer z Baths Deck Dock p C Fam. Rm. X A.C. �ar O c� Garage 013 Pool T VJ ' f hvkt� RECEIVED CHARLES R.CUDDY LO/I®3 P-1 JUN 0 3 2025 ATTORNEY AT LAW 445 GRIFFING AVENUE RIVERHEAD,NEW YORK ZONING BOARD OF APPEALS Mailing Address: TEL: (631)369-8200 P.O.Box 1547 May 29, 2025 FAX: (631)369-9080 Riverhead,NY 11901 E-mail: charlescuddy @optonline.net Leslie Kanes Weisman, Chairperson Town of Southold Zoning Board of Appeals PO Box 1179 Southold,NY 11971 Re: QJSG Properties LLC-38015 Main Rd. Orient,NY 11957 SCTM#1000-15-02-15.7 Dear Ms. Weisman: In connection with the construction of a raised art studio and observatory at this Orient residence. We are enclosing eight(8) sets of application documents. Also enclosed is a check payable Town of Southold in the sum of$500.00 for the application fee. The applicant/owner is requesting placement of this structure in the front yard of its nineteen acre site. Enclosed are: 1. Current Notice of Disapproval 2. Application with Authorization 3. Project Description 4. Questionnaire Form 5. Recent Photos 6. Transactional Disclosure Form 7. New Survey 8. Building Permit 9. Building Plans 10. Agricultural Data Statement 11. Town Property Card 12. LWRP Form 13. Environmental Assessment Form Please note the property has not been staked since the expansion area is part of a concrete driveway. It is my understanding that the applicant is entitled to a credit for the filing fee based upon an earlier submission. Please advise if any additional sum is due for this application. Thank you. Very truly yours, IV406 Charles R. Cuddy CRC:dmc Enclosures r ZBA CHECK FEES - 2025 Funding Account-B2110.10 DATE NAME ZBA FILE# FEE CHECK# DATE SENT TO TCO 6/3/2025 Richard Mato for:PLAIA,VITO 8030 $750.00 159 6/13/2025 6/3/2025 Oysterponds Historical Society 8031SE $1,500.00 1526 6/13/2025 6/10/2025 Colletta,Anthony 8033 $1,250.00 11319 6/13/2025 Galland,Jonathan for:QJSG 6/12/2025 PROPERTIES LLC 8032 $500.00 1244 1 6/13/2025 Charles Cuddy for:Q)SG 6/12/2025 PROPERTIES LLC 8032 $500.00 2228 6/13/2025 6/13/2025 615 Pike St LLC 8035SE $2,400.00 138 6/13/2025 $6,900.00 RECEIVED JUN 16 ZZ Southold Town Clerk Town of Southold P.O Box1179 Southold, Nl� 11971 * * * RECEIPT * * * Date: 06/16/25 Receipt#: 341386 Quantity Transactions Reference Subtotal 1 ZBA Application Fees 8030 $750.00 1 ZBA Application Fees 8031SE $1,500.00 1 ZBA Application Fees 8032 $500.00 1 ZBA Application Fees 8032. $500.00 1 ZBA Application Fees 8033 $1,250.00 1 ZBA Application Fees 8035SE $2,400.00 Total Paid: $6,900.00 Notes: Payment Type Amount Paid By CK#138 $2,400.00 615 Pike Street LLC CK#2228 $500.00 Charles R. Cuddy CK#1526 $1,500.00 Finnegan Law, P.C. CK#1244 $500.00 Jonathan C. Gallant CK#11319 $1,250.00 Patricia C. Moore CK#159 $750.00 Richard M. Mato Architect PLLC Southold Town Clerk's Office 53095 Main Road, PO Box 1179 Southold, NY 11971 Name: 615 Pike Street, LLC 350 Brook Ln Southold, NY 11971 Clerk ID: JENNIFER Internal ID:8035SE � r TOWN OF SOUTHOLD ZONING BOARD OF APPEALS ,; Appeal No. iu. SOUTHOLD, NEW YORK C-7 L AFFIDAVIT OF In the Matter of the Application of: o MAILINGS QJSG Properties, LLC (Name of Applicant/Owner) 38015 Route 25, Orient, New York SCTM No. 1000- 15-2-15.7 (Address of Property) (Section, Block & Lot) COUNTY OF SUFFOLK STATE OF NEW YORK 1, ( ) Owner, (X ) Agent Charles R. Cuddy residing at ._ 445 Griffing Avenue, Riverhead New York, being duly sworn, deposes and says that: On the 18th day of August , 20 25, I personally mailed at the United States Post Office in Riverhead , New York, by CERTIFIED MAIL, RETURN RECEIPT REQUESTED, a true copy of the attached Legal Notice in Prepaid envelopes addressed to current property owners shown on the current assessment roll Verified from the official records on file with the (x) Assessors, or ( ) County Real Property Office, for every property which abuts and is across a public or private street, or vehicular right-of-way of record, surrounding the applicant's property. (Signature) Sworn to before me this Denise N 4. Cl!jdy 27th day of August , 2025 Notary public State of NeA-York f NOAHCU6178519 Suf,olk County ; Cftiftim Expires Dec. 3, 20 0?7 (Notary Public) PLEASE list on the back of this Affidavit or on a sheet of paper, the lot numbers next to the owner names and addresses for which notices were mailed. All original USPS receipts and mailing confrmations to be submitted to the Z_ BA Office along with this form completed, signed and notarized. PoSta Service' 1AT OWD MI 0 ■ EC ■ /• / C3 /a w • nljv CO Wa, t 3�1� r €1� �, r 1 i r-'� �`:� Vic•-° �� ,l ro � \� i s� ^� �h Certified i c Certified Mail Fee Mail Fee 1171- Extra Services&Fees(check box,add fee a; prppa '•'� t _ 11 0 Extra Services&Fees(checkbox,add Mew p �� 1 1 ❑Return Receipt(hardcopy) $ P. - �j Q ❑Return Receipt(hardcopy) 0 $ ❑Return Receipt(electronic) $ it�(..( Postmark`' ❑Return Receipt electronic — - I ❑Certified Mall Restricted Delivery $ ':t"t i Q p( ) $ I ' st II Q ❑Certified Mail Restricted Delivery $ `; r ❑Aduh Signature Required $ �� Q ❑Adult Signature Required � Her �! G ?p2� q $ ❑Adult Signature Restricted Delivery$Postage ❑Adult Signature Restricted Delivery$ tt tlI Qom' Postage jli d F)Postag e and - T v� r t, nr ,✓ $ ,i i_!u,i Q $�t�IlPostage and Fees lL Sent To Q Sent To __________ C3 -Michael_-Bredemeyer Street and t.No..orPoxN Street and Apt.No.,or•PO Box No. ---- - -- -- -------- PaPil y City State.ZlP+4e City atDe,Z +a wa ---E--------------------------------------------- ( Orient, NY 11957 :r, 1 r, ,e•,. SENDER: COMPLETE THIS SECTION COMPLETE THIS SECTION ON DELIVERY , ■ Complete items 1,2,and 3. A. Signature 7 ■ Print your name and address on the reverse X , �, ) ❑Agent so that we can return the card to you. i ! ❑Addressee ■ Attach this card to the back of the mailpiece, B. Recdi e y Printed Name) C. Date of Delivery or on the front if space permits. 1. Article Addressed to: D. Is delivery address different from item 1? ❑Yes James D. Duf f e If YES,enter delivery address below: ❑No Patricia Dolan - 851 Annette Dr. -Wantagh, NY 11793 II I IIIIII IN 111111111111111111111 IN 11111111 3. Service Type ❑Priority Mail Exprese@ ❑Adult Signature [3 Registered MaiiTM ❑Adult Signature Restricted Delivery ❑Registered Mail Restricted ❑Certified Mall(R) Delivery 9590 9402 9373 5002 6279 52 ❑Certified Mail Restricted Delivery ❑Signature Confirmationm ❑Collect on Delivery 0 Signature Confirmation 2. Article.Number(Transfer from service label) El Collect on Delivery Restricted Delivery .Restricted Delivery ` ,rPrf neap , , 702`0 `'0090-':0.M.0, .27.8' n InQi +1'+A6154 I:, itRest�ictedDelivery PS Forl7i 381.1,July 2020 PSN 7530-02-000-6053 Domestic Return Receipt 1 COMPLETE •N. COMPL • ON ■ Complete'items y,2,and 3:" A. i ture ■ Print your liamo and address on the reverse:-.,., ;s' ❑Agent so that we can return the card to you. _ :r` =. ❑Addressee ■ Attach this card to the back of the mailpiece, B:Reee'ived by(P nted me) C. Date of Delivery or on the front if\space permits. 1. Article,Addressed to: D. Is delivery address different from item 1? ❑Yes Michael Bredemeyer ;' If YES,enter delivery address below: p No 550 Greenway E Orient, NY 11957 �! ll III�II I'll 111 111 Il Il l III II III III I I II II III _ 3. Service Type ❑ Expr Priority Mal! xpresso , ❑Adult Signature ❑Registered ❑Adult Signature Restricted Delivery ❑Registered Mail Restricted 9590 9402 9373 5002 6279 07 ❑certified Mail@ Delivery ❑Certified Mail Restricted Delivery ❑Signature Confirmationrm ❑Collect on Delivery ❑Signature Confirmation 2. Article Number(Transfer from service label) ❑Collect on Delivery Restricted Delivery Restricted delivery n I--d Mail 7020 .009,0. .0000 . 2781 8660 cted.Delivery PS Form 3811 July'2020 PSN 7530 02=000=9053 '' v Domestic Return Receipt i I PA Postal'SeNiceT ..OosfflRervice ■ , MA IV . ■ o ■ Qom.. I• - 43 co •I lilt 1'')tu % h� ,#€ �.. :c� �� r� l �`' r L i! a k, r a YZ ? cD Certified Mail Fee I E(r i('� ca Certified Mail Fee I t e? } SI_I —....�� '1I I Extra Services&Fees(check box,add fee a T .. 7 Extra Services&Fees(check box,add fee a,S gpP gdate) ❑Return Receipt(hardcopy) $ �' � Q ❑Return Receipt(hardcopy) $ _ 11_tt,It-r �qD 9�Y• ❑Return Receipt(electronic) $ 't Postmark ❑Return Receipt(electronic $ '�'+' ❑Certified Mail Restric very Restricted Deli $ I'' _ •�;.�" Here 1-3 Here L7 ❑Certified Mail Restricted Delivery $ \, 0 0 []Adult Signature Required $ � r � ppi�gg [:]Adult Signature Required $ []Adult Signature Restricted Delivery$ 1_ []Adult Signature Restricted Delivery$ C3 Ir Postage rV, ';n E3 Postage 0 $ fC r s-!iIt' $ �►1�, id � Tgtall 21 �ostage and Fees ^t Total postage and Fees $ C3 Sent To C3 Sent To Trust $_terlin Brent RE Lt _ Elinor J S ohn I_r__rev ab ___ _________ o -- ii- i •--B------------- -- --- ---------- `' ------------- ru Sir an t.No. or FUN, No, Street and Apt.No.,or PO Box No.- ` foadway /2Q__Gr_eenway--R---------------------- ----1lSS _�•� City,State.,ZIP-- ------------------------------------------------------------------- C(ry- tale.ZIPm Amit vibe, NY 11701 Orient, NY 11957 „ r „ .,' . • I TION ON DELIVERY A. Sig �ttur ■ Complete't OMS 1,2,and 3. �A � �� ®Agent ■ Print your name and address on the reverse X /f ❑Addressee so that we can return the card to you. B. eived (Pri a iya e) C. D },p@ ivery ■ Attach this card to the back of the mailpiece, 1 1 or on the front if space permits. 1. Article Addressed to: D. Is delivery address differen m item I I ❑ es If YES,enter delivery addr s below: ❑No Sterling Brent RE Ltd. 74 Broadway Amityville, NY 11701 1 I 3. Service Type ❑Pr?ority'Ma?I Express@ Il l llllll I'll 111l lil ll II I II�I�'III II'll�l�l�I0 ❑Adult Signature I7 Registered MailTR ❑ Restricted Delivery ❑Adult Signature ReeliveRegistered all Restricted' ❑Certified Mail@ Delivery 9590 9402 9373 5002 6278 77 ❑Certified Mail Restricted Delivery ❑Signature ConfirmationTM ❑Collect on Delivery ❑Signature Confirmation i, ❑Collect on Delivery Restricted Delivery Restricted Delivery 2. Article Number(Transfer from_service label)_ — 7 0 2 0 O 17 9 0 0 0 0 2781 '8 6 91 I Restrlcteti Qervery ✓: ® Domestic Return eceipt I PS Form 3811,July 2020 PSN 7530-02-000-9053 COMPLETE A. Signatu e ■ Complete items 1,2,and 3. ❑Agent ■ Print your name and address on the reverse ❑Addressee so that we can return the card to you. ■ Atfach this card to the back of the mailpiece, B. Received b (Printe ine,,,`. C. Date of Delivery or qn the front if�space permits. �T 1. Article Addressed to: �\ s delivre'r�cldress different from item 1? ❑Yes [3 Ifen er delivery address below: No Elinor J Spohn Irrevocab 0 / 1 21 420SGreenway E ?� Orient, NY 11957 Se vice A / ❑Priority Mail Express@ Ill'l'I'I I'll llll1111111111111111111 lllll III ❑Adult Pig�ure [I Registered Mailr"' ❑Adult$Ign� Restricted Delivery ❑Registered Mail Restricted I 13-Certified•Mail@ Delivery 9590 9402 9373 5002 6278 60 ❑Certified Mail Restricted'Delivery ❑Signature ConfirmationTM El Collect on Delivery" ❑Signature Confirmation [I Collect on Delivery Restriotdd Delivery Restricted Delivery 2- Article Number(Transfer from service label) —.__. ail 7 0 2 0 0 0 9 0 .0.0 0 0:?2;7 81 .8707 an Restricted Delivery Domestic Return-:Receipt I PS`Fom 38.11,July 2020 PSN 7530 02-000-9053 r ____t SCTM#1000-15-2-15.7 QJSG Properties LLC 1. SCTM#1000-15-1-36 Petty's Bight Assoc. Inc. PO Box 424 Orient,NY 11957 2. SCTM#1000-15-2-2 Harry Marshall Margaret Marshall PO Box 42 Orient,NY 11957 i 3. SCTM#1000-15-2-3 Richard J. Tamaro Lana B. Tamaro 2100 Greenway E Orient,NY 11957 4. SCTM#1000-15-2-4 j Bruce Dinuzzo 2000 Greenway E Orient,NY 11957 5. SCTM#1000-15-2-5 Robert Wyse Monica Wyse 41-42 42nd St. Apt. 6J Queens,NY 11104 6. SCTM#1000-15-2-6 Fotini Frangopoulos 1710 Greenway E Orient,NY 11957 T U.S. Postal Service" W� CERTIFIED o RECEIPT ' • rU rl t •• • ■ , ! ■ ■ .D (�- p ri i,I • .� t# $ w C `?{�•I ' e Certif . I 5 G�mx Y " I ru $ !-i N Certified Mail Fee i•�" t I. Extra Services&Fees(check box,add fee as ' ElReturn Recei ru t ardco ,iapP Pdate) $ =y�•; , c T t I s I Extra Services&Fees(check box,add fee[3 El Return Receipt(electronic) es'a' to Q ❑Return Receipt(hardcopy) $ Q El Certified Mail Restricted Delivery $ �'P I l�I;( 5' �VH✓yQ fG A�{ Q ❑Return Receipt(electronic) $ ••'^ v PPnncc}} O ❑Adult Signature Required $ , ,� NL ; : lYl• Ii �.\ a f+ -., �,-- ! r ; Q ❑Certified Mail Restricted Delivery $ / Here J'Postage ❑ia Adult Signature Restricted Delivery$ V f Q ❑Adult Signature Required $ ..'4� D^ g .. •`� ❑Adult Signature Restricted Delivery$ I.l ''' d Q $ •�F. -� Postage Q Total Postage and Fees - Q $ Q IIP stele and Fees �,, AUG 18 L Sent To I + William & Mar'orie A altin w Q $ ent To �. Q S nd t.No.,orPOBrixNo."__-___ =---' fll tti 6 Lynn Ave. ` . Q Carlton T. Latham "" Str n f o. Box No. City State,ZlP+4�----------- ---------------- / ---;------- ----------- ast North ort NY 117 ^�� ci--State,zlp+4 G`� = ------------ "° ryf'econic, NY 11958 __ _ :I I 1 11 1II•1• - 1 COMPLETE • COMPLETE ■ Complete items 1,2,and 3. 1 A. Signature ■ Print your name and address on the reverse X -Agent- so that we can return the card to you. ❑Addressee ■ Attach this card to the back of the mailpiece, B. Received by ed Name) C. Date of Delivery or on the front if space permits. 1. Article Addressed to: D. Is delivery address different from item 1? ❑Yes Taj '''' =m S. Fal t in Jr.. If YES,enter delivery address below: ❑No � I ..,Larj orie A. Faltin j 307 Lynn Ave. East Northport, NY 11731 i jllll�I III Illlli III IIIII I II I Service Type ry ❑Priority MaII,ai1TM Exyress® 13 II ❑Adult Signature ❑Registered M ❑Adult Signature Restricted Delivery ❑.Registered Mail Restricted 9590 9402 9373 5002 6279 45 ❑Certified Mail@'' Delivery ❑Certified Mail Restricted Delivery @Signature ConfirmationTM 1-1 Collecton Delivery Q,Signature Confirmation 2. Article Number(IYansfer from service label) Cl Collect on Delivery Restricted Delivery Restricted Delivery I 7020 0090 0000 2781 8622redMail :Steicted Delivery. PS Form 3811,July 2020 PSN 7530-02-000-9053 Domestic Return Ro�eiptSENDER:COMPLETE THIS I I SECTION •MPLETE THiS SECTION ON DELIVERY ■ Complete items 1,2,and 3. A. Si e PJ Print your name and address on the reverse so that we can return the card to you. X ❑Agent ■ A Addressee ttach this card to the back of the mailpiece, B. R ived by(Printed Name) C. Date of Delivery or on the front if space permits. 1. Article Addressed to: Carlton T• Latham D. If YES,enter address l?delivery address below: ❑Yes PO Box 608 [3 No Peconic, NY 11958 III IIIIII I'OI IIIIIII�I III ICI III III Illf�llll�II Service Type El El Priority Mail Express@ ❑Adult Signature ❑Registered MaiITM ❑Adult Signature Restricted Delivery ❑Registered Mail Restricted 9590 9402 9373 5002 6278 53 ❑Certified Mail@. Delivery ❑Certified Mail'Restricted Delivery ❑Signature ConfirmationTM ❑Collect on Delivery; '' „ Signature Confirmation 2. Article Number(Transfer from servic ❑e label) _❑Collect on Delivery Restrioted Delivery Restricted Delivery .7 0 2 0—0 p.9 0. 0000 2 7 81 8714 estricted Delivery'. PSI I=orm 3811:JUIy2020 PSN 7530-02-000-9053 :Domestic Return Receipt I 7. SCTM#1000-15-2-7 George Halkidis Irene Halkidis 56-36 213"' Street Bayside,NY 11364 8. SCTM#1000-15-2-8 Petty's Bight Assoc Inc. PO Box 424 Orient,NY 11957 9. SCTM#1000-15-2-9 James S. Duffe Patricia Dolan 851 Annette Dr. Wantagh,NY 11793 10. SCTM#1000-15-2-10 William S Faltin Jr. " Marjorie A. Faltin 307 Lynn Ave East Northport,NY 11731 11. SCTM#1000-15-2-11 Peabody Johnson Irrevocable Trust 970 Greenway E Orient,NY 11957 12. SCTM#1000-15-2-12 Joshua Tanz Tracey Bassett-Tani 305 E 88t' St. Apt. 6A New York,NY 10128 13. SCTM#1000-15-2-13 Albano Family Trust 448 Broadway Massapequa Park,NY 11762 ■ • - - ■ • ■ ■ ■ ■ e ■ CEI ■ Ln -MAI Ln 03 # 1 sa t' ,t.i I Gh')f a:: tit •1,::}1r, P�� I. ITSl rA' I� I `""� I4 k •,.� t""�i. rf�i ? e� �? .r9 F �� t€k .,,•.�.,• r \. far '✓..i Ik I: , CC) Certified Mail Fee c 7rl"Del+ Certified Mall Fee i ci , I l i Fo Ill (,kA �`. y V•+ Extra Services&Fees(checkbox,add fee Extra Services&Fees(check box,add fee as app4o• ate) as po ate) ❑Return Recel t a py) $ ❑Return Receipt(hardcopy) $ ` P(h rdco p P O ❑Return Receipt(electronic) $ +?I 'IIIark ,iC3 ❑Return Receipt(electronic) $❑Certified Mail Restricted Delivery $ f ! !Si` Q ❑Certified Mail Restricted Delivery $ 'I i 1 i f P Hererk,`l 3 ❑Adult Signature Required $ ',+,�;_ I ❑Adult Signature Required $ i iAdult Signature Restricted Delivery$ �i Q ❑Adult Signature Restricted Delivery$0 PostagePostage tla '7 Cr t i V Er C3 $ ?.. O T4 I Postage and Fees IM Tot eos�age and Fees;a , C3 Sent To Sent To , ru Robert & Monica_Wy_se____________________ !/S� ____________ C3 Peahody Johnson I ey___eable__Trust____________ p egt b o segiartd.Apr:�/+�i1°dPOS$L:NOApt. 6J I`- S /Vndlir�ee'tl°wayouJVo. CitylStat4e,LZIP+4 -------------------------------------------------------------------- Cif;State,ZlP+4® L �f�Ac�-------- :`—----------- ueens, NY 11104 Orient NY 11957 ---- -- --------- SENDER: COMPLETE THIS • ■ Complete items 1,2,and 3. A. sjgn ur ■ Print your name and address on the reverse X JJ Ager,,t so that we can return the card to you. ssee ■ Attach this card to the back of the mailpiece, B. Received by(Printed Nam C. Date of Delivery I or on the front if space permits. 1. ArUcle Addressed to: D. Is delivery address different from item 1? ❑Yes Robert Wyse If YES,enter delivery.address below: p No a Monica Wyse 41-42 42nd Stree, Apt. 6J Queens, NY 11104 !I3. I II I Illlil llll 111l111 ll III III I II I�I�IIII I I Il 111 ServiceSignature ll gsEl Adult Restricted, ❑yReiteedMaiRestrricted! ❑Certified Mail@ Delivery 9590 9402 9373 5002 6277 54 ❑Certified Mail Restricted Delivery Z Signature ConfirmationTM ❑Collect on Delivery ❑Signature Confirmation 2. Article Number(Transfer from servire tahel) ❑Collect on Delivery Restricted Delivery Restricted Delivery 7,0 2 0: 0 0 9 0 , 0000 2 7 81 8585 laiMestricted Delivery P$Form 3811,July 2020 PSN 7530-02-000-905.3 Domestic,Ref,� Receipt I • SECTION THIS . PELIVER COMPLETE A. Signature ■ Complete items 1,2,and 3.„p„� r�- ®Agent ■ Prjntyour name,aP.td'�cldres �n the reverse X �Yl Q, b >( �ddressee so that we can return'tlie G `to you. eceived by Print Name) C. Dale Delivery I ■ Attach this card to the back of the mailpiece, `��/ � or on the front if space permits. 1. Artacle Addressed to: D. Is delivery address different from item 1? ❑Yes If YES,enter delivery address below: ❑No Peabody Johnson Irrevocable Trust 970 Greenway E Orient, NY 11957 II 3. Service Type ❑Priority Mail Express@ IIIIII��I lill IIIIIII II liI IIII�'III III II All III ❑Adult Signature ❑Registered MailTM ❑Adult Signature Restricted Delivery ❑Registered Mail Restricted ❑Certified Mail@ Delivery ❑Certified Mail Restricted Delivery ❑Signature Confirmation r"' 9590 9402 9373 5002 6279 38 ❑Signature Confirmation ❑Collect on Delivery o Artinle Number(Transfer from service label) ❑Collect on Ddivery.Resfricted Delivery Restricted Delivery ❑Insured Mail 7 0.2 0 0090 .0000 2 7.81 8 6 3 9 oo>il Restnotecf DeliVe y A' PS Form 3811,July 2020 PSN 7530-02-000-9053 Domestic Return Receipt -- ,A 14. SCTM#1000-15-2-14 Michael Bredemeyer 550 Greenway E Orient,NY 11957 15. SCTM#1000-15-2-15.6 Latham Family LLC 925 Sleepy Hollow Ln. Southold,NY 11971 16. SCTM#1000-15-2-15.8 Luckyfront LLC 333 Central Park W Apt. 106 New York,NY 10025 17. SCTM#1000-15-2-17.6 Sterling Brent RE Ltd. 74 Broadway Amityville,NY 11701 18: SCTM#1000-15-2-19 Elinor J Spohn Irrevocable Trust 420 Greenway E Orient,NY 11957 i 19. SCTM#1000-20-3-7.1 I. Carlton T. Latham PO Box 608 Peconic,NY 11958 20. SCTM#1000-20-3-9.1 Scott L. Harris 37800 Rte. 25 Orient,NY 11957 21. SCTM#1000-20-1-3.9 Tortoriello C. Trust PO Box 501 Orient,NY 11957 TOWN OF SOUTHOLD ZONING BOARD OF APPEALS SOUTHOLD,NEW YORK E03� AFFIDAVITSC OF In the Matter of the Application of: POSTING QJSG Properties LLC SCTM No. 1000- 15-2-15.7 (Name of Applicants) (Section, Block& Lot) COUNTY OF SUFFOLK STATE OF NEW YORK I� Charles R. Cuddy residing at 445 Griffing Avenue, Riverhead New York, being duly sworn, depose and say that: I am the ( ) Owner or (X) Agent for owner of the subject property On the 27th day of August , 2025 , I personally placed the Town's Official Poster on subject property located at: 38015 Route 25, Orient, New York indicating the date of hearing and nature of application noted thereon, securely upon subject property, located 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 seven (7) days prior to the date of the subject hearing date, which hearing date was shown to be September 4, 2025 (Owner/Agent Signature) Sworn to before me this 27th Day of August , 20 CONN,IE D.BUNCH Notary No.01 BU6 a of New York No.01BU6185050 (Notary Public) Qualified in Suffolk County Commission Expires April 14,2 * near the entrance or driveway entrance of property, as the area most visible to passerby .o ' • _ CERTIFIED o , . o cc Domestic • 0 Domestic m � r- co . [0471171 1, Or to _kt I1f� flc' i y CIDCertified Mail Fee c )^) ( 1w1� Certified Mail Fee << ,)( Inl:ij N $ aS U f \ Extra Services&Fees(check box,add fee pro Extra Services&Fees(check box,add fee 4 Return Receipt(hardcopy) $ ❑Return Receipt(hardcopy) $ t 1 (� C ❑Return Receipt(electronic) o $ 3. 0 ❑Return Receipt(electronic) ~l ostmark\ _ Postmark N ❑Certified Mail Restricted Delivery $ a- Here \ 0 []Certified Mail Restricted Delivery $ ", ,;�4 Here, O ❑Adult Signature Required C ❑Adult Signature Required $ []Adult Signature Restricted Delivery$ ❑Adult Signature Restricted Delivery O °� ��% Postage Postage L ry S Ir (-I..,... 3 ry a(i jO�Y 0 $ i(a' a .'.I.I n O Total ostage and Fees 0 Total Postage and Fees �! (�;� cv s $ Sent To /r Ij Sent To ,`' N Geor e & Irene Halk ix N _Tortoriello C._ Tru o }g�F o� (pB qfp,---- ------------------------- .r,��. j street 2r'd`3'O"L Yr3 L 11°XJ L r e e t LISPS j Stre®tafliiApR O!kUT ff Boz lVo. �Jf" r' 7 v YY UU ,,tISS ..77 11 r City,State ZIP+4-- --------------------------------------------------------------- crrystate;ziP+d� " �a side, NY 11364 Orient, NY 11957 r r r ,, ,,,•r. r COMPLETE • • 1 • ON DELIVERY ■ Complete items 1,2,and 3. [EB3.. ub■ Print your name and address on the reverse ❑Agentso•that we can return the card to you. ❑Addressee■ Attach this card to the back of the mailpiece, Received y(Printed Name) f Delivery j or on the front if space permits. I. Article Addressed to: '~ D.`Is delivery address different from! 1? ❑Yes j Tortoriello C. Trust If YES,enter delivery address below: ❑No 1 PO Box 501 Orient, NY 11957 _.+-•�-mil II I'I�I'I Ilil III I III it III III I II III IIII I III I III 3. Service Type ,.. ❑Pno19t Mail Express® ❑Adult Signatyre ❑.Priority Ma lvl xpre I ❑Adult Signature Restricted Delivery ❑-fleglst`$red Mail Restricted ❑Certified Malle R691sfy 9590 9402 9373 5002 6278 39 ❑Certified Mai(Restr)cted,,D'ellvery QSigntture Confirmatlonrm ❑Collect on Delivery ❑Signature Confirmation 2..Article.NUmber(Transfer from service label) ❑Collect on DellveryRestricted Delivery Restricted Delivery ' ' ❑Insured Mail ' 7 0 2 0 0 0 9 D Q OQ 0' 27 81 s8738 Restricted Delivery PS Form 3811,July 2020 PSN 7530-02-000 9053 ' Domestic Reri �celpt COMPLETE / COMPLETE ■-CDmialete items 1,2,and 3. A•°s � °' ,■ Print your name and address on the reverse X ❑Agent so'that we can return the card to you. -- ` ❑Addressee ` ` ■ Attach this card to the back of the mailpiece, B. Received by(Printed Na e) C. Date of Delivery or on the front if space permits. r— u 1. Article Addressed to: D. Is delivery address,diffeFent`from item 1? ❑Yes ' If YES,enter delvery address below: ❑No #B4y,George .Halkidis ti �.,',,side, Drente Halkidis56�;36 213th Street NY 11364 II .��,% Illllelll IIII IIIIiII II III IIIIII III Iilll Ills ill 3. Service Type --._ 1,I N O,Prior)ty Mail Expresse ❑Adult Signature a-s'O Registered MailTM ❑Adult Signature RestriCtet{Delivery" ❑Registered Mail Restricted ❑Certified Mail@ ' Delivery 9590 9402 9373 5002 6279 69 ❑Certified Mai(Restricted Delivery ❑Signature ConfirmationTMt ❑Collect on Delivery ❑Signature Confirmation e ^-"^'^"'��^��r rrransfar from service label). _ ❑Collect on Delivery Restricted Delivery Restricted Delivery 276]� 8 6'0 8 t I Restricted Delivery ' 1 -- - r PS l bim%'M1f,"July 2020'PSNi7530-02-000.9053 Domestic Return Receipt 8/28/25,9:38 AM USPS.com®-USPS Tracking®Results USPS Tracking0 FAQs Tracking Number: Remove X 70200090000027818653 Copy Add to Informed Delivery(https:Hinformeddelivery.usps.com/) Latest Update Your item was picked up at the post office at 9:46 am on August 27, 2025 in MASSAPEQUA PARK, NY 11762. Get More Out of USPS Tracking: m CD USPS Tracking Plus® Cr W n Delivered Delivered, Individual Picked Up at Post Office U.S. Postal MASSAPEQUA PARK, NY 11762 M CERTIFIED MAILP RECEIPT Ln Domestic , nly August 27, 2025, 9:46 am -a i ,13 For delivery information,visit our website at www.usps.ComO. See All Tracking History '� V S I c[3 Certified Mail Fee k s� aj; , r f) r- What Do USPS Tracking Statuses Mean? (https://1 Extra Services&Fees(checkbox,addleeaspppioR�at 3 ❑Retum Receipt(hardcoPY) $ ^ •�• C3 [I Return Receipt(electronic) $ i.I.'_ Postma c _ I] []Certified Mail Restricted Delivery $ p ❑Adult Signature Required $ ui Text & Email U dates [:]Adult Signature ResMcted Delivery$ q }� s�ppy p I Postage ,..7v UG @ OL o $ F13fI Bryn? p TO rl o age and Fees t -- O Sent To USPS Tracking Plus@ ti Albano... amil__ Trust Ve tp+ A 'roadwa XKo. 4 ---------------------------------------------------------------------------------------- City,State,ZlP+4®. ^ Massa 4 ua Park, ANY 11762 Product Information �� •• � - See Less Track Another Package Enter tracking or barcode numbers https://tools.usps.com/go/TrackConfirmAction?gtc_tLabeisl=70200090000027818653 1/2 8/28/25,9:39 AM USPS.com®-USPS Tracking®Resul+- ® FAQs > USPS Tracking Tracking Number: Remove X 70200090000027818684 Copy Schedule a Redelivery (https://tools.usps.com/redelivery.htm) Latest Update This is a reminder to arrange for redelivery of your item before September 5, 2025 or your item will be returned on September 6, 2025. You may arrange redelivery by using the Schedule a Redelivery feature on this page or may pick up the item at the Post Office indicated on the notice. m Get More Out of USPS Tracking: a USPS Tracking Plus® Delivery Attempt: Action Needed Reminder to Schedule Redelivery of your item before September 5, 2025 i August 27, 2025 Notice Left (No Authorized Recipient Available) NEW YORK, NY 10025 _ August 22, 2025, 2:27 pm CERTIFIEDo w Domestic Mail only In Transit to Next Facility `° of �, 'l l rt ' August 20 2025 � � 1 i3 C 1 g Certified Mail Fee nj $ 'J Extra services&Fees icheckbox,add ree as E3 ❑Return Receipt(hardcoPY) $ I' '- Arrived at USPS Regional Facility e a ❑Return Receipt(electronic) $ fl.;,t,fi Postmark C3 ❑Certified Mail Restricted Delivery $ t I i L.•I e,, ' 0 [I Adult Signature Required $ s , de 25 t NEW YORK NY DISTRIBUTION CENTER ❑Adult Signature Restrlcted Delivery$ AUG August 19, 2025, 9:23 am C3 PostageEr o $ yam. p ToMI�ostageandFees '��' ,"?=�� i'IL Arrived at USPS Regional Facility MrU Sentro __Luckyfront LLC MID NY DISTRIBUTION CENTER StreetandApt No.,orPOBozNo:-----------------------------•---------------------- August 18, 2025, 9:00 pm U, z/Pea t-ral__-PArk-W--Agt-___10b------------------------ New York, NY 10025 Departed Post Office IRIVERHEAD, NY 11901 https://tools.usps.com/go/TrackConfirmAction?tRef=fullpage&tLc=2&text28777=&tLabels=70200090000027818684%2C 1/2 8/28/25,9:39 AM _ USPS.com®-USPS Tracking®Results August 18, 2025, 5:02 pm USPS in possession of item RIVERHEAD, NY 11901 August 18 2025 11:01 am 9 , Hide Tracking History What Do USPS Tracking Statuses Mean? (https://faq.usps.com/s/article/Where-is-my-package) Text & Email Updates u Schedule Redelivery u USPS Tracking Plus® u Product Information u See Less Track Another Package Enter tracking or barcode numbers Need More Help? Contact USPS Tracking support for further assistance. FAQs https://tools.usps.com/go/TrackConfirmAction?tRef=fullpage&tLc=2&text28777=&tLabels=70200090000027818684%2C 2/2 8/28/25,9:47 AM USPS.com®-USPS Tracking®Result- USPS Tracking° FAQs > Tracking Number: Remove X 70200090000027818646 Copy Add to Informed Delivery (https:Hinformeddelivery.usps.com/) Latest Update Your package will arrive later than expected, but is still on its way. It is currently in transit to the next facility. Get More Out of USPS Tracking: m T.U ' e - - CD CD USPS Tracking Plus® 11 CERTIFIED MAILRECEIPT o a -o �- Domestic Only 0 Moving Through Network CU In Transit to Next Facility,Arriving Late A L U 8 E "0 Certified Mail Fee August 23, 2025 P.D Ny 9 ru $ al';, Extra Services&Fees(checkbox,add fee as q te) •C3El Return Receipt(hardcoPY) $ _I -' 1 C3 El Return Receipt(electronic) $ +,. 1 + Postm Arrived at USPS Regional Facility a ❑Certified Mail Restricted Delivery $ ,: t Here O []Adult Signaturs Require $te A~1 'r '❑Adult Signature Restricted Delivery$ NEW YORK NY DISTRIBUTION CENTER 1 8 2025 o Er August 19, 2025, 8:56 am : o $ p ToR 1�o1age and Fees Q $ • Sent To Arrived at USPS Regional Facility o __Joshua Tanz Tracey Bassett r z Stre¢Fagd air: 8` Ap t. 6A MID NY DISTRIBUTION CENTER City,State,ZlP+4� ------------------------------------------------------ August 18, 2025, 8:59 pm New York, NY 10128 Departed Post Office RIVERHEAD, NY 11901 August 18, 2025, 5:02 pm USPS in possession of item RIVERHEAD, NY 11901 August 18, 2025, 11:01 am https://tools.usps.com/go/TrackConfirmAction?tRef=fulipage&tLc=2&text28777=&tLabels=70200090000027818646%2C 1/2 8/28/25,9:46 AM USPS.com&-USPS Tracking®Results USPS Tracking' FAQs > Tracking Number: Remove X 70200090000027818721 Copy Schedule a Redelivery(https://tools.usps.com/redelivery.htm) Latest Update This is a reminder to arrange for redelivery of your item before September 3, 2025 or your item will be returned on September 4, 2025. You may arrange redelivery by using the Schedule a Redelivery feature on this page or may pick up the item at the Post Office indicated on the notice. m Get More Out of USPS Tracking: Q USPS Tracking Plus& Delivery Attempt: Action Needed Reminder to Schedule Redelivery of your item before September 3, 2025 August 25, 2025 • Notice Left(No Authorized Recipient Available) ORIENT, NY 11957 Postal August 20, 2025, 10:40 am CERTIFIED MAILP RECEIPT N Domestic Mail Only lti _ • Departed USPS Regional Facility MID NY DISTRIBUTION CENTER Certified Mail Fee - August 19 2025 8:09 p - r g r � m Extra Services&Fees(check box,add fee as a propdate) O ❑Return Receipt(hardcopy) $ '-�)! I aj !C��EAi [:3 ❑Return Receipt(electronic) $ >j•faj i V� • C3 ❑Certified Mall Restricted Delivery $ -- �`\ Here i Arrived at USPS Regional Facility C3 ❑Adult Signature Required $ MID NY DISTRIBUTION CENTER ❑Adult Signature RestrictedDel�vg P ry$ - Er Postage - t, August 18, 2025, 9:00 pm $ - ` ' A, ' p Tot�I.Pbstage and Fees t O $ Sent To ru Scott L. Harris • Departed Post Office M1 sr33%8' �: rPanro: ---. RIVERHEAD, NY 11901 c;�,-sraia;ziP+a�---'--------------- ��--------------- Or1ent, NY 11957 August 18, 2025, 5:02 pm USPS in possession of item https:Htools.usps.com/go/TrackConfirmAction?tRef=fullpage&tLc=2&text28777=&tLabels=70200090000027818721%2C 1/2 8/28/25,9:46 AM USPS.com@-USPS Tracking®Results RIVERHEAD, NY 11901 August 18, 2025, 10:59 am / Hide Tracking History What Do USPS Tracking Statuses Mean? (https://faq.usps.com/s/article/Where-is-my-package) Text & Email Updates u Schedule Redelivery u USPS Tracking Plus@ u Product Information u See Less Track Another Package Enter tracking or barcode numbers Need More Help? Contact USPS Tracking support for further assistance. FAQs https://tools.usps.com/go/TrackConfirmAction?tRef=fullpage&tLc=2&text28777=&tLabels=70200090000027818721%2C 2/2 8/28/25,9:48 AM USPS.com®-USPS Tracking®Result USPS Tracking FAQs > Tracking Number: Remove X 70200090000027818592 Copy Schedule a Redelivery(https://tools.usps.com/redelivery.htm) Latest Update This is a reminder to arrange for redelivery of your item before September 3, 2025 or your item will be returned on September 4, 2025. You may arrange redelivery by using the Schedule a Redelivery feature on this page'or may pick up the item at the Post Office indicated on the notice. m Get More Out of USPS Tracking: a Cr USPS Tracking Plus® Delivery Attempt: Action Needed Reminder to Schedule Redelivery of your item before September 3, 2025 August 25, 2025 • Notice Left(No Authorized Recipient Available) ORIENT, NY 11957 U.S. Postal August 20, 2025, 11:48 am tiCERTIFIED ° RECEIPT Er Domestic Mail Only • ., r-q Departed USPS Regional Facility °or t r;F1TS r � i MID NY DISTRIBUTION CENTER `a Certified Mail Fee r_ _ r- > :l a?,; RNEAD Nil August 19 2025 8:09 m I m $ A I �r 9 r t p Extra Services&Fees(check box,addWjph.a1*,I fM ❑Return Receipt(hardcopY)0 ❑Return Receipt(electronic) $� ❑Certified Mall Restricted Delivery $ Here Arrived at USPS Regional Facility ! o ❑AdultSignatureRequired $ G 18 �oZS ❑Adult Signature Restricted Delivery$ MID NY DISTRIBUTION CENTER Postage _ August 18, 2025, 9:00 pm O Total Postage and Fees Ii��.L v�:!� T•I i - lo $ _.. ru Sent To (� • p Io Fotipni Frangopoulos Departed Post Office §treeiandA t.No.,o�Poi3oxNo.--------- RIVERHEAD, NY 11901 cii3Oat i�+ppenway- � August 18, 2025, 5:02 pm Orient, NY 11957 Form 3800, tPSN7530-02-000-9047 See Reverse for Instructions USPS in possession of item https://tools.usps.com/go/TrackConfirmAction?tRef=fulipage&tLc=2&text28777=&tLabels=70200090600027818592%2C 1/2 8/28/25,9:48 AM USPS.com®-USPS Tracking®Results RIVERHEAD, NY 11901 August 18, 2025, 10:58 am 11 Hide Tracking History What Do USPS Tracking Statuses Mean? (https://faq.usps.com/s/article/Where-is-my-package) Text & Email Updates u Schedule Redelivery u USPS Tracking Plus@ u Product Information u See Less Track Another Package Enter tracking or barcode numbers Need More Help? Contact USPS Tracking support for further assistance. FAQs https://tools.usps.com/go/TrackConfirmAction?tRef=fullpage&tLc=2&text28777=&tLabels=70200090000027818592%2C 2/2 8/28/25,9:49 AM USPS.com®-USPS Tracking®Results USPS Tracking® FAQs > Tracking Number: Remove X 70200090000027818578 Copy Add to Informed Delivery(https://informeddelivery.usps.com/) Latest Update Your item was picked up at the post office at 4:31 pm on August 20, 2025 in ORIENT, NY 11957. Get More Out of USPS Tracking: USPS Tracking Plus® m Q Cr Delivered W n Delivered, Individual Picked Up at Post Office ORIENT, NY 11957 August 20, 2025, 4:31 pm See All Tracking History What Do USPS Tracking Statuses Mean? (https://faq.usps.com/s/article/Where-is-my-package) Postal Text & Email Updates ° RECEIPT rDomestic Mail Only - Ln w , USPS TrackingPlus@ r 0"'F SV C 0 A L USE v Certified Mail Fee , i l I;f; ru $ .tit41 c Extra Services✓£Fees(check box,edd(ee a's�pp 'ate HEAD 0 ❑Return Receipt(hardcopy) $ Return Receipt(electronic) $ '^I Postm v Product Information O ❑ 7 C3 ❑Certified Mail Restricted Delivery $ wile' Here Q ❑Adult Signature Required $ i, ley ❑Adult Signature Restricted Reilvery$ iEr Postage j i C3 $ i�.Y6�tid O Total J�os ge i T t I_ •!c. •- $ O Sent To Track Another Package o __Bruce--Dinuzzo -- ---- ----------------- - � Street and Apt.!Va„or PC7 Box No. �. city DQQ CPC ieenwa3y---E--------------------------------------- Enter tracking or barcode numbers brient, NY 11957 in :•r r r, •r, https://tools.usps.com/gofTrackConfirmAction?tRef=ful 1page&tLc=2&text28777=&tLabels=70200090000027818578%2C 1/2 8/28/25,9:50 AM USPS.com®-USPS Tracking®Results USPS Tracking FAQs > Tracking Number: Remove X 70200090000027818554 Copy Add to Informed Delivery(https://Informeddelivery.usps.com/) Latest Update Your package will arrive later than expected, but is still on its way. It is currently in transit to the next facility. Get More Out of USPS Tracking: -n m CD USPS Tracking Plus® v n Moving Through Network In Transit to Next Facility,Arriving Late August 23, 2025 Departed USPS Regional Facility CERTIFIEDPostal Service TM MID NY DISTRIBUTION CENTER �" �n Domestic August 19, 2025, 8:09 pm Ln co , Ot ro Certified Mail Fee c I I {„I - Arrived at USPS Regional Facility N a ru $ MID NY DISTRIBUTION CENTER Extra Services&Fees(check box,add fee aa¢pp Bp))ate) ❑Return Receipt(hardcopy) $ --- p ❑Return Receipt(electronic) $ — August 18, 2025, 9:00 pm o �CertifiedMallRestdctedDellvery $ Imark C3 El Adult Signature Required $ ERHEgder. ❑Adult Signature Restricted Delivery$ ��'` • Postage Departed Post Office Er $ ail.? 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V Departed Post Office p $ o To�a1Peste�is and Fees RIVERHEAD, NY 11901 � s August 18, 2025, 5:02 pm a Sent To Richard J. ,Tamaro La a Tamaro Street andApt.No.,of PO Boz No. -------- "---" ""---""""------------------ M1 Sta -------G`-— -------z--------- 2�te Q +4. anway—E----- Ciry USPS in possession of item Ori,ent, NY 11957 11:11 NO r 1 1rr RIVERHEAD, NY 11901 August 18, 2025, 10:56 am Hide Tracking History What Do USPS Tracking Statuses Mean? (https://faq.usps.com/s/article/Where-is-my-package) https://tools.usps.com/go/TrackConfirmAction?tRef=fullpage&tLc=2&text28777=&tLabels=70200090000027818561%2C 1/2 8/28/25,9:54 AM USPS.com®-USPS Tracking®Results ® 1 USPS Tracking FAQs Postal CERTIFIED MAILP RECEIPT �. Domestic cD For delivery information,vi.,�jt our website at www.us U 8.- rO Certified Mail Fee Extra Services&Fees(check box,add tee a§pp plate) Jv Off. X Tracking Number: n ❑RetumReceipt(hardcopy) $ Q g C3 ❑Return Receipt(electronic) $ F 70200090000027818677 C3 ❑AdultedMauee striated equiired very $ — _ Here � � El Adult Signature Required $ . ❑'Adult Signature Restricted Delivery$ v 6 C3 Postage 1$Er ?t Copy Add to Informed Delivery(https://i o $ p Tot P)stage and Fees $ A nj Sent To USPS Latham Famil LLC_______ o --- ----------------------------------S`treeta%yd{ 1 ferePyX b11ow Ln. Ciry Sta7te[[Z�TP+4ab ---------------------------------------------------------------- Latest Update Southold, NY 11971' ,r Your item was picked up at the post office at 10:16 am on August 20, 2025 in SOUTHOLD, NY 11971. Get More Out of USPS Tracking: USPS Tracking Plus® m a Cr W Delivered 0- Delivered, Individual Picked Up at Post Office SOUTHOLD, NY 11971 August 20, 2025, 10:16 am See All Tracking History What Do USPS Tracking Statuses Mean? (https://faq.usps.com/s/article/Where-is-my-package) Text & Email Updates u USPS Tracking Plus® u Product Information u See Less n Track Another Package Enter tracking or barcode numbers https://tools.usps.com/go/TrackConfirmAction?tRef=fullpage&tLc=2&text28777=&tLabels=70200090000027818677%2C 1/2 SU COUNTY I LEGALEGAL NOTICE SOUTHOLD TOWN ZONING BOARD OF APPEALS THURSDAY,SEPTEMBER 4,2025 at 10:00 AM PUBLIC HEARINGS NOTICE IS HEREBY GIVEN,pursuant to Section 267 of the Town Law Tml and Town Code Chapter 280(Zoning),Town of Southold,the following J public hearing will be held by the SOUTHOLD TOWN ZONING BOARD OF APPEALS at the Town Hall,53095 Main Road,Southold,New York 1 1 971-09 59,on T_8_UB-DAY SEETE,MEIEB._4._2025; The public may ALSO have access to view,listen and make comment during the PUBLIC HEARING as it is happening via ZOOM WEBINAR. Additionally,there will be a link to the Zoom Webinar meeting at http:// southoldtownny.gov/calendar.aspx. 10 00 A Mr_n_QJ$Q PRQPEFiTIES,LLC=1L8032_-Request for Variances from Article III,Section 280-13C;Article III,Section 280-15;_and the Building Inspector's April 28,2025 Notice of Disapproval based on an application for a permit to construct an accessory artist studio structure;at 1)located in area other than the code required rear yard;2)the proposed use in the accessory building is not a permitted accessory use;located at:38015 Route 25,Orient,NY.SCTM No. 1000-15-2-15.7. 10:10 A.M. -MARIA POUBOURIDIS TRUSTEE#8043 -Request for an Interpretation of Article 111,Section 280-13A and Building Inspector's April 10,2025 Notice of Disapproval based on an application for a permit to demolish(as per Town Code definition)and reconstruct an existing cottage;at 1)determine the Town Code definition of demolition as it pertains to non-permitted reconstruction of a cottage; located at:2720 Sigsbee Road,Mattituck,NY.SCTM No.1000-126-5- 13. t0;10_A.M.=MARIALQUBOURIQISJ-RUSTEE_H8034_-Request for Reversal of the Building Inspector's April 10,2025 Notice of Disapproval based on an application for a permit to demolish(as per Town Code definition)and reconstruct an existing cottage;at 1) cottage not a permitted use;located at:2720 Sigsbee Road,Mattituck, NY.SCTM No.1000-126-5-13. t0 2QA.M.-ANTH.ON_Y_J-AND_JOARNE_COLLET_TA-_#8.033_-Request for Variances from Article XXIII,Section 280-124;Article XXXVI, Section 280-207A(b);and the Building Inspector's May 28,2025 Notice of Disapproval based on an application for a permit to construct additions and alterations to an existing single family dwelling;at 1) less than the code required minimum front yard setback of 40 feet;2) gross floor area exceeding permitted maximum square footage for lot containing up to 40,000 square feet in area;located at:1657 Meadow Beach Lane,(Adj.to Halls Creek)Mattituck,NY.SCTM No.1000-116- 4-15. 10.40 A M CINCHSURE LLC,HOWARD M.BOVILLE MEMBER#8039 -Request for Variances from Article III,Section 280-15;Article XXII, Section 280-104C(1);and the Building Inspector's May 13,2025 Notice of Disapproval based on an application for a permitto legalize"as built"accessory pergola,shed and patio;at 1)both"as built"shed and pergola are less than the code required minimum side yard setback of 15 feet;2)"as built"patio is projected less than four feet of a property line;located at:1025 Great Peconic Bay Blvd,Laurel,NY.SCTM No. 1000-129-1-5.2. 1:00 P.M.-YASMINE LEGENDRE AND COREY WORCESTER#8036 -Request for a Variance from Article III,Section 280-15;and the Building Inspector's May 21,2025 Notice of Disapproval based on an application for a permit to construct a two story garage accessory to an existing single family dwelling;1)located in other than the code permitted rear yard;located at:4355 Aldrich Lane Ext.,(Adj.to the Long Island Sound)Mattituck,NY.SCTM No.1000-112-1-13. 1 t9_P,M. WILLIAl1A_T_.AND ERIGA,I WHITMtRE_ 803_7_-Request for Variances from Article III,Section 280-15;Article XXIII,Section 280- 124;and the Building Inspector's May 30,2025 Notice of Disapproval based on an application for a permit to construct additions and alterations to an existing single family dwelling and to legalize"as built"accessory shed;at 1)proposed construction is less than the code required minimum rear yard setback of 50 feet;2)"as built"shed is less than the code required minimum rear yard setback of 10 feet; located at:960 Marratooka Road,Mattituck,NY.SCTM No.1000-115- 9-8.1. i:20 P.M.__7_05 Ck3_48,_L.LC,_ULSTEB_FABMS,-LLC-#�8009SE-- (Adjourned from August 7,2025)Request for Special Exception pursuant to Article IX,Code Section 280-41B(2)of the Southold Town Code,and the Building Inspectors February 14,2025 Notice of Disapproval,to allow and constructtwo buildings to be used for September 4, 2025 ZBA Legal'Notice Page 2 of 3 contractor businesses;located at 705 County Road 48,Mattituck,NY. SCTM N1000-113-12-13. 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.Application Files are available for review on The Town's Weblink/Laserfiche under Zoning Board of Appeals(ZBA)\ Board Actions\Pending.Link: http://24.38.28.228/Web Li n k/Browse. aspx?id=935072&dbid=0&repo=TownOfSouthold Please note the last date to submit written comments to this office will be the Friday_ prior to the public hearing.Afterwards,documents will not be accepted by this office,but can be submitted to the Board Members during the public hearing. If you have questions,please telephone our office at(631)765-1809,or by email:kimf@southoldtownny.gov. Dated: August 21,2025 ZONING BOARD OF APPEALS LESLIE KANES WEISMAN,CHAIRPERSON By:Kim E.Fuentes 54375 Main Road(Office Location) P.O.Box 1179,Southold,NY11971-0959 September 4, 2025 ZBA Legal Notice Page 3 of 3 See Proof on Next Page AFFIDAVIT OF PUBLICATION The Suffolk Times PO Box 1500,Mattituck, NY 11952 (518) 730-4551 State of Florida, County of Broward, ss: I,Anjana Bhadoriya, of lawful age, being duly sworn upon oath depose and say that I am an agent of Column Software, PBC, duly appointed and authorized agent of the Publisher of The Suffolk Times, a Weekly newspaper of general circulation, printed and published in Mattituck, Suffolk County, New York, designated by the County Clerk of Suffolk County as a newspaper of record;that the publication, a copy of which is attached hereto,was published in the said newspaper on the following dates. Publication Dates: • Aug 28, 2025 Notice ID: shmHY6PfUked6gtO5HIQ Notice Name: September 4, 2025 ZBA Legal Notice Publication Fee: $179.99 A jaha 81.adorya Agent cwMus.�o wam VERIFICATION State of Florida County of Broward Signed or attested before me on this:09/04/2025 Notary Public Notarized remotely online using communication technology via Proof. September 4, 2025 ZBA Legal Notice Page 1 of 3 'BOARD MEMBERS Southold Town Hall Q Leslie Kanes Weisman, Chairperson � � �� J 13095 Main Road•P.O. Box 1179 Patricia Acampora d� Southold,NY 11971-0959 Enc Dantes Office Location: Robert Lehnert, Jr. Town Annex/First Floor Nicholas Planamento g r. 54375 Main Road(at Youngs Avenue) http://southoldtownny.gov ZONING BOARD OF APPEALS TOWN OF SOUTHOLD Tel. (631) 765-1809 Southold Town Clerk FINDINGS,DELIBERATIONS,AND DETERMINATION EETING OF OCTOBER 19,2023 ZBA FILE: #78,27 NAME OF APPLd[ANT: QJSG Properties, LLC PROPERTY LOCATION:3.8015 NYS Route 25, Orient,NY SCTM: 1000-15-2-15.7 SEORA DETERMINATION: The Zoning Board of Appeals has visited the property under consideration in this application and determines that this review falls under the Type II category of the State's List of Actions, without further steps under SEQRA. SUFFOLK COUNTY ADMINISTRATIVE CODE: This application was referred as required under the Suffolk County Administrative Code Sections A 14-14 to 23,and the Suffolk County Department of Planning issued its reply dated August 21,2023 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 tinder the Minor Actions exempt list and is not subject to review under Chapter 268. PROPERTY FACTS/DESCRIPTION: The subject,conforming,property measuring 19.645 acres has access to NYS Route 25 via a 337.42 feet in length flagpole having a lot width of 99.92 feet along the roadway (which includes a 50 feet wide right of way running the length of the lot, allowing access to the small, waterfront parcel to the north), measures approximately 2,050.20 feet along the easterly property line,measures 543.29 along the northerly property line and 1,763.16 feet along the westerly property line, contiguous with multiple residential lots of the"Green Acres at Orient" subdivision, then 308.56 feet along the southerly property line where it then meets the aforementioned flagpole portion of the lot. The property is improved with a one and one half-story frame house with porch currently under renovation,a tennis court, and multiple"as-built" structures(subject of this application)all shown on a survey prepared by Howard W. Young, Licensed Land Surveyor last revised July 26, 2023. BASIS OF APPLICATION: Request for Variances from Article III, Section 280-13C; Article III, Section 280-15; Article XXII, Section 280-1051)(4); and the Building Inspector's May 9, 2023, Amended July 28, 2023 Notice of Disapproval based on an application for a permit to install additional deer fencing and to construct an accessory potting shed,a chicken run with coop,a goat barn,an accessory artist studio structure,barn,and two(2)hoop houses, and to legalize an"as built"accessory pergola,a greenhouse and two(2)sheds on rural residential property;at 1)the proposed artist studio use in the accessory building is not a permitted accessory use; 2)seven(7)proposed accessory structures located in other than the code permitted rear yard; 3) four (4) "as built" accessory structures located in other than the code permitted rear yard;4)deer fencing located in the non-permitted front yard or primary front yard; located at: 38015 NYS Route 25, Orient,NY. SCTM No. 1000-15-2-15.7. RELIEF REQUESTED: The applicaiit requests multiple variances to legalize several "as-built" accessory structures, including a pergola(14 feet by 22 feet),a greenhouse (14 feet by 19.6 feet), and two (2) sheds(combined ` Page 2,October 19,2023 #7827,QJSG Properties SCTM No. 1000-15-2-15.7 size, 3.9 feet by 13.6 feet) located in a front yard where such improvements are limited to rear yard locations; the applicant seeks a variance to construct a deer fence eight(8)feet in height in a front yard location, where only a four (4) foot high fence is allowed; the applicant seeks variances for the proposed construction of several accessory structures, including a potting shed (8 feet by 12 feet), a chicken run (30 feet by 100 feet)with coop (10 feet by 20 feet), a goat barn (12 feet by 16 feet), two (2) hoop houses(each 20 feet by 50 feet), a barn (40 feet by 60 feet with a.height of 20.11 feet), and an elevated art studio/viewing platform (16 feet by 16 feet with a height of 17.4 feet) located in.a front yard where the Code limits the placement of such structures to a rear yard location;and finally,the applicant seeks a variance for the use of the art studio,which is not permitted per the Town of Southold code. ADDITIONAL INFORMATION: The applicant is the owner of the large, seven (7) acre, waterfront estate immediately to the north for the subject property, known as SCTM: 1000-15-2-15.8 and while an independent property it is characteristically aligned to the agriculturally used subject parcel. Presently,the applicant proposes to live in the house on the subject parcel that has an open building permit for renovations and expansion;the residence to the north will be renovated and occupied at a later date by the applicant's adult son. The applicant provided architectural plans for the accessory structures unsigned and unstamped, labeled A-1 through A-4 and dated July 18,2023 and manufacturer specs for the hoop houses from Hoklartherm dated September 2016. Improvements on the parcel are covered by the following Certificate of Occupancy: #Z-33595 dated March 16, 2009 covering the conversion of an existing accessory structure to a residence. #Z-33594 dated March 16,2009 covering an accessory tennis court #Z-44926 dated June 26, 2020 covering a deer fence in a front yard location per ZBA approval An open building permit, file #49219, was issued May 9, 2023 for additions and alterations to an existing single- family dwelling. The residential structure is located at the northern end of the subject parcel with the majority of land(presently used for agricultural purposes) located to the south; little or no room exists in the compliant rear yard of the residence to place the necessary agricultural accessory structures (both "as-built" and proposed) in a compliant location. The parcel is bisected by wetlands which are presently unfenced to the west. At the hearing the applicant's attorney explained that, although the Notice of Disapproval stated that the proposed deer fencing was not permitted in a front yard,the applicant proposes to place deer fencing around the wetlands area located in the existing front yard and would only be tying it into the existing deer fence permitted under prior Board relief. The applicant is the beneficiary of prior Board relief under file #7371 dated February 20, 2020 granting relief to allow a deer fence in a front yard location, along the perimeter of the property. Development rights on the entire parcel are intact. The applicant offered testimony that the farm operation and use of the site agriculturally is accessory to the residential use and that they are presently not classified as a bona fide farm operation. The produce grown and agricultural products are for the owner's own consumption and are not sold at a permitted roadside farmstand. The applicant's agent offered testimony that the art studio (in practice an enclosed viewing platform) is for the use of the property owner,that no public events will be held and that the structure will not contain plumbing or a bathroom nor will it be conditioned and will have limited/basic electric service. An immediate neighbor wrote a letter of concern prior to the public hearing; during the public hearing the 'farm manager' spoke in favor of this application reminding the Board of the property size and remote location with r Page 3,October 19,2023 97827,QJSG Properties SCTM No. 1000-15-2-15.7 virtually no impact on any immediate neighbor or the community in general. No other neighbor or member of the community spoke in favor of or against this application. On October 6, 2023 the applicant's agent provided the Zoning Board of Appeals with examples of multiple similar variances granted for accessory structures and deer fencing in front yard locations. FINDINGS OF FACT/REASONS FOR BOARD ACTION: The Zoning Board of Appeals held a public hearing on this application on October 5,2023 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 requested variances will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. The subject parcel is not visible from the roadway or the subdivision to the west, as it is obscured by dense woodlands, where a deer fence already exists protecting the applicant's crop. The addition of various accessory structures, customary in agricultural operations, as applied for, in a front yard location,where a rear yard is required,will also have little or no impact on the community as they are not visible other than from the air. Lastly, the use of the proposed accessory structure as an art studio/viewing platform, while not a permitted use will again have no impact on the community since it is less than 260 square feet in size, unconditioned and without plumbing and raised to a finished height of under 20 feet. All structures, as proposed, are common to any agricultural operation within the Town of Southold. 2. Town Law 4267-b(3)(b)(2). The benefit sought by the applicant cannot be achieved by some method, feasible for the applicant to pursue, other than an area variance. The proposed deer fence,which is non-conforming in height in a front yard on a residential lot, is the only possible way to attempt to control deer intrusion on this agriculturally used property. Furthermore,the applicant cannot locate the agricultural accessory structures in a compliant rear yard location as a result of the original location of the residential structure. While the applicant can create a confonning `art studio' space within their residence, the structure, as proposed is modest in size and raised over the agricultural property to allow the resident a view of the farm operation and various planting beds and garden areas. 3. Town Law 4267-1b(3)(b)(3). The variances granted herein are mathematically substantial, each representing 100% relief from the code. However, as evidenced by the applicant's agent testimony and that of the farm manager, there is no impact on any immediate neighbor, that the property is well screened frorn view and site is well over 1,450 feet to the north of Main Road/Route 25. While not an official farm operation, the applicant has provided evidence to the Boards satisfaction that the property is well planted with a variety of fruit bearing trees,that there is livestock and other typical farm animals on site and that all appears well tended to and taken care of. 4. Town Law 4267-1b(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 Storrs Water Management Code. 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. Furthermore, at the time of the minor subdivision, as sanctioned by the Town of Southold Planning Board, the tennis court was associated with the property to the north as was the small accessory structure now converted to a primary residence. While self-created, the applicant is limited in their ability to use the full 19 acres lying to the south of the aforementioned improvements without Board relief. Page 4,October 19,2023 #7827,QJSG Properties SCTM No. 1000-15-2-15.7 6. Town Law 1z267-b. Grant of the requested relief is the minimum action necessary and adequate to enable the applicant to enjoy the benefit of several "as-built" accessory structures, including a pergola(14 feet by 22 feet), a greenhouse(14 feet by 19.6 feet), and two (2)sheds (combined size, 3.9 feet by 13.6 feet) and the construction of a deer fence eight(8)feet in height in a front yard location(along the perimeter of wetlands at the center of the parcel, and the construction of several accessory structures: a potting shed(8 feet by 12 feet),a chicken run(30 feet by 100 feet)with coop(10 feet by 20 feet), a goat barn(12 feet by 16 feet),two(2)hoop houses(each 20 feet by 50 feet), a barn(40 feet by 60 feet with a height of 20.11 feet), and an elevated art studio/viewing platform (16 feet by 16 feet with,a height of 17.4 feet)ALL located in a front yard where the Code limits the placement of such structures to a rear yard location 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 ,and duly carried,to GRANT the variances as applied for and shown on a Building Permit Survey prepared by Howard W. Young, L.S., last revised July 26, 2023; and Architectural Plans for the pergola and the 13.6 ft. by 3.8 ft. shed, labeled A-3 and A-4,prepared by John J. Condon, dated August 17, 2023; and unsigned and unstamped Architectural Plans of the 40 ft. by 60 ft. barn,potting shed, goat barn, chicken coup and artist studio, labeled A-1 and A-2 and, dated July 18, 2023 and manufacturer specs for the hoop houses from Hoklartherm, dated September 2016. SUBJECT TO THE FOLLOWING CONDITIONS: 1. The applicant must apply to the Building Department for a building permit for all the "as built" improvements located in the non-conforming front yard (a 14 ft.x19.6 ft. greenhouse, a 13.6 ft.x 3.8 ft. frame shed, and a 14.1ft. x 21.1 ft. pergola)within 90 days of the date of this decision and submit same to the Office of the Zoning Board of Appeals,or submit a written request for an extension to the Board of Appeals setting forth the reason(s)why the applicant was unable to obtain a building permit in the time allotted. 2. The applicant must obtain a Certificate of Occupancy from the Building Department for the "as built" improvement(s)and submit same to the Office of the Zoning Board of Appeals within 12 months of this decision or submit a written request for an extension to the Board of Appeals setting forth the reason(s) why the applicant was unable to obtain a Certificate of occupancy in the time allotted. 3. The "as built" improvement(s)may not be used until a Certificate of Occupancy has been obtained. 4. The art studio/viewing platform is not to be conditioned in anyway; plumbing shall be limited to a utility sink only(no half or full bathroom shall be permitted); and basic electricity shall be allowed. 5. In addition,the Board determines the following elements/conditions led to the determination that the artist use is customary and incidental to the principal use,and therefore shall apply: a) Such use is incidental to the principal residential use on the premises. b) The artist's studio/workshop in an accessory structure is not rented to or used by anyone other than the property owner of the principal dwelling. If property owner applies for a rental permit for the subject dwelling, or sells/transfers the property, art studio use shall be extinguished. c) No individual or group instructions, classes or demonstrations related to the production/fabrication of crafts/art works in the studio/workshop may take place on the property. d) The property owner may not employ or engage unpaid assistance by any other persons(s)in relation to the production/fabrication of art/crafts in the accessory structure, e) There is no exterior effect at the property line such as noise,traffic, odor, dust, smoke, gas, fumes or radiation. f) No display of products/art work/crafts etc. is visible to the street. Page 5, October 19,2023 #7827, QJSG Properties SCTM No. 1000-15-2-15.7 g) No sales to the public are permitted on the subject property. h) Activities in the artist's studio/workshop in the accessory structure are limited to the production of crafts and works of art such as painting, sculpture, photography, ceramics, weaving/textiles, glass art (but not glass blowing), and personal woodworking/carpentry and auto mechanics on vehicles belonging only to the property owner. i) No sleeping or cooking is permitted in the accessory structure. j) An accessory structure used as an artist's studio/workshop may only contain that one use in addition to non-habitable(unfinished, open rafters and stud walls)storage of general household items, garden tools and/or vehicles. k) An accessory apartment in the accessory structure is not permitted unless the artist's studio/workshop use is removed and a special exception permit is obtained from the Zoning Board of Appeals. 1) The following uses are not, by this determination, considered to be permitted uses in an artist's studio/workshop in an accessory structure, as defined herein and are prohibited: workout/fitness activities,recreational activities,and home offices(as defined in the Town Code). This approval shall not be deemed effective until the required conditions have been met.At the discretion of the Board of Appealsfailure to comply with the above conditions may render this'decision null and void That the above conditions be written into the Building Inspector's Certificate of Occupancy, when issued. 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. IMPORTANT LIMITS ON THE APPROVALS) GRANTED HEREIN Please Read Carefully Any deviation from the survey, site plan and/ror architectural drawings cited in this decision, or work exceeding the scope of the relief granted herein, will result in delays and/or a possible denial by the Building Department of a building permit and/or the issuance of a Stop Work Order, 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,siteplan and/or survey cited above, such as alterations, extensions, demolitions, or demolitions exceeding the scope of the relief granted herein, 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. TIME LIMITS ON THIS APPROVAL: 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. IT IS THE PROPERTY OWNER'S RESPONSIBILITY TO ENSURE COMPLIANCE WITH THE CODE REQUIRED TIME FRAME DESCRIBED HEREIN. Failure to comply in a timely manner may result in the denial by Page 6,October 19,2023 97827,QJSG Properties SCTM No. 1000-15-2-.15.7 the Building Department of a Certificate of Occupancy, nullify the approved variance relief, and require a new variance application with public hearing before the Board of Appeals Vote of the Board: Ayes: Members Planamento, Lehnert, 4campora, Dantes, Weisman. This Resolution was duly adopted(5-0). Les ie Kanes Weisman, Chairperson Approved for filing / $ /2023 J QJ �D �Y 12 1/2 . I V METALROOF I Hill 1111111 WOOD SIDING AS SELECTED BY CLIENT ZEN DESIGN y Y y 1250 EVERGREEN DRIVE SCREEN WINDOWS OUTCHOGVE,NY 1.1935 PHONE 63L613.6589 00 1 I I I �.mww :wvn�nu�a� monWu.m.>rm....vvw�o.�rmssro.m�e - _ w.mc.n�wo,wmm,wm.saam. ouWwae.vv>.4nw w.o.mmw„omorsv:,.. ti - � - NO. ISSUE DATE ' I rNl 01 ISSUED FOR PERMIT 08.09.24 02 DESIGN REVISION 09.18.29 ' 1 +I 03 ZONING BOARD REVISION 1010.24 N 1 04 ZBA REVISION 1 10.16.24 1 C4 b i ..f. �EREn ARCH ELEVATION ELEVATION i ---------- �------- a. I— ----�i I `Pr 04442'� ?r q O OF N6`�'I j I I I I I I QJSG PROPERTIES ' I I 38035 gGBTE 26 O ORIENT,NY 1195T SOTM01000.16.2-15.1 I I I I SCALE: 1/4•.1'-0• I I I I DATE 1016.24 i I • I I DRAWN BY: Z.E.N. I I I I ARTIST STUDIO ON PLAN ELEVATIONS PLAN A-1 SUFFOLK COUNTY LEGAL NOTICE J SOUTHOLD TOWN ZONING BOARD OF APPEALS THURSDAY,SEPTEMBER 4,2025 at 10:00 AM PUBLIC HEARINGS NOTICE IS HEREBY GIVEN,pursuant to Section 267 of the Town Law and Town Code Chapter 280(Zoning),Town of Southold,the following 'l public hearing will be held by the SOUTHOLD TOWN ZONING BOARD OF APPEALS at the Town Hall,53095 Main Road,Southold,New York 1 1 971-0959,on Ttit![isSpAY SEP_T_EMRER 4._2025; The public may ALSO have access to view,listen and make comment during the PUBLIC HEARING as it is happening via ZOOM WEBINAR. Additionally,there will be a link to the Zoom Webinar meeting at http:// southoidtownny.gov/calendar.aspx. 10_00_1.M,_QJ _Q pROPERTIES LLC-A8032 -Request for Variances from Article III,Section 280-13C;Article III,Section 280-15;and the Building Inspector's April 28,2025 Notice of Disapproval based on an application for a permit to construct an accessory artist studio structure;at 1)located in area other than the code required rear yard;2)the proposed use in the accessory building is not a permitted accessory use;located at:38015 Route 25,Orient,NY.SCTM No. 1000-15-2-15.7. 10:10 A.M. -MARIA POUBOURIDIS TRUSTEE#8043 -Request for an Interpretation of Article 111,Section 280-13A and Building Inspector's April 10,2025 Notice of Disapproval based on an application for a permit to demolish(as per Town Code definition)and reconstruct an existing cottage;at 1)determine the Town Code definition of demolition as it pertains to non-permitted reconstruction of a cottage; located at:2720 Sigsbee Road,Mattituck, NY.SCTM No.1000-126-5- 13. 10:tQA.M--=-MARIA POUB.OUf31DI.S_Tk3U.S_TEE.H80..34--Request for Reversal of the Building Inspector's April 10,2025 Notice of Disapproval based on an application for a permit to demolish(as per Town Code definition)and reconstruct an existing cottage;at 1) cottage not a permitted use;located at:2720 Sigsbee Road,Mattituck, NY.SCTM No.1000-126-5-13. 10:20.A.M.._ANTH.ON_Y_J_AN.D JOANNE C01LL.ETTA_--#8.033_-Request for Variances from Article XXIII,Section 280-124;Article XXXVI, Section 280-207A(b);and the Building Inspector's May 28,2025 Notice of Disapproval based on an application for a permit to construct additions and alterations to an existing single family dwelling;at 1) less than the code required minimum front yard setback of 40 feet;2) gross floor area exceeding permitted maximum square footage for lot containing up to 40,000 square feet in area;located at:1657 Meadow Beach Lane,(Adj.to Halls Creek)Mattituck,NY.SCTM No.1000-116- 4-15. 10 40 A M CINCHSURE LLC HOWARD M.BOVILLE MEMBER#8039 -Request for Variances from Article III,Section 280-15;Article XXII, Section 280-104C(1);and the Building Inspector's May 13,2025 Notice of Disapproval based on an application for a permit to legalize"as built"accessory pergola,shed and patio;at 1)both"as built"shed and pergola are less than the code required minimum side yard setback of 15 feet;2)"as built"patio is projected less than four feet of a property line;located at:1025 Great Peconic Bay Blvd,Laurel.NY.SCTM No. 1000-129-1-5.2. 1:00 P.M.-YASMINE LEGENDRE AND COREY WORCESTER#8036 -Request for a Variance from Article ill,Section 280-15;and the Building Inspector's May 21,2025 Notice of Disapproval based on an application for a permit to construct a two story garage accessory to an existing single family dwelling;1)located in other than the code permitted rear yard;located at:4355 Aldrich Lane Ext.,(Adj.to the Long Island Sound) Mattituck,NY.SCTM No.1000-112-1-13. 1 1.0_P.M,=WILLIAM T_..AND ERICA__.! WIiITMIRE_ 8037-Request for Variances from Article III,Section 280-15;Article XXIII,Section 280- 124;and the Building Inspector's May 30,2025 Notice of Disapproval based on an application for a permit to construct additions and alterations to an existing single family dwelling and to legalize"as built"accessory shed;at 1)proposed construction is less than the code required minimum rear yard setback of 50 feet;2)"as built"shed is less than the code required minimum rear yard setback of 10 feet located at:960 Marratooka Road,Mattituck,NY.SCTM No.1000-115- 9-8.1. 1:20_P.M._:_TQ5.CR_48,LLC.,.ULSTER.FARMS,LLC.#.8009SE.- (Adjourned from August 7,2025)Request for Special Exception pursuant to Article IX,Code Section 280 41 B(2)of the Southold Town Code,and the Building Inspectors February 14,2025 Notice of Disapproval,to allow and constructtwo buildings to be used for September 4, 2025 ZBA Legal Notice Page 2 of 3 contractor businesses;located at 705 County Road 48,Mattituck,NY. SCTM#1000-113-12-13. 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.Application Files are available for review on The Town's Weblink/Laserfiche under Zoning Board of Appeals(ZBA)\ Board Actions\Pending.Link: http://24.38.28.228/Web Li n k/Browse. aspx?l d=935072&dbid=0&repo=TownOfSouthold Please note the last date to submit written comments to this office will be the Friday prior to the public hearing.Afterwards,documents will not be accepted by this office,but can be submitted to the Board Members during the public hearing. If you have questions,please telephone our office at(631)765-1809,or by email:kimf@southoldtownny.gov. Dated: August 21,2025 ZONING BOARD OF APPEALS LESLIE KANES WEISMAN,CHAIRPERSON By:Kim E.Fuentes 54375 Main Road(Office Location) P.O.Box 1179,Southold,NY 1 1 971-0959 September 4, 2025 ZBA Legal Notice Page 3 of 3 The�&uffoYh Tirrte!6. See Proof on Next Page AFFIDAVIT OF PUBLICATION The Suffolk Times PO Box 1500, Mattituck, NY 11952 (518) 730-4551 State of Florida, County of Broward, ss: I,Anjana Bhadoriya, of lawful age, being duly sworn upon oath depose and say that I am an agent of Column Software, PBC, duly appointed and authorized agent of the Publisher of The Suffolk Times, a Weekly newspaper of general circulation, printed and published in Mattituck, Suffolk County, New York, designated by the County Clerk of Suffolk County as a newspaper of record;that the publication, a copy of which is attached hereto, was published in the said newspaper on the following dates. Publication Dates: • Aug 28, 2025 Notice ID: shmHY6PfUked6gtO5HIQ Notice Name: September 4, 2025 ZBA Legal Notice Publication Fee: $179.99 A ja a&Ado,ya Agent SNEN S�N11 Netery Pdlic- le of FWTi `o Ste E.pnea M VERIFICATION State of Florida County of Broward Signed or attested before me on this: 09/04/2025 Notary Public Notarized remotely online using communication technology via Proof. September 4, 2025 ZBA Legal Notice Page 1 of 3 I f BOARD MEMBERS ��OF S0!/j Southold Town Hall Leslie Kanes Weisman, Chairperson ,`O ld 53095 Main Road-P.O. Box 1179 Patricia Acampora Southold,NY 11971-0959 Robert Lehnert, Jr. va Office Location: Nicholas Planamento G'�c► �Q Town Annex/First Floor Margaret Steinbugler OIiYC�U 54375 Main Road(at Youngs Avenue) Southold,NY 11971 http://southoldtownny.gov ZONING BOARD OF APPEALS TOWN OF SOUTHOLD Tel. (631) 765-1809 LEGAL NOTICE SOUTHOLD TOWN ZONING BOARD OF APPEALS THURSDAY, SEPTEMBER 4, 2026 at 10:00 AM PUBLIC HEARINGS NOTICE IS HEREBY GIVEN, pursuant to Section 267 of the Town Law and Town Code Chapter 280(Zoning), Town of Southold, the following "IN PERSON" 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, SEPTEMBER 4. 2025: The public may ALSO have access to view, listen and make comment during the PUBLIC HEARING as it is happening via ZOOM WEBINAR. There will be a link to the Zoom Webinar meeting at http://southoldtownny.gov/calendar.aspx. 10:00 A.M. - QJSG PROPERTIES, LLC - #8032 - Request for Variances from Article III, Section 280-13C; Article III, Section 280-15; and the Building Inspector's April 28, 2026 Notice of Disapproval based on an application for a permit to construct an accessory artist studio structure; at 1) located in area other than the code required rear yard; 2) the proposed use in the accessory building is not a permitted accessory use; located at: 38015 Route 26, Orient, NY. SCTM No. 1000-15-2-16.7. 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 wi!I not start earlier than designated above. Files are available for review on The Town's Weblink/Laserfiche under Zoning Board of Appeals(ZBA)\Board Actions\Pending. Click Link: http://24.38.28.228/WebLink/Browse.aspx?id=935072&dbid=0&repo=TownOfSouthold If you have questions, please telephone our office at(631) 765-1809, or by email: kimf@southoldtownny.gov. Dated: August 21,2025 ZONING BOARD OF APPEALS LESLIE KANES WEISMAN, CHAIRPERSON By: Kim E. Fuentes 54375 Main Road (Office Location) 53095 Main Road (Mailing/LISPS) P.O. Box 1179 Southold, NY 11971-0959 OG Town Hall Annex, 54375 NYS Route 25 P.O.Box 1179 Southold,New York 11971-0959 Fax(631) 765.9064 ZONING BOARD OF APPEALS DATE: August 4, 2025 RE: INSTRUCTIONS FOR PUBLIC HEARING Dear Applicant; The September 4, 2025 Zoning Board of Appeals Regular Meeting will be held BOTH in person in the Town Hall Meeting Room at 53095 Main Road, Southold AND via video conferencing (Zoom Webinar), and a transcript will be provided at a later date. The public will have an opportunity to see and hear the meeting live, and make comments. Bel w, kU ' ,Y ,asewsee,��i struct ons required to prepare for theme"ZBA Opubloic'111 ing which mc�liudS: S 1. Yellow sign to post on your property a minimum of seven(7) days prior to your hearing,to be placed not more than 10 feet from the front property line (within your property) bordering the street. If you border more than one street,or roadway, an extra sign is supplied for posting on both street frontages. Posting should be done no later than August 28, 2025. To avoid weather damage to your sign please affix it to a sturdy surface such as plywood. If your sign is damaged please call the office and we will provide you with another one. Prior to -your public hearing, members of the Board of Appeals will each conduct a personal inspection of Your property.If a Board member reports that there is no signage visibly on display as required by law,your scheduled hearing will be adjourned to a later date to ensure compliance with Chapter 55-1 (B) 1 of the Town Code. 2. SC Tax Map with property numbers. 3. Legal Notice of in person meeting,as well as video conferencing. Instructions for participation will follow, and will be posted on the Town's Website under the meeting date, and the Legal Notice section of Suffolk Times Newspaper. 4. Affidavits of Mailings and Posting to be completed by you, notarized, and returned to our office along with the mailing receipts and green cards by August 28,2025, verifying that you have properly mailed and posted. Please attach a photograph of the posting on your Property with your affidavit of posting. 5. Instructions for Laserfiche/Weblink to view application. MAILING INSTRUCTIONS: Please send by I•SM-N-0-e`r•.tifiedm the following documents 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. Instructions for ZBA Public Hearing Page 2 Please mail documents to the legal mailing address. (as on file with Southold Town Assessors Office) Mailing to be done by August 18, 2025. a. Legal Notice informing interested parties of meeting being conducted IN PERSON and via video conferencing. (Enclosed) A WEBLINK to the meeting will be provided on the Town's Website under the date of the meeting. b. Your Cover Letter which should include your contact information, date and time of hearing, procedures for submitting written comment via email or USPS to our office. Recipients should be able to contact you for additional information. Furthermore, if recipients need to contact the ZBA staff,they may telephone 631-765-1809 or email us at kimf@southoldtownn�.gov or elizabeth.sakarellosgtown.southold.n�us c. Instructions for Laserfiche/Weblink to view all pending applications. (Enclosed) Link to view pending applications: http://24.38.28.228:2040/weblink/Browse.aspx?dbid=0. d. Survey or Site Plan depicting"as-built" and proposed improvements requiring ZBA relief. The Town's Laserfiche/Weblink files provides both location addresses and mailing addresses in their current Assessment Roll listing. (See Link Below). Also,the Town Assessor's Office can be reached at 631-765-1937. Contact us via email or by phone if you need further assistance. TownOfSouthold>Assessors>Assessment Books/Tax Rolls> https://southoldtownny.gov/DocumentCenter/View/11008/tentroII2025-1 OaR�T�AA�NT:ItNST RViCT�I®NS' 'mot IMP t 1 4 �-� 'f�y �'{' y. f�i Yt¢1 %$� r 'I' v..+lvkiY i�'I..[f.� NfCA,�Y hA't ]Y.�' ;'• '}�"` �+!'^ m1 1.M4 Yt�'J31 `IQj� +Q'+ f �i .A'.' q ! ,i L+ y •. R�L J Scanand email thei�TS�PS mailing receipts,tgreen sigtnature carrds�kand,affidavyits to kimf(a�soutlo , t I`GF I�Nk; l edownnyr M I...S to AUNT own of South.ol�d, Please note that without your mailing receipts, the ZBA will be prevented from conducting your hearing,pursuant to Chapter SS of the Southold Town Code and New York State Law. Please note that you or your representative are required to attend. If you or your representative are not present, the hearing will be adjourned to the next available hearing date. Please be reminded that New York State Law requires the ZBA to follow the above specific policies. If for any reason,you are unable to prepare for your public hearing as instructed, please let us know. ***PLEASE NOTE*** : THE LAST DAY TO SUBMIT WRITTEN DOCUMENTS TO THIS OFFICE FOR THE BOARD MEMBERS WILL BE THE FRIDAY PRIOR TO THE PUBLIC HEARING. AFTER THAT, NO DOCUMENTS WILL BE ACCEPTED BY THE OFFICE BUT CAN BE SUBMITTED TO THE BOARD MEMBERS AT THE PUBLIC HEARING. Kim E. Fuentes—Board Assistant Laserfiche Instructions for Zoning Board of Appeals Records (6/16/2025) SOCIAL MMA s��o� Szarcn "� Governmen ervices > How Do L.. us 01TOTOF Alk J s� t Notify Me® Maps Agendas do Town'Code .. Online Payments Town Records Forms sign up to'receive t :Minutes pa"our bills,, Weblinld[asar5rlte Forms{Appficauoru. i ...a...e.,�___ Above: Homepage, Click on Link"Town Records" Weblink/Laserfiche Instructions to search Pending Applications: • Click "Town of Southold". • Click "MA". • Click "Board Actions". • Click "Pending" Or the below URL address will take you directly to Board Actions. http://24 38 28.228/WebLink/Browse.aspx?id=935072&dbid=0&repo=TownOfSo uthold i4QTlko uF HLA ;Ii4 The following application will be heard by the Southold Town Board of Appeals at Town Hall, 53095 Main Road, Southold The application will ALSO be available VIA ZOOM WEBINAR - Follow link - httpo.//southoldtownny.gov/calendar.aspx NAME Em QJSG , LLC # 8032 ZCTM # : 1 000- 1 5-2- 1 5 . 7 VARIANCE: LOCATION ACID NOT A PERMITTED USE BEQUEST: TO CONSTRUCT AN ACCESSORY ARTIST STUDIO STRUCTURE DAT E THURS. , SEPT. 4, 2025 10:00 AM You may review the file(s) on the town's website under Town Records/Weblink: ZBA/ Board Actions/ Pending. ZBA Office telephone (631 ) 765-1809 CHARLES R.CUDDY ATTORNEY AT LAW 445 GRIFFING AVENUE RIVERHEAD,NEW YORK Mailing;Address: TEL: (631)369-8200 P.O.Box 1547 June 9, 2025 FAX: (631)369-9080 Riverhead,NY 11901 E-mail: charlescuddy@optonline.net RECENED Elizabeth Sakarellos, Sr. Office Assistant JUN 12 2025 Economic Development Committee Secretary Southold Town ZONING BOARD OF APPEALS PO Box 1179 Southold,NY 11971 Re: QJSG Properties LLC-38015 Main Rd. Orient,NY 11957 SCTM#1000-15-02-15.7 Dear Ms. Sakarellos: Please find enclosed a check in the sum of$500.00 as the additional fee for the raised artist studio at the above referenced site in Orient Point. Very truly yours, Charles R. Cuddy CRC:dmc Enclosure a .J 12 1/2 - -- - - -- - - --- METAL ROOF WOOD SIDING AS SELECTED BY CLIENT ZEN DESIGN 00 i:�- 1250 EVERGREEN DRIVE SCREEN � �If�DOl��S CUTCHOGUE, NY 11935 co SCREEN 631.513.6589 1 00 +H These plans are copyrighted and are subject to copyright \ protection as an"architectural work"under Sec.102 of the Copyright Act,17 U.S.O.as amended December 1990 and known \ as Architectural Works Copyright Protection Act of 1990.The protection includes but is not limited to the overall form as well as the- C- arrangement and composition elements of des gn.Under uch e pro ction,unauthor zed use of the a plans, \� work or home represented,can legally result in the cessation of construction or buildings being seized and/or monetary compensation to ZEN DESIGN LLC. 00 ° ° NO. ISSUE DATE 01 ISSUED FOR PERMIT 06.08.24 I ' N 02 DESIGN REVISION 09.18.24 +) 03 ZONING BOARD REVISION 10.10.24 04 ZBA REVISION 1 10.16.24 1 I ' I M ' 1 I RECEIVED JUN U 3 2025 1 i I � ZONING BOARD OF APPEALS I N I i 00 FO 1 I I I I I I I 1 I I I I I I 1 1 I I I 1 eD 101-011 I 1 I I E 1,E��If ELE11 A, 101_011 ki - - - - - - - - - - - - - - - - - - - - p 4 4 4 � o�,�- �T4C, I I I I — I -- - - - --- -- - ; QJSG PROPERTIES I _ I 38015 ROUTE 25 0 - ORIENT, NY 11957 O I' I SCTM# 1000 - 15- 2 - 15.7 � I I SCALE: 1/ " = 1.'-0" I _ I DATE: 10.16.24 I I I I DRAWN BY: Z.E.N. I I ir I I . { ARTIST STUDIO ' PLAN DN ELEVATIONS (1)UNAUTHORIZED ALTERATION OR ADDITION TO THIS SURVEY IS A VIOLATION OF SECTION 7209 OF THE NEW YORK STATE EDIUCATION LAW.(2)DISTANCES SHOWN HEREON FRO'`PROPERTY LINES TO EXISTING STRUCTURES ARE FOR A SPECIFIC PURPOSE AND ARE NOT TO BE USED TO ESTABLISH PROPERTY LINES OR FOR ERECTION OF FENCES.(3)COPIES OF THIS SURVEY MAP NOT BEARING THE LAND SURVEYOP—-'KED SEAL OR EMBOSSED,SEAL SHALL NOT BE CONSIDERED T - A VALID TRUE COPY.(4)CERTIFICATION INDICATED HEREON SHALL RUN ONLY TO THE PERSON FOR WHOM THE SURVEY IS PREPARED AND ON HI5 BEHALF TO THE TITLE COMPANYF,GOVERNMENTAL AGENCY AND LENDING INSTITUTVI TED HEREON,AND TO THE ASSIGNEES OF THE LENDINE 'JTION.CERTIFICATIONS ARE NOT TRANSFERABLE TO ADDITIONAL INSTITUTIONS OR SUBSEQUENT OWNERS. (5)THE LOCATION OF WELLS(W),SEPTIC TANKS( 'ESSPOOLS(CP)SHOWNI HEREON ARE FROM FIELD OBSERW 15 AND OR DATA OBTAINED FROM OTHERS. 400 Ostrander Avenue, Riverhead, New York 114101 to I. 631.12-1.2305 fax. 631.127.0144 O � \\ \� odmin®youngengineering.com \\ Howard N. Young, Land Surveyor \ 5 Thomas G. 1Nolpert, Professlonal Engineer 1b `\ �5 Douglas E. Adams, Professional Engineer ��3hhprj Daniel A. Weaver, Land Surveyor SITE DATA \ `\ AREA = 19.6453 ACRES \ LOT NUMBERS REFER TO SET-OFF MAP PREPARED FOR AMELIA MENDOZA `\ FILED IN THE OFFICE OF THE CLERK OF SUFFOLK COUNTY ON FEB.25,2005 AS O �.� \\\ \ A MAP NO.A-591. v \ �01,- lye P�,<c 3g• sue, FQ-OJS�c \ F O 5 J0- Qv ` Oho G�to�`�o �t3; G��C+<,�GO O .s is EDGE OF 'O PRF WOODS a \ ti Off. GvF ``0 �O. °zo PRF \ YO —' S5 cS`GxGPP� SG6 `Ox 0 90n L. wOpoS \ Ns �'O lea o O., TIO 14 G / \ �o Oaf \�?0 `0� �O �, C0 y 4 d. yN'� �c \\�s o F T. P '• \ t 0 J+ �o SG6 �o QZQ�a° C, �c Q1. �o F°J Lot 2 o 'p 10' PROPOSED `\ ��- '� ARTIST \ C\ Z 0- 0 FCv STUDIO u ZOs ,X S, �• bah \ o� 0". fro tS` P 's, O ^' i .n. s+ s% 170 2a Eb ' �Qtp S�`gp\9 Is .O 0 � 5°E5Ot� �' \ S �XJt JC` ,� pC\°�PC\OJ` PAS 0 l� oh \ �3\ I E \ 5 ICAy,C�shy l O1P, `\ \ le GRA55 i \\ G 0Q'P5 oC9 s• '0 / `\ �O- o cp s o �. o OOP O \ i G rG��PO� SG6 �O F 3' y�o \\\ ✓. � c 0� N 0 >To , b°� o� \�\\ �55 °& eP \ \\ °Fq ApFq<� r \ Q / G p'n ems, '`r'p \ c� 3 ZO `dyr° 70 ` PN5``o9�o `•� SURVEYOR'S CERTIFICATION G6 �0 69 *WE HEREBY CERTIFY TO C HAD GALLANT THAT THIS SURVEY WAS N 90 Oi` ✓, b \ 5g PREPARED IN ACCORDANCE WITH THE CODE OF PRACTICE FOR LAND SURVEYS °�" �Ib S \\ \ ADOPTED BY THE NEW YORK STATE ASSOCIATION OF PROFESSIONAL LAND ,P�S+X of` ,�Q 2 O, �` \ SURVEYORS. 'L O oR,o 'p. / ,�� OF ,\a4� 04 r nA LEGEND •o aop14(ariaf� •� 1 / �� P'f �'6 `0 0'1. / HOWARD W.YOUNG,N .L.S.NO 893 \ : .- C' 90 �3 \ / DANIEL A.WEAVER,N.Y. .L.S.NO.50771 AP =ASPHALT PAVEMENT o P '10. r 5 := >.• ' BCC = BELGIAN BLOCK CURB '` O� ;,> `�✓9 `\ ' SP =BRICK PATIO 2 O Qie�r`O CIC =CAST IRON COVER �`S7TP��`'' o ko��\�� °, ohm \`\ o°3E/ h� / n SURVEY FOR CC =CONCRETE CURB O / `, v ' CHA Q GALLANT CE =CELLAR ENTRANCE \ (\off �- �� / / CLF =CHAIN LINK FENCE ' \ \'�D \ °' / S CSW =CONCRETE SIDEWALK at Orient, Town of Southold CMF =CONCRETE MONUMENT FOUND �'/ SGCP \ \\\ 'J Suffolk County, New York CM5 =CONCRETE MONUMENT SET ��, .y G6 �O ti N DI =DRAIN INLET / p" qq ti .�L� DRF = DEER FENCE ° '� 's �h. q ti BUILDING PERMIT SURVEY EM =ELECTRIC METER b� Q / ET =ELECTRIC TRANSFORMER -1-0 O 4 / ' EOP =EDGE OF PAVEMENT �% FoONO �� oGV =GAS VALVE S��ja,, Qo;� County Tax Map District 1000 section 15 Block 02 Lot 15.7 a LS =LATH SET R =PROPERTY LINE 03 / FIELD SURVEY COMPLETED APR. 22,2024 MAP PREPARED MAY 07,2025 PO =ROOF OVER "°.� Q� Record of Revisions WDF =WOOD FENCE h h REVISION DATE WIF =WIRE FENCE \ ?b ti / WSF =WOOD STAKE FOUND \ / W55 =WOOD STAKE SET =HYDRANT 'M rQ, =UTILITY POLE / N zrl =LIGHT POLE o O =WELL o \ 60 0 30 60 120 180 9 Ste\ Scale: P = 60' JOB NO.2023-0025 DWG.2020_0015_2023_0025_bp_artstudio 1 OF 1 BOARD MEMBERS *rjF SU!/j Southold Town Hall Leslie Kanes Weisman, Chairperson ®� �l0 53095 Main Road • P.O. Box 1179 Southold,NY 11971-0959 Patricia Acampora Office Location: Eric Dantes apQ Town Annex/First Floor, Robert Lehnert, Jr. ,j. 54375 Main Road(at Youngs Avenue) Nicholas Planamento C�� ,� Southold,NY 11971 http://southoldtownny.gov 1 ZONING BOARD OF APPEALS TOWN OF SOUTHOLD • �� Tel. (631) 765-1809 October 21, 2024 Zackery Nicholson 03� ZEN Design 1250 Evergreen Drive Cutchogue,NY 11935 Re: Appeal No. 7827, QJSG 38015 Route 25, Orient SCTM No. 1000-15-2-15.7 Dear Mr. Nicholson; We received your letter of October 10, 2024, requesting an approval of a design change to the proposed Artist Studio that was previously approved by the Zoning Board of Appeals on October 19, 2023 in file no. 7827. At the ZBA Special Meeting on October 17, 2024, the Board reviewed your request to raise the artist studio from 17 feet to 22 feet, our records, and our 2023 decision to grant variances for multiple structures located in the front yard where the code limits placement of such structures to the rear yard. The Board has determined that by raising the non-conforming structure an additional five feet, it may create additional non-conformity to the proposed artist studio, and they stand by their original decision. If you wish to proceed, you will be required to return to the Building Department to obtain a new Notice of Disapproval, and then apply to the ZBA with a new application and the proposed new design to the proposed artist studio. Sincerely c 3ZB s ie a es eismanh/� A Chairperson/Department Head cc: Building Department c0MC-1-eb to 10 laoa7 0 BOARD MEMBERS ��OF S0�/jyO � Southold Town Hall Leslie Kanes Weisman, Chairperson 53095 Main Road• P.O. Box 1179 Southold,NY 11971-0959 Patricia Acampora Office Location: Eric Dantes Town Annex/First Floor, Robert Lehnert,Jr. 54375 Main Road(at Youngs Avenue) �, Nicholas Planamento oum Southold,NY 11971 http://southoldtownny.gov ZONING BOARD OF APPEALS TOWN OF.SOUTHOLD � Tel. (631) 765-1809 � November 12, 2024 U Charles Cuddy Attorney at Law -DENIE P.O. Box 1547 Riverhead,NY 11901 Re: Appeal No. 7827, QJSG Second Request—De Minimus Request 38015 Route 25, Orient SCTM No. 1000-15-2-15.7 Dear Mr. Cuddy; We received your letter of October 29, 2024, as well as the letter from Chad Gallant, dated October 16, 2024, which detailed a second request for a de minimus approval for a design change to the proposed Artist Studio/watch tower. On October 17, 2024, the Board reviewed the request from Zackery Nicholson dated October 21, 2024 and made the determination that they stand by their original decision. At the ZBA Regular Meeting on November 7, 2024, the Board reviewed your letters, discussed your design change request, and have affirmed that they will not vary their original decision. Sinc e y'\ she Kanes eisman ZBA Chairperson/Department Head cc: Building Department f BOARD MEMBERS Southold Town Hall ra ��k SUU�� 53095 Main Road•P.O. Box 1179 Leslie Kanes Weisman, Chairperson Dantes �®� Southold,NY 11971-0959 Patricia Office Location: Eric antes Town Annex/First Floor Robert Lehnert,Jr. G ®p .,® 54375 Main Road(at Youngs Avenue) �, Nicholas Planamento Sout C ®UN`i http://southoldtownny.gov ZONING BOARD OF APPEALS 0 CT 2 3 2023 TOWN OF SOUTHOLD Tel. (631)765-1809 Southold Town Clerk FINDINGS,DELIBERATIONS,AND DETERMINATION MEETING OF OCTOBER 19,2023 ZBA FILE:#7827 NAME OF APPLICANT: QJSG Properties, LLC PROPERTY LOCATION: 38015 NYS Route 25, Orient,NY SCTM: 1000-15-2-15.7 SEORA DETERMINATION: The Zoning Board -of Appeals has visited the property under consideration in this application and determines that this review falls under the Type I1 category of the State's List of Actions, without further steps under SEQRA. SUFFOLK COUNTY ADMINISTRATIVE CODE: This application was referred as required under the Suffolk County Administrative Code Sections A 14-14 to 23,and the Suffolk County Department of Planning issued its reply dated August 21,2023 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 subject,conforming,property measuring 19.645 acres has access to NYS Route 25 via a 337.42 feet in length flagpole having a lot width of 99.92 feet along the roadway(which includes a 50 feet wide right of way running the length of the lot, allowing access to the small, waterfront parcel to the north), measures approximately 2,050.20 feet along the easterly property line,measures 543.29 along the northerly property line and 1,763.16 feet along the westerly property line,contiguous with multiple residential lots of the"Green Acres at Orient" subdivision, then 308.56 feet along the southerly property line where it then meets the aforementioned flagpole portion of the lot. The property is improved with a one and one half-story frame house with porch currently under renovation,a tennis court,and multiple"as-built"structures(subject of this application)all shown on a survey prepared by Howard W. Young,Licensed Land Surveyor last revised July 26, 2023. BASIS OF APPLICATION: Request for Variances from Article III, Section 280-13C; Article 1I1, Section 280-15; Article XXII, Section 280-105D(4); and the Building Inspector's May 9, 2023, Amended July 28, 2023 Notice of Disapproval based on an application for a permit to install additional deer fencing and to construct an accessory potting shed,a chicken run with coop,a goat barn,an accessory artist studio structure,barn,and two(2)hoop houses, and to legalize an"as built"accessory pergola,a greenhouse and two(2)sheds on rural residential property;at 1)the proposed artist studio use in the accessory building is not a permitted'accessory use;2)seven(7)proposed accessory structures located in other than the code permitted rear yard; 3) four (4) "as built" accessory structures located in other than the code permitted rear yard;4)deer fencing located in the non-permitted front yard or primary front yard; located at: 38015 NYS Route 25, Orient,NY. SCTM No. 1000-15-2-15.7. RELIEF REQUESTED: The applicant requests multiple variances to legalize several "as-built" accessory structures, including a pergola(14 feet by 22 feet),a greenhouse(14 feet by 19.6 feet), and two(2)sheds(combined r " Page 2,October 19,2023 97827,QJSG Properties SCTM No. 1000-15-2-15.7 size, 3.9 feet by 13.6 feet) located in a front yard where such improvements are limited to rear yard locations; the applicant seeks a variance to construct a deer fence eight(8)feet in height in a front yard location,where only a four (4) foot high fence is allowed; the applicant seeks variances for the proposed construction of several accessory structures, including a potting shed (8 feet by 12 feet), a chicken run (30 feet by 100 feet)with coop (10 feet by 20 feet),a goat barn(12 feet by 16 feet),two(2)hoop houses (each 20 feet by 50 feet), a barn(40 feet by 60 feet with a height of 20.11 feet), and an elevated art studio/viewing platform (16 feet by 16 feet with a height of 17.4 feet) located in a front yard where the Code limits the placement of such structures to a rear yard location;and finally,the applicant seeks a variance for the use of the art studio,which is not permitted per the Town of Southold code. ADDITIONAL INFORMATION: The applicant is the owner of the large, seven (7) acre, waterfront estate immediately to the-north for the subject property, known as SCTM: 1000-15-2-15.8 and while an independent property it is characteristically aligned to the agriculturally used subject parcel. Presently,the applicant proposes to live in the house on the subject parcel that has an open building permit for renovations and expansion;the residence to the north will be renovated and occupied at a later date by the applicant's adult son. The applicant provided architectural plans for the accessory structures unsigned and unstamped, labeled A-1 through A-4 and dated July 18,2023 and manufacturer specs for the hoop houses from Hoklartherm dated September 2016. Improvements on the parcel are covered by the following Certificate of Occupancy: #Z-33595 dated March 16,2009 covering the conversion of an existing accessory structure to a residence. #Z-33594 dated March 16,2009 covering an accessory tennis court #Z-44926 dated June 26, 2020 covering a deer fence in a front yard location per Z$A approval An open building permit, file 949219, was issued May 9, 2023 for additions and alterations to an existing single- family dwelling'. The residential structure is located at the northern end of the subject parcel with the majority of land(presently used for agricultural purposes) located to the south; little or no room exists in the compliant rear yard of the residence to place the necessary agricultural accessory structures (both "as-built" and proposed) in a compliant location. The parcel is bisected by wetlands which are presently unfenced to the west. At the hearing the applicant's attorney explained that, although the Notice of Disapproval stated that the proposed deer fencing was not permitted in a front yard,the applicant proposes to place deer fencing around the wetlands area located in the existing front yard and would only be tying it into the existing deer fence permitted under prior Board relief. The applicant is the beneficiary of prior Board relief under file #7371 dated February 20, 2020 granting relief to allow a deer fence in a front yard location,along the perimeter of the property. Development rights on the entire parcel are intact. The applicant offered testimony that the farm operation and use of the site agriculturally is accessory to the residential use and that they are presently not classified as a bona fide farm operation. The produce grown and agricultural products are for the owner's own consumption and are not sold at a permitted roadside farmstand. The applicant's agent offered testimony that the art studio (in practice an enclosed.viewing platform) is for the use of the property owner,that no public events will be held and that the structure will not contain plumbing or a bathroom nor will it be conditioned and will have limited/basic electric service. An immediate neighbor wrote a letter of concern prior to the public hearing; during the public hearing the `farm manager' spoke in favor of this application reminding the Board of the property size and remote location with Page 3,October 19,2023 97827,QJSG Properties SCTM No. 1000-15-2-15.7 virtually no impact on any immediate neighbor or the community in general. No other neighbor or member of the community spoke in favor of or against this application. On October 6, 2023 the applicant's agent provided the Zoning Board of Appeals with examples of multiple similar variances granted for accessory structures and deer fencing in front yard locations. FINDINGS OF FACT/REASONS FOR BOARD ACTION: The Zoning Board of Appeals held a public hearing on this application on October 5,2023 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 requested variances will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. The subject parcel is not visible from the roadway or the subdivision to the west, as it is obscured by dense woodlands,where a deer fence already exists protecting the applicant's crop. The addition of various accessory structures, customary in agricultural operations, as applied for, in a front yard location,where a rear yard is required,will also have little or no impact on the community as they are not visible other than from the air. Lastly, the use of the proposed accessory structure as an art studio/viewing platform,while not a permitted use will again have no impact on the community since it is less than 260 square feet in size, unconditioned and without plumbing and raised to a finished height of under 20 feet. All structures, as proposed,are common to any agricultural operation within the Town of Southold. 2. Town Law 4267-b(3)(b)(2). The benefit sought by the applicant cannot be achieved by some method,feasible for the applicant to pursue,other than an area variance. The proposed deer fence,which is non-conforming in height in a front yard on a residential lot, is the only possible way to attempt to control deer intrusion on this agriculturally used property. Furthennore,the applicant cannot locate the agricultural accessory structures in a compliant rear yard location as a result of the original location of the residential structure. While the applicant can create a conforming `art studio' space within their residence,the structure, as proposed is modest in size and raised over the agricultural property to allow the resident a view of the faun operation and various planting beds and garden areas. 3. Town Law 4267-b(3)(b)(3). The variances granted herein are mathematically substantial, each representing 100%relief frorn the code. However, as evidenced by the applicant's agent testimony and that of the farm manager, there is no impact on any immediate neighbor, that the property is well screened from view and site is well over 1,450 feet to the north of Main Road/Route 25. While not an official farm operation, the applicant has provided evidence to the Boards satisfaction that the property is well planted with a variety of fruit bearing trees, that there is livestock and other typical farm animals on site and that all appears well tended to and taken care of. 4. Town Law 4267-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 Storrn Water Management Code. 5. Town Law 267-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. Furthermore, at the time of the minor subdivision, as sanctioned by the Town of Southold Planning Board, the tennis court was associated with the property to the north as was the small accessory structure now converted to a primary residence. While self-created, the applicant is limited in their ability to use the full 19 acres lying to the south of the aforementioned improvements without Board relief. Page 4,October 19,2023 97821,QJSG Properties SCTM No. 1000-15-2-15.7 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 several "as-built" accessory structures, including a pergola(14 feet by 22 feet), a greenhouse(14 feet by 19.6 feet),and two(2)sheds(combined size, 3.9 feet by 13.6 feet)and the construction of a deer fence eight(8)feet in height in a front yard location(along the perimeter of wetlands at the center of the parcel, and the construction of several accessory structures: a potting shed(8 feet by 12 feet),a chicken run(30 feet by 100 feet)with coop(10 feet by 20 feet),a goat barn(12 feet by 16 feet),two(2)hoop houses(each 20 feet by 50 feet),a barn(40 feet by 60 feet with a height of 20.11 feet),and an elevated art studio/viewing platform(16 feet by 16 feet with a height of 17.4 feet) ALL located in a front yard where the Code limits the placement of such structures to a rear yard location 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 267-13,motion was offered by Member Planamento,seconded by Member1roand duly carried,to GRANT the variances as applied for and shown on a Building Permit Survey prepared by Howard W. Young,L.S., last revised July 26,2023; and Architectural Plans for the pergola and the 13.6 ft. by 3.8 ft. shed,labeled A-3 and A-4, prepared by John J. Condon, dated August 17, 2023; and unsigned and unstamped Architectural Plans of the 40 ft. by 60 ft. barn,potting shed, goat barn, chicken coup and artist studio, labeled A-1 and A-2 and, dated July 18, 2023 and manufacturer specs for the hoop houses from Hoklartherm,dated September 2016. SUBJECT TO THE FOLLOWING CONDITIONS: I. .The applicant must apply to the Building Department for a building permit for all the "as built" improvements located in the non-conforming front yard (a 14 ft.x19.6 ft. greenhouse,a 13.6 ft.x 3.8 ft. frame shed,and a 14.1ft.x 21.1 ft.pergola)within 90 days of the date of this decision and submit same to the Office of the Zoning Board of Appeals,or submit a written request for an extension to the Board of Appeals setting forth the reason(s)why the applicant was unable to obtain a building permit in the time allotted. 2. The applicant must obtain a Certificate of Occupancy from the Building Department for the"as built" improvement(s)and submit same to the Office of the Zoning Board of Appeals within 12 months of this decision or submit a written request for an extension to the Board of Appeals setting forth the reason(s) why the applicant was unable to obtain a Certificate of occupancy in the time allotted. 3. The"as built" improvement(s)may not be used until a Certificate of Occupancy has been obtained. 4. The art studio/viewing platform is not to be conditioned in anyway;plumbing shall be limited to a utility sink only(no half or full bathroom shall be permitted);and basic electricity shall be allowed. 5. In addition,the Board determines the following elements/conditions led to the determination that the artist use is customary and incidental to the principal use,and therefore shall apply: a) Such use is incidental to the principal residential use on the premises. b) The artist's studio/workshop in an accessory structure is not rented to or used by anyone other than the property owner of the principal dwelling. If property owner applies for a rental permit for the subject dwelling,or sells/transfers the property,art studio use shall be extinguished. c) No individual or group instructions,classes or demonstrations related to the production/fabrication of crafts/art works in the studio/workshop may take place on the property. d) The property owner may not employ or engage unpaid assistance by any other persons(s)in relation to the production/fabrication of art/crafts in the accessory structure, e) There is no exterior effect at the property line such as noise,traffic,odor,dust,smoke,gas, fumes or radiation. f) No display of products/art work/crafts etc. is visible to the street. Page 5,October 19,2023 #7827,QJSG Properties SCTM No. 1000-15-2-15.7 g) No sales to the public are permitted on the subject property. h) Activities in the artist's studio/workshop in the accessory structure are limited to the production of crafts and works of art such as painting,sculpture, photography, ceramics,weaving/textiles,glass art (but not glass blowing),and personal woodworking/carpentry and auto mechanics on vehicles belonging only to the property owner. i) No sleeping or cooking is permitted in the accessory structure. j) An accessory structure used as an artist's studio/workshop may only contain that one use in addition to non-habitable(unfinished,open rafters and stud walls)storage of general household items,garden tools and/or vehicles: k) An accessory apartment in the accessory structure is not permitted unless the artist's studio/workshop use is removed and a special exception permit is obtained from the Zoning Board of Appeals. 1) The following uses are not, by this determination,considered to be permitted uses in an artist's studio/workshop in an accessory structure,as defined herein and are prohibited: workout/fitness activities,recreational activities,and home offices(as defined in the Town Code). This approval shall not be deemed effective until the required conditions have been met.At the discretion of the Board of Appeals,failure to comply wills the above conditions may render this decision null and void That the above conditions be written into the Building Inspector's Certificate of Occupancy, when issued. 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. IMPORTANT LIMITS ON THE APPROVALS) GRANTED HEREIN Please Read Carefully Any deviation from the survey,site plan and/or architectural drawings cited in this decision, or work exceeding the scope of the relief granted herein, will result in delays and/or a possible denial by the Building Department of a building permit and/or the issuance of a Stop Work Order, 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, demolitions, or demolitions exceeding the scope of the relief granted herein, 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. TIME LIMITS ON THIS APPROVAL: 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. IT IS THE PROPERTY OWNER'S RESPONSIBILITY TO ENSURE COMPLIANCE WITH THE CODE REQUIRED TIME FRAME DESCRIBED HEREIN. Failure to comply in a timely manner may result in the denial by Li ® � El ® ® BARN 1 •NrIRTH BARN R RATAN-M. RECEr wars:1/a•_>,FVAT•ON sate:1/4•-r VED JUL-2.8 2023 w 20nlnB Board ofAPPea15 I I 1 1 I I NA M P `,T BARN FI FVpTIr1N-FACT BY ZBA RE V I j I I I e� }y ------------------------------------------- ------------- — --------; se A09l4L DATE 4 II I I [enirr.. I I r______________i ' alcecuorcenesue II I I II I I I-k - /onlaa. lk—elv ".r____________t 1ea V/r _aame•--,�—r+ , idea noR R1 eN------ e v - sues:1/4•=r su1s:va•-r qTRI ICTI IRF Pt bn'L IOF X En'LONG BARN Al _y i EE I it ❑ ' I ❑ id cTRll('RRF R1•R(1TTINf:SHElf Sf :3/16'=1' rnIRF RS_rHTCRFN rnn SGIE: N-A P MArEVIEV BY ZBA % D�CTSLON# $a o to l I gDATED:� STRI l 1 RF M•AUIIT MOM 6CALE:116'.1' RRI Irn IRF Vi•MAT BARN ea SCALE:3/S6'�1' � 4 A2 12 1/2- METAL ROOF WOOD SIDING AS SELECTED BY CLIENT ZEN DESIGN 00 � . 4 1260 EVERGREEN DRIVE SCREEN WINDOWS PHONE:G63i 5 513.6569 11, 00 CEIVE® Traver plere am apyd d grted and M subject to owidg REpttection as an•arcNtecturel work ac.•und"S 102 of the Co/pk%t Act,17 U.S.O.as amended December 1990 and(mown Is,Architectural World,Copyright Protection Act of 1990.The protection includes but Is not limited to the MME form as weit as the arrangement and composition of spaces,and elements of design.Under such protection,unauthorhad use of these plah% 1 6 2024 work or home represented,can legally result In the assatton of construction or buildings being soured and/or monetary amponsaWn to ZEN DESIGN I.I.C. FA 00 ZONING BOARD OFAPPEALS NO. ISSUE DATE t � I 1 ' 01 ISSUED FOR PERMIT 06.08.24 N 02 DESIGN REVISION 0948.24 1 +1 03 ZONING BOARD REVISION 10.10.24 N 04 ZBA REVISION 1 10.16.24 � r r a�-I I It U) I 1 � I ,1 1 t N I r r OP N � , r t r n r 10'-0" 00 D ABC Ni �t a ELEVATION 2 ELEVATION � �� 7- 10'-0" r-1--------------------------�-� a_� •-� '44425 Q c� ryT`�t ,iG I I I I I I I I I I QJSG PROPERTIES OCT IS 20241 38015 ROUTE 25 C I I ORIENT,NY M57 Z0N1NIGB 7AR©�f �L scTMa i000-15-2-15.7 I I I I SCALE: 1/4'-it-0' I I I I DATE: MM24 I I I I I I DRAWN BY: Z.E.N. I I I I I I ARTIST STUDIO DN PLAN ELEVATIONS 1 PLAN A-1 CHARLES R.CUDDY ATTORNEY AT LAW 445 GRIFFING AVENUE RIVERHEAD,NEW YORK Mailing Address: TEL: (631)369-8200 P.O.Box 1547 FAX: (631)369-9080 Riverhead,NY 11901 E-mail: charlescuddy@optonline.net January 3, 2025 Recel ed Leslie Kane Weisman, Chairperson Zoning Board of Appeals JAN 0 6 2024 Southold Town PO Box 1179 Zoning Board of Appeals Southold,NY 11971 Re: QJSG Properties LLC-38015 Main Rd. Orient,NY 11957 SCTM#1000-15-02-15.7 Dear Ms. Weisman: Supplementing my letter of December 16,2024, the Building Department will not issue a building permit to the applicant to erect the artist studio or any other structures permitted by the Zoning Board's determination of October 20,2023. The basis for this denial is the CO's for the greenhouse and pergola were not timely issued. We respectfully request the Zoning Board advise the Building Department that it is satisfied with the issuance date of the CO's and this should not delay or prevent the issuance of other permits for uses permitted by the Board's determination of October 20, 2023. Thank you. Very truly yours, 0"K, Charles R. Cuddy CRC:dmc , "j CHARLES R.CUDDY `t ATTORNEY AT LAW ,,/ 445 GRIFFING AVENUE RIVERHEAD,NEW YORK Mailing Address: TEL: (631)369-8200 P.O.Box 1547 FAX: (631)369-9080 Riverhead,NY 11901 E-mail: charlescuddy@optonline.net December 16, 2024 y78 �7 Leslie Kane Weisman, Chairperson REC ® Zoning Board of Appeals Southold Town PO Box 1179 DEC 19 2024 Southold,NY 11971 Re: QJSG Properties LLC-38015 Main Rd. Orient, NY 11957 ZONING BOARD®FAFpEALS SCTM#1000-15-02-15.7 Dear Ms. Weisman: The Zoning Board granted variance approval on October 20, 2024 for existing structures in the applicant's 20 acre front yard at his Orient Point home. A condition of that approval required the Applicant to obtain building permits for an existing pergola and an existing greenhouse and obtain a Certificate of Occupancy within one year of the Board's determination. As to the pergola the CO was issued on October 26, 2024, six (6) days after the one year anniversary. The site had been inspected by the Building Department in the spring of 2024 and the Applicant assumed his builder, who had filed the Building Permit applications, obtained the CO. When the plans for the artist loft was filed in September 20,2024,the Applicant's principal,Chad Gallant,was informed the pergola CO had not been issued. The Building Department advised they were awaiting the greenhouse electrical inspection and were then going to issue both pergola and greenhouse CO's simultaneously. He immediately applied for the pergola CO which was then issued on October 26, 2024. Similarly the greenhouse inspection was on March 5, 2024. There was a mis-communication between the builder and the owner and a further inspection was not scheduled until the pergola issue was resolved. Then the electrical inspection was ordered. It was completed on October 22, 2024. However the CO was not issued until November 9, 2024. Delay in obtaining the CO's was not deliberate but resulted from a misunderstanding between the owner and the builder. Under the circumstances it is respectfully requested that the Board permit the Certificates for the pergola and greenhouse to have issued nunc pro tunc so as to have retroactive effect and confirm that the applicant is in compliance with intent of the Board's determination of October 20, 2023. Very truly yours, C e Charles R. Cuddy CRC:dmc .e 448 Broadway Massapequa Park,NY 11762 August 27, 2025 WOW Town of Southold Zoning Board of Appeals Town Hall Annex Building 54375 Main Street SE 'OTvpv vs PO Box 1179 zoos;" Southhold, NY 11971 RE: QJSG Properties, LLC-38015 NYS Route 25, Orient, NY 11957 SCTM#1000-15-2-15.7 Dear Zoning Board Members: The above property is requesting a variance to construct an accessory artist studio.As we recall, this same request was made in September 2023 with various other requests. We do not want to have any other additions near our property. This property owner may feel, because we have no home there,that we would approve. We do not approve. Two years ago,we tried the webinar and could not get through. I do not know what resulted in that variance requests unfortunately. Please out this letter on record that We disapprove of this variance request. Thank you. Connie and John Albano Attachment CHARLES R.CUDDY ATTORNEY AT LAW 445 GRIFFINGAVENUE RIVERHEAD,NEW'YORK MAW Address: TEL: (631)369-8XO P.O.Box 1547 FAX: (631)369-9080 Riverhead,NY 119o1 August 15,2025 a-mad: charlescuddy@opton hne.net Albano Family Trust 448 Broadway Massapequ$Park,NY H 762 RE: QJSG Properties,LLC-38015 NYS Rorte 25, Orients;NY 1r1957 SCTM#1000-1$-2-15.7 Dear Sir/Madam: Enclosed is a Legal Notice and survey which is forwarded to you in connection with a request for a variance by QJSG Properties,LLC to construct an accessory artist studio structure located in a yard other than the rear yard,where proposed use is not a permitted accessory use.The premises is located at 38015 NYS Rte.25,Orient NTY. Please note that the hearing before the Zoning Board of Appeals is scheduled for Thursday. September 4,2025,at 10:00 a.m. in the Town Hall Meeting Room at a3095 Main Road, Southold, which you may wish to attend in person. Please also note that the Zoning Board of Appeals meeting will.be held both,in person or via Zoom Webinar. Instructions for participation will be posted on the Town's Website tinder the meeting date. You will have an opportunity to see and hear the meeting live,and snake comments or in the alternative comments can be submitted by Email.in person or by mail as indicated below: Zoning Board of Appeals Leslie Kanes Weisman,Chairperson by:Kim E.Fuentes 54375 Main Road(Office location) 53095 Main Rd.(Mailing,/USPS) PO Box 1179 Southold,NY It 971 or email:kimfnsoutholdtowni�v_�or elizabeth.skarelio@.town.southold.ny.us For further information regarding the most current information about this application,you may contact the Zoning Board of Appeals staff at 631-765-1809,or via e-mail to kimfa@southoldto%Nmny.,gov or elizabeth-sakarellos�,@town.southold.ny.us.You may also view this application on the Town Laserfiche/Weblink(instruction enclosed). Should you have any questions,you may contact our office at(631)369-8200. Very truly yours, ce Charles R.Cuddy •., Mw..Q�r' tl 1:1 was CU 18aY t:t�tnnwxrtx r—fit: I-E ?63i 1 dgtF t��) ttla...�rd irl�l)tw11 ! tseer A9fano FaiLv rrml f e -rat Ammdwag ' kfirssapege:a Fad:,NY 1170 RE:qUS Propertiwt LLC ia113N!N Re 1?5►O.'imt.l►1 119t7 �'hfp/ttM-1 u-1�7 nemr Sa Fnrk►crd is a t� 1i Yatirc ttttd aY eJti wl+scn is f�Yas* tt+cou in Ctvoon aizh au,-5i fa QISG 1'ropcn%.LLC to instal:at is M6 xaz(�ra�ac litinnst 11cet icucing 0-1to anlstrtlCl nA dim pamng Aicd,a ch4A(ct_rrm%%ith Oc&?.A hICIM ty-!..t11 uc><tia S(ru�:lt[O taerst ZNn S=)11.'top Fc� to Ir��an'as built"amk-?cfr�'pJ1301a ww d gn-" tattw sad twu i-)sbecl,,thr ptvTnyni eceesson�1rvC[tIIC;�+c to lr '.�ff�tal�t ttiC tif1:i yet ss�t �to near raid;dw preposcd tsti3t s:aciie leis ir.ate�ssrur�•bw-'�*1g is not v pctm'ard ncxcsstrcy u - Wease torte diet for lw�bait-,the Zonttra_iiw.-rd of AP:V%4'I is s i%xbAc"Liar Th rsd.x' octooer:._'t7Zj,as 10-10 n.m.in ttr li%n HsR-'%iceting fauna at 5-095 Main Road.%jQdthold, w'jjch yoi:*fir wish to al t-ld in pemom ph=a!o(ww that f w puhiir may han access to•.icw,li-mm Lind makc cutylmcw:iurn g;hc ptbiia heutrina 1,.s Zoor^R ebinar f►w7Dcduw for pwtic:padcn%ill M 1»sto6 or:the Towns Wdmitr for Lln3 Ino=RI+g wi4ic.':t may oc viewce-at Mtp;SO1Hhci(dinstnny guv:a uC ntcr. Ad&norztlly.iberc will be s Iirk m the Awt"t at �tt�+'s�xlzhr:tlte��ny.�Y%�str x�tiur� Fbr fitrtncr informati m rqqgu�the me st cwwnt wftumstion about INS jq#ucation-you m11,ultituci Av ng Bond ofAppmb 3mff at 63 1-765-I M9.of via e-mail to kimf4-sout}wstitdat-nn u% or rli nth sal�dlasf own 3ovdmld m_.rs Mott wal a13a view-,Luis appEcasion on the Town L,ascs-icbe,--Wcbhnk-(imtn -6w enclosod). Ycry truh yoxs— (?" K 11� Gies R Cuddy :7RC5k 'aciostme Mo p of. `GREEN ACRES A T ORIENT Lot .;.5 F..4118162 . Mcpno. 3540 situated at TOWN OF SOU THOL D Suffolk 'Co. ,New York 0 Note... Elevations Assumed Datum "A 11 Dwellings --Shown_ Nell Waier r . A rea = 20250 sq. ft. _ O £X/STING WELL .. ' L, EX_ISDNG SEP7/CSrSTEM . C/S,TR/CT. ,/000 '..FILE NO 87 - 1768 . SECT/ON / 5. SCALE /"= 40r k BLOCK ,_-2 DATE 611187 LOT 1 ,3 u l am familior with the Standards for Approval and Construction of.Subsurfoce Sewage. Dis posaI Systems for Single Family Residences and will abide .by the conditions set forth -EL.' .59.7 2 iI therein and on the permit to construct. ~. .TOPSOIL, All distances to walls and pools are by CLAY locations from homeowners and field JohnAlbono o•:s observations. Since most are-not visible 4 48 .8roo dwoy ��' S.5' these dimensions cannot be certified.. ��••� LOAMY SAND MassapeQc�a, NeW. York .11762 (516) 799 5Bzg . SAND w.�. SAND, B " LOA MY f 4 CLAY o.s 13.0 TEST HOLE !:,NO SCALE VOTE: TEST HOLE TAKEN FROM FILE MAP ABOVE. PAT T. SECCAF/Co P?WFES_S10/VAL- LAND SURVEYOR 109 LOOP DRIVE SAYVIL L E NEW YORK I.Y.S. LIC 49287 r IIAWI f' k t. l.clrlty 440 woo r. �4 ts8#Ryr1s�if,t 2t�'n" ��a4aitrrt't164p Psact,.. %f t I70" RL. QJ%(O Yrover"O,I 1 C tanle NY,%1R M I SC %1*I0001.15-1.1 c Dear Sir Madam I FwkA4d is a Legal NcAi"and surviry whkh o fi)rv►arded tti YOU M 64'~"Mo*A%a(vx4w40 (4K a %arofte by Q11SO pmrwrtic+►. 1,11. to ctatiiiruet an Sor."W)n artM, 1dio SbVzftw4 kcaftd in a+wd ,r tr than Obt near yard.thhere prr)pcyvcd lot is ix);a prerrnittcd Ac4tvxwy ww I Ow pst:srt it it# fi at I SO t S %'YS R it 2!,orient, N Y Niue note than the hearing before the Zoning Berard ofAppeati) is vchdduw fix than : SeMeMbet 4,2025, act 10.00 a rn, in tfw'l'rY*I)I1alf Marirng hilt et !V95 Matti R„Ad %rstaINcVidi which you may wiih to attend in perwors. Plow also note thaal the toning lic)ard cat"Appcaly meeting will be tvid NO to Fee^ix via ,7rxiax+ 14 r Insrtm-tturims li)t Wicipaison will he p,)rted an the [own's Wdrsttc undrr Ow nm ung daw Y(ru wtll have an oprx)nunity to we Land hear the moatag live,acid mom¢cmnaiwwri or w Ow ,wei .iimmenta ear+he submMed by 1;mail, to perscrit or by mail a% ir)dtcated btltivo /c)ninp Howd of Appeals I.c%lie KAtes Weisman,Chaigxrmm b?:Xim E. F uesttft 543"'M24"Raw(1. nkV location) 1095 NUM Rd 04,fib"O/I %1'%? PO Oax 1 17,V ]<iu0)41lr1, NY 11971 ()r email vEi vID)lxLJ=Of f of funhe'r infcxrn*jjon rcg4rding tlic imrif current informatu)n alx)ut thix ISMIKOKS",}4�xx nra*i :,Uriitr,t Ow/J_tec: Pward cal ApWals%tafi at 63 t-765-1$fly,or via e-mail it) kirrit'u+outhokiw%mny gssv ax Cl. u-town.sc)tithold ny.ua.YOU mar,, Alt,c) view this ,p rticattavn an O f(j%a l,acer!ithc•'Wrhltnk(imtruction cnckwed). Stwuld you have an} gtu--,tu)nv, )Ou may Ca"tadi Mr afftec at(631) ")69.82M. VM truly r ty tt%, f hall$* R,l'UMY Fuentes, Kim From: bdwaycon@aol.com Sent: Wednesday,August 27, 2025 1:14 PM To: Fuentes, Kim Subject: [SPAM] - QJSG Properties,LLC3801 5 NYS Rte25, Orient,NY We are sending this email regarding a variance request on the above property.We do not approve of this variance being approved.This is a residential area that should remain that way. Is this person going to have a business with this studio?We are attaching our lawyer letter from 2025 and 2023. It seems this property owner requested this before. Did this owner ever get approval for the other items in 2023.At that time, we tried to get on the webinar but could not get through. I also sent a letter to the Board of Appeals for this current request too.Thank you for any feed back you can give us. Connie and John Albano. ram , � ° , F# bqWA ° Y j . _ ° _ ° • ° , I ... _ _ 4 '' t � o k NY1U, si Not . r . f . r ° ° . n . . . • E , , • i , n 1 2 BOARD MEMBERS ��OF SO!/ryo Southold Town Hall Leslie Kanes Weisman, Chairperson ,`O l0 53095 Main Road•P.O. Box 1179 Patricia Acampora Southold,NY 11971-0959 Robert Lehnert,Jr. N Office Location: Nicholas Planamento • �O Town Annex/First Floor Margaret Steinbugler OliYCOU 54375 Main Road(at Youngs Avenue) + Southold,NY 11971 October 22,2025 http://southoldtownny.gov ZONING BOARD OF APPEALS Charles Cuddy Attorney at Law, TOWN OF SOUTHOLD P.O.Box 1547' Tel. (631) 765-1809 Riverhead,NY 11901 Re: ZBA Appeal No. 8032 38015 Route 25,Orient SCTM No. 1000-15-2-15.7 Dear Mr. Cuddy;. Transmitted for your records is a copy of the Board's October 16,2025 Findings,Deliberations and Determination,the original of which was filed with the Town Clerk regarding the above variance application. SUBJECT TO THE FOLLOWING CONDITIONS: I. The applicant is to rename the plans per the Chief Building Inspector of the Town of Southold's satisfaction, either `structure', `accessory structure', or `raised accessory structure',which is to be reflected on the Certificate of Occupancy when issued. 2. The applicant shall submit two sets of the revised final signed and sealed architectural plans of the subject accessory structure conforming to the alternative relief. 3. The subject:accessory structure is to remain an unconditioned, non-habitable space with only limited electricity. 4. The framing supporting the structure is not to be filled in or enclosed in anyway, nor are the access stairs to be covered-over or protected from the elements. 5. Relief granted under ZBA file #7827 relative to the raised accessory `art"studio' is hereby extinguished. Please be sure to submit an application along with a copy of the attached determination to the Building Department. 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. IT IS THE PROPERTY OWNER'S RESPONSIBILITY TO ENSURE COMPLIANCE WITH THE CODE REQUIRED TIME FRAME DESCRIBED HEREIN. Failure to comply in'a timely manner may result in the denial by the Building Department of a Certificate of Occupancy, nullify the approved variance relief,and require a new variance application with public hearing before the Board of Appeals Sin er ly, i E. Fuentes Board Assistant Encl. cc: Building Department _ ISLAND � °� �•� �tR��•� LLB, ` .:9----_ �) •w�, ✓r"1,,�� i \� ,1' All 27 "\OPIc\�., w-� ''c g63 P,''• 'Z9 •C, 9 '. /5•� '• ,, 15.6 1 •:ss„ \s'� +`.-a''�+ 'SL �'m.-,s 24.5 , 7.OA i tsi�IY i An �•Y,�O; , 24.4 5 y ti p da 24.314 C 24.2 24.9 r�A:�`• °o, •.we ` ,c i•OQ-,••'" %d •-.w�1�'. .1 ``'` ,m�.� ns.. 24.10 ` ..•�•,. �� !� 1] '•.+cj `•; �' \ 1 i\• 24.11,u. '' •Y 1CY•''^J + ;- '` 4 1• .i UN�� ..,;.'' za. ,�9+•`, f,S+..• a ='- 24.13 Ce 1 J .�—f.� I Zy C;' ,',G` ..9<•;!yv.—; .'.•` •K� 6 L\ { ..2412 M, •�,�••., . `,,5,, \\ \� 1 '.s-•i :9 6 J !Z ' 17.6 •, 24.23 \•;P')'•' .. 24,25 " \ pet 2fl 91 a-'�•xn o,cl ':, �'�� ,•v 1'1 ,ar9' ' ';'Y •,n, , •`s ; 'gym ,�.,r :''•\ - \\ 15.7 •'i :'•P, 24.24 J, .. 19.6A .s'P,b, a 3 24.31 sz i •\ '•% ti\ .$ y \•vo 10; cb•+i\ ,b��o,1o,+wcEu r' `�^] ' ��'•,\ N1AO.\ '3 lliL v1 w.\ a32-�` 1sA4c) 31.4 = FOR PCL.NO. FOR PCL NO.' SEE SEC.NO. SEESE0.N0. >,..•�'''P ' \\ ,�✓14•'Lt+it1 , •1 a-' 4:a1 `,� •6 020-01-0022 020-01-0D3.7 .. '•\ Ib \� �6 \ MATCH LINE G� J 2p AA >. 37,` \,4 •,,• - •(I 1111EU9[lVANOTffgW6E.ALL PACPE1111E$ 6W➢EO GFE415 gR810E 1H199FCi1CN MAP 23 ' L AME VRMIN Tl�EOLL0IWF OI41fICf5: wm�^`I �� 4N.;wRNlw Pavel Nn E sCNOOL __ _ AueV./W.E NMll1 —A— eio-aw O O'^'^�"'"'OOinf —�— �� 121AIE)°r12.1A G P(S 75 __ _ HYORANf — qea uDLo lva _______ per 121 A(c) E u>;Hr —— — — ""TE S�fF01q 1 o�o,A co6��a TOWN OF SOUTHOLD—BUILDING DEPARTMENT J Town Hall Annex 54375 Main Road P. O. Box 1179 Southold,NY 11971-0959 oy�o• �a�l Telephone (631) 765-1802 Fax (631) 765-9502 https://www.southoldtownny.yov Qm Date Received rVIYAL APPLICATION FOR BUILDING PERMIT For Office Use Only PERMIT NO. Building Inspector: FEB - 3 2025 ' Applicatiom-and foams must be"fil_led out in their entirety:Incomplete applications;will not be accepted. 1N114re the Applicant is not the owner,an 4' ,^;i; . t,..n Owner's Authorization fohm.(Page:2)-shall be completed: Date: OWNERS)OF PROPERTY: . : • . : . . . .. , Name: QJSG PROPERTIES, LLC SCTM# 1000- 15-2-15.7 Project Address: 38015 Route 25 Phone#: 646-734-3579 Email: CHAD@GALLANT.CC Mailing Address:333 Central Park W, Apt 106, New York, NY 10025 CONTACT,PERSON Name: Chad Gallant Mailing Address: 333 Central Park W, Apt 106, New York, NY 10025 Phone#: 646-734-3579 Email: Chad@gallant.cc DESIGN PROFESSIONAL INFORMATION Name: Mailing Address: Phone#: Email: CONTRACTOR INFORMATION' . Name: OCD Construction Mailing Address: 400 Gardiners Lane, Southold, NY 11971 Phone#: (631) 466-0553 Email: evanackroyd@yahoo.com DESCRI P-TION.OF SE.PROPOD CONSTRUC T, ON ®New Structure ❑Addition ❑Alteration ❑Repair ❑Demolition Estimated Cost of Project: ❑Other $ 20,000 Will the lot be re-graded? ❑Yes ®No Will excess fill be removed from premises? ❑Yes 8No 1 rw, ;PROPERTY INFORMATION- Existing use of property: Intended use of property: Zone or use district in which premises is situated: Are there any covenants and restrictions with respect to R-80 this property? ❑YesigNo IF YES,"PROVIDER COPY. 8 Check Box After Reading The owner/contractor/design peofoiWonai is responsible for all drainage andstorm 7niater issue's as provided by chapter 236 of the Town'Code.,APPLICATION IS HEREBY MADE to the Budding Department for the issuance of a Building Permit pursuant to tFie Building Zone. Ordinance.' the Town_of Southold,Suffolk,County,New{York and otFier applicable Laws;Ordinarices or Regylatwns for the construction of buildings additions alterations or for removal or demoht�ori as"herein:descnbed:7he applicant agrees to.,comply withal)applicable laws;ordinances building code; housing code and regulations and to admit authori3ed inspectors on.prem�ses::and iri Liulding(s)for necessary inspections False statements made"herein are punishable as a'Class A misdemeanor pursuant to Section 210:45 of the.New York State.Penal Law: , ff Standish ®Authorized Agent ❑Owner Application Submitted By(prin me): g Signature of Applicant: Date: j �} STATE OF NEW YORK) SS: COUNTY OF ) Jeff Standish being duly sworn, deposes and says that(s)he is the applicant (Name of individual signing contract)above named, (S)he is the Agent (Contractor,Agent, Corporate Officer,etc.) of said owner or owners, and is duly authorized to perform or have performed the said work and to make and file this application;that all statements contained in this application are true to the best of his/her knowledge and belief; and that the work will be performed in the manner set forth in the application file,therewith. Sworn before me this day of ,20 NOT � 6iY,,ikATE OF NEW YORK Registration No.01SC5039767 Qualified in Suffolk County Commission Expires February 27,20� PROPERTY OWNER AUTHORIZATION (Where the applicant is not the owner) Chad Gallant residing at 38015 Main Road, Orient, NY I, do hereby authorize Jeff Standish to apply on my behalf to the Town of Southold Building Department for approval as described herein. I I,- Owner's Signature Date Chad Gallant Print Owner's Name 2 12 1/2 METAL ROOF - TNr WOOD SIDING AS SELECTED BY CLIENT ZEN DESIGN \ 1250 EVERGREEN DRIVE SCREEN WINDOWS CUTCHOGUE,NY 11935 (O PHONE:63L513.6589 00 These plans ere copyrighted and ere subject to copyright protection as an-architecture!work`under Sec.101 of the Copyright Act,17 U-%O.as amended December 1990 and I- - as ArcNtectural Works Copyright Protection Act of 1990.The protection Includes but Is not limited to the overall form as wall as the arrangement and oomposhbn of spaces and elements of dedgs Under such protection,unauthodmd use of these plena work or home represented,can legally msuh In the cessation of comtructbn or buildings behigsebred and/or mocelaq compensation to MN DESIGN LM 00 N0. ISSUE DATE I 1 01 ISSUED FOR PERMIT 06.08.24 N 02 DESIGN REVISION 09.18.24 CV ' 1 03 ZONING BOARD REVISION 10.10.24 04 ZBA REVISION 1 10.16.24 � I 1 JJt /1 I , I 11 I 1 1 1 11 I 11 N I O CV I r I r 10'-011 I. ,��FtED AR, ��, ��.I .WiQ !s, s ELEVATION 2 ELEVATION 10'-011 0444S I I OF Ni' I I I j I. QJSG PROPERTIES I I I I O�� 38015 25 I?I I I 2 ORIENT,NY 31957 email 3 ��/ SCTM#1000-15-2.15.7 I SQ� VJ SCALE: 1/4"-1'-0" I DATE: 10.16.24 I I I I I I DRAWN BY: 7-E.N. I I I I I I L--- ------ ARTIST STUDIO DN PLAN ELEVATIONS 1 PLAN Aml (1)UNAUTHORIZED ALTERATION OR ADDITION TO THIS SURVEY I5 A VIOLATION OF SECTION 7209 OF THE NEW YORK STATE EDUCATIOIN LAW.(2)DISTANCES SHOWN HEREON FROM PROPERTY LINES TO EXISTING STRUCTURES ARE FOR A SPECIFIC PURPOSE AND ARE NOT TO BE USED TO ESTABLISH PROPERTY LINES OR FOR ERECTION OF FENCES.(3)COPIES OF THIS SURVEY MAP NOT BEARING THELAN UR D 5 TANKS ( ) CESSPOOLS SEALS(EMBOSSED SEAL SHALL NOT BE CONSIDERED TO BE A VALID TRUE COPY.TA CERTIFICATION INDICATED HEREON SHALL RUN ONLY TO THE PERSON FOR WHOM THE SURVEY IS PREPARED AND ON HIS BEHALF TO THE TITLE COMPANY,GOVERNMENTAL AGENCY AND LENDING INSTITUTION LISTED HEREON,AND TO THE ASSIGNEES OF THE LENDING INSTITUTION.CERTIFICATIONS ARE NOT TRANSFERABLE TO ADDITIONAL INSTITUTIONS OR SUBSEQUENT OWNERS. (5)THE LOCATION OF WELLS(W),SEPTIC TANKS(Sn d CESSPOOLS(CP)SHOWN HEREOIN ARE FROM FIELD OBSERVATIONS AND OR DATA OBTAINED FROM OTHERS. f� \ Off, ,p. `\ �� 400 Ostrander Avenue, nue, Riverhead, fox.f N York i27.0 4041 \ p� tel. 'fj� admin®youngengineering.com \ Howard W. Young, Land Surveyor Douglas E. Adams, Professional Engineer p Professional Engineer �y3y�p� Thomas G. Wol art, �O Daniel A. Weaver, Land Surveyor \ \ SITE DATA \ `\ AREA = 19.6453 ACRE5 \ \ a *9 LOT NUMBERS REFER TO SET-OFF MAP PREPARED FOR AMELIA MENDOZA O \ FILED IN THE OFFICE OF THE CLERK OF SUFFOLK COUNTY ON FEB.25,2005 AS MAP NO.A-591. �.\G Off, \ \ \ 'd• \ /' F PROPOSED \\ 5 9•00 QOR 5� EaGo�, SHED `\ d`, \`\ q$ \ �o \3b C'g\a�° °� PROPOSED \\\ -fs 6�. DIE $ CHICKEN COOP `\ PAS+ o fDGF OF 'P PRF k'oobs �$ o \\ 20 O^P ?O pS® o p o s c \\ Z 0 \ %P irk,9c,�6Q,Co C�Q S�°\' epG�oFwOoos \\ AN P pX �, ��N\• � `r'S \\ Sys �S` e O G��PP.y SG6 `O'x O �� `\ ° 4 AN ✓ ti. \ s. �S�°�l'•, �' �9�, �p ~ PROPOSED (I \`��' FE1"pl O O O / d yN GOAT BARN / N Fp, IS P ge�b2 O 0h��h P is G��, Pij G6 OX ego No C, o F \ 6 ` 'O PROPOSED ARTIST `\ O^ F� $ STUDIO \ N s ,, \ GP Q° Lot 2 \�`\ / 6'0 �' ---- \6P SG6 /O� °s' GPI `\\\ G9- \\\ o �C^ �� !L ---- 0. 170 a• .• tvs Z .O o") OP E5EA OEPa is xx O opt oE� o' i `\ O��y O 1� VP��C\�PagJ��PN�y 0905�o�`NG� \\\ SG�5,- sG6 �O� ��•� \`\ �f o -F,s p;L, '�! �`. (�' o \ 170 ` o 01 \ o�Ps ,o p \\ o � $ \ \ o Off. \ \ 0 , 3? \\ Ox �° moo^ sue• o \ 0. P� p ° ' bo°° y�o o . `\\ ass V oePaNQo \ A \ q a O� �, \ XP��`'' a o N / p so L 0 yo A °�sF si s� P s �� ti o $ �r \\ SURVEYOR'5 CERTIFICATION P G6 �O� �o �csFa *WE HEREBY CERTIFY TO C HAD gGALLANT THAT THIS SURVEY WAS N / �,,,,, jes, /o fhb s \� �g5 PREPARED IN ACCORDANCE WITH THE CODE OF PRACTICE FOR LAND SURVEYS N ;X ADOPTED BY THE NEW YORK STATE ASSOCIATION OF PROFESSI NAL LAND O^ 6 �S. °moo 'p, / SURVEYORS. LEGEND s 14 gonttg aroriWs P \ L7 �O� HOWARD W.YOUNG,N.Y.S.L.S.N0.45893 <o moo^ �� \\ i' DANIEL A.WEAVER,N.Y.S.L.S.NO.50771 AP =ASPHALTPAVEMENT ✓ \ / T. �1+ O c' BCC = BELGIAN BLOCK CURB /P p� �j` ✓� \\ i BP = BRICK PATIO SURVEY BSW =BRICK SIDEWALK ,�s��,y� o% � °,��` `yoa \\\ ooA� � `,-.,� VEY FOR CIC =CAST IRON COVER �� / a� \ ° k C& � \\ 03 / �J CC CONCRETE CURB ° � n - CE =CELLAR ENTRANCE / �p`�O �, \�\\ °� �V / CHAD GALLANT CLF =CHAIN LINK FENCE q t E CMF =CONCRETE SIDEWALK ^ ' at Orient Town o Southold f utho •• CMF =CONCRETE MONUMENT FOUND � s G \ \ r^ 5 =CONCRETE MONUMENT SET / PP4 �o� ,y Suffolk County, New York DI =DRAIN INLET � � N DRF =DEER FENCE BUILDING PERMIT SURVEY EM =ELECTRIC METER P G� �` b� / ET =ELECTRIC TRANSFORMER EOP =EDGE OF PAVEMENT 1 O^� o�N� ati PQ / c LS =GAS VALVE % F County Tax Ma District 1000 Section 15 Black 2 � LS LATH SET `S� �`-. Qze� , o °1? , P 0 Lot 15.7 FIELD SURVEY COMPLETED o3E ' FEB.20,2020 =PROPERTY LINE �i. MAP PREPARED JUNE 21,2023 D WOOD FENCE o 1 WIF WIRE FENCE Record of Revisions W5F =WOOD STAKE FOUND \ �b ,Lq REVISION DATE WSS =WOOD STAKE SET \ / 11PDATF SURVFY A V 9 y�,o =HYDRANT � =UTILITY POLE C�\\ / JL_� fi,9ro1 =LIGHT POLE N ® WELL J O �\O � � <<%-\ �b�tih 100 0 50 100 200 300 JOB NO. 2023-0025 DWG.2020_0015_2023_0025_bp 1 OF 1