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Home My WebLink About52529-Z TOWN OF SOUTHOLD BUILDING DEPARTMENT SOUTHOLD, NY 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#: 52529 Date: 12/10/2025 Permission is hereby granted to: Hamilton Residences LLC c/o Thomas M Hamilton Centennial, CO 80111 To: Demolish existing detached garage and construct new additions and alterations to an existing single- family dwelling to includes an attached garage with habitable rooms above and finished basement, reconfigure windows and doors,front porch,screened in porch and outdoor shower as applied for per Trustees and ZBA approvals. Premises Located at: 270 Pheasant Dr, Fishers Island, NY 06390 SCTM#5.-2-4 Pursuant to application dated 11/13/2025 and approved by the Building Inspector. To expire on 12/10/2027. Contractors: Required Inspections: Fees: DEMOLITION $427.00 Single Family Dwelling- Addition&Alteration $2,249.00 CO Single Family Dwelling-Addition/Alteration $100.00 Total $2,776.00 Building Inspector � x TOWN OF SOUTHOLD—BUILDING DEPARTMENT Town Hall Annex 54375 Main Road P. O. Box 1179 Southold,NY 11971-0959 Telephone (631) 765-1802 Fax (631) 765-9502 h :/,/www. outholdtowiui ov Date Received APPLICATION IL J For Office Use On, ry Y PERMIT NO. 5 d Building Inspector; --J Lit .aOCT 2 3 22 Applications and forms must be filled out in their entirety.Incomplete applications will n1 ".1ot be accepted.,Where the Applicant is not the' owner,an &kt:rl ;r w Owner's Authorization form(Page 2)shall be completed." Date:08/08/2024 OWNER(S)OF PROPERTY: Name: Hamilton Residences LLC SCTM# 1000-5-2_14 Project Address:270 Pheasant Drive, Fishers Island NY Phone#: I Email: Mailing Address:6465 Greenwood Plaza Bld, Ste 1075, Centennial, CO 80111 CONTACT PERSON: Name:Bruce Kinlin, Kinlin Rutherfurd Architects PPLC Mailing Address:59 East 54th Street, Suite 92, New York, NY 10022 Phone#:212.695.2988 Email:bruce@kinlinrutherfurd.com DESIGN PROFESSIONAL INFORMATION: Name:Bruce Kinlin, Kinlin Rutherfurd Architects PPLC Mailing Address:59 East 54th Street, Suite 92, New York, NY 10022 Phone#:212.695.2988 Email:bruce@kinlinrutherfurd.com CONTRACTOR INFORMATION: Name: Mailing Address: Phone#: Email: DESCRIPTION OF PROPOSED CONSTRUCTION ❑New Structure WAddition RAlteration ❑Repair ODemolition Estimated Cost of Project: ❑Other $ Will the lot be re-graded? RYes El No Will excess fill be removed from premises? ❑Yes ONO 1 Building Department Application AUTHORIZATION (Where the Applicant is not the Owner) I Tom Hamilton residing at 270 Pheasant Drive (Print property owner's name) (Mailing Address) Fishers Island NY do hereby authorize Bruce Kinlin (Agent) to apply on my behalf to the Southold Building Department. (Owner's Signature) (Date) (Print Owner's Name) Ted REScheckoWeb Compliance Certificate'" Project Information Project Title: Hamilton-Phase 1 Energy Code: 2024 IECC Location: Southold,New York Construction Type: Single Family Project Type: Addition Project Sub Type: None Glazing Area: 18% Climate Zone: 4a(5572 HDD) Project No: 1783211 All Electric: false Is Renewable: false Has Battery: false Has Charger: false Has Heat Pump false Construction Site: Owner/Agent: Designer/Contractor: 270 Pheasant Drive Bruce Kinlin Fishers Island,NY 06390 59 East 54th Street Kinlin Rutherfurd Architects New York,NY 10022 212.695.2988 Project Notes: Report Title: Hamilton-Phase I Report Date: 10/31/25, 12:55 PM 1 of 2 Envelope Assemblies Gross Area Prop. Req. Assembly or Cavity Cont. U- U- Prop. Req. Perimeter R Value R Value Factor/ Factor/ UA UA F-Factor F-Factor Ceiling Basement:Flat Ceiling or 1215 49.0 0.0 0.026 0.026 32 32 Scissor Truss Ceiling 1st Floor Above 195 49.0 0.0 0.026 0.026 5 5 Conditioned Mudroom:Flat Ceiling or Scissor Truss Ceiling 1st Floor Above 1020 49.0 0.0 0.026 0.026 27 27 Unconditioned Garage:Flat Ceiling or Scissor Truss Ceiling/Roof:Cathedral Ceiling: 884 49.0 0.0 0.022 0.026 19 23 Cathedral Ceiling Basement Floor:Slab-On-Grade 152 15.0 0.450 0.510 68 78 (Unheated) Insulation depth:4.00' Insulation position:Vertical Insulation Crawl Wall:Solid Concrete or 25 0.0 10.0 0.077 0.065 1 1 Masonry Wall height:4.50 Depth below grade:0.00 Insulation depth:4.00' Walls:Wood Frame,16"o.c. 2275 23.0 5.0 0.041 0.045 63 70 Windows:Wood Frame 334 0.270 0.300 90 100 SHGC:0.27 Doors:Solid:Solid Door(under 352 0.460 0.300 162 106 50%glazing) Doors:Glass Doors:Glass Door 43 0.270 0.300 12 13 (over 50%glazing) SHGC:0.4 Basement Wall:Solid Concrete 1330 15.0 10.0 0.036 0.059 47 77 or Masonry Wall height:10.00 Insulation depth:9.00' Insulation position:Integral Insulation Window:Wood Frame 22 0.270 0.300 6 7 SHGC:0.27 The%Better or Worse Than Code Index reflects how close to compliance the house is based on code trade-off rules.It DOES NOT provide an estimate of energy use or cost relative to a minimum-code home. Compliance Statement The proposed building design described here is consistent with the building plans,specifications,and other calculations submitted with the permit application.The proposed building has been designed to meet the 2024 IECC requirements in REScheck-Web and to comply with the mandatory requirements listed in the REScheck Inspection Checklist. Name -Title Signature Date Report Title: Hamilton- Phase I Report Date: 10/31/25, 12:55 PM 2 of 2 Scott A. Russell ' 'AT" l 'IOR �iMN � SOUTHOLD TOWN HALL-P.O.Box 1179 53095 Main Road-SOUTHOLD,NEW YORK 11971 Town of Southold O 236 - STORMWATER MANAGEMENTL FORM ( APPLICANT INFORMATION TO BE COMPLETED BY THE APPLICANT ONLY FOR PROPERTIES ONE ACRE IN AREA OR LARGER. ) _ ^ _ APPLICANT: (Property n Professional Agent, Contractor, Other) y Owner Design g NAME: Bruce Kin in, Design Rpplossional Date: (print Vni 10.232024 Contact Information: Bruce@kinlinrutherffurd.com (E-Mail&Telephone Number) 212.695.2988 Property Address / Location of Construction Site: 270 Pheasant Drive S.C.T.M. #: 1000 District Fishers Island, NY 005 2 4 Section Block Lot m »n TO BE COMPLETED BY SOUTHOLD TOWN ENGINEERING DEPARTMENT ®- Area of Disturbance is less than 1 Acre. No S.P.D.E.S.Permit,is Re uired! - Project does Not Discharge to Waters of the State. No S.P.D.E.S. Permit is R hired 1 i - Area of Disturbance is Greater than I Aare&Storm-water Runoff Discharges Directly to Waters of the State of New York. THE APPLICANT MUST OBTAIN aS.P.D.E.S.Permit DIRECTLY F'rorx'o N.Y.S. D.E.C.Prior to Issuance of a Building Permit. , ® - Area of Disturbance is Greater than 1 Acre&Storm-water Runoff Flows Through Southold "town"s MS4 Systems to Waters of the State of New York. THE APPLICANT MUST OBTAIN a S.P.D.E.S. Permit throuah the Southold Town Engineering Qe2grtrnent Prior to Issuance of a Buildigg eermitW Reviewed By: Date: � PnRM # giWP-TOR Oi-mhvr 9rli4 � ecf" ve �'JBOARD MEMBERS Sol, Southold Town Hall Leslie Kanes Weisman, Chairperson " ! 53095 Main Road•P.O.Box 1179 Patricia Acampora Southold,NY 11971-0959 Robert Lehnert,Jr. Office Location: Nicholas Planamento Town Annex/First Floor 54375 Main Margaret Steinbugler + , Road�(at'Youngs Avenue) KV Southold,NY 11971 RECEIVED http:Hsoutholdtownny.gov ZONING BOARD OF APPEALS k, - TOWN OF SOUTHOLD 3 2025 Tel. (631) 765-1909 outhold Town Clerk FINDINGS, DELIBERATIONS AND DETERMINATION MEETING OF JUKE 18,2025 ZBA FILE: #8014 NAME OF APPLICANT: Hamilton Residences,LLC PROPERTY LOCATION: 270 Pheasant Drive, Fishers Island SCTM No. 1000-5-2-4 SE DETERM`INAT : The Zoning Board o Appeals has visited the property under consideration in this application and determines that this review falls under the Type 11 category of the State's List of Actions, without further steps under SEQRA. SUrFO,LK COUNTY ADMINI TI °E 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. LW"'RP DETERM1N'AII . The relief, pen-nit, or interpretation requested in this application is listed under the Minor Actions exempt list and is not subject to review under Chapter 268. PROPERTY FACTSI°DESCRIPTION.- The subject property is a 106,722 square foot non-conforming parcel located in an R-120 Zoning District on Fishers Island. The property is an irregularly shaped property surrounded by the Fishers Island Golf Club,and with access to Pheasant Drive to the north side of the property. The northerly property lines measure 299.76 feet, the easterly property line measures 183.00 feet, the southerly property lines measure 615.01 feet and the westerly property lines measure 301.81 feet. The property is improved with an existing two story residence, with attached patios. There is an existing four (4) 'bay accessory garage attached to the horse with all existing covered walkway. There is also an accessory tennis court on the west side of the property,all of which is depicted on a survey prepared by Craig P. Bigger,L.L.S.,dated July 3,2024. BASIS OF APPLICATION: Request for a Variance from Article XXXVI, Section 280-207 and the Building Inspector's February 13, 2025 Notice of Disapproval based on an application for a permit to demolish an existing garage and constrict a new two-story garage addition to an existing single family dwelling; at 1) gross floor area exceeding permitted maximum square footage for lot containing up to 200,000 square feet in area,; located at: 270 Pheasant Drive,Fishers Island,NY. SCTM No. 1000-5-2-4. RELIEF REQUESTED: The applicant requests a variance for a Gross Floor Area (GFA) of 9,065 square feet, exceeding the permitted 7,772 square feet by 1,293 square feet. ADDITI NAL INFORMATION: During the public hearing, the agent for the applicant stated that the existing house was built approximately 100 years ago. There were also statements that the project is only a technical demolition that involves the replacement of the attached garage with a new attached garage with only minor work proposed to be done to the existing house.The proposed attached garage is the same size as the existing garage and Page 2,June 18,2025 #8014,Hamilton Residences SCT-M-No. 1000-5-2-4 is being placed in a conforming, location. The existing garage has a currently valid certificate of occupancy. The project received a Wetland Permit from the Southold Town,Board of Trustees on December 20,2024. At the hearing the Board discussed with the applicant's agent the possible submission of GFA averaging,as permitted by code to mitigate proposed excessive lot coverage. The Board and agent concluded that this, calculation is not feasible in the surrounding neighborhood given the scarcity of nearby lots and the adjacent golf course. FINDINGS QF OLRI)ACTION- The Zoning Board of Appeals held a public hearing on this application on June 5, 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: I Grant of the variance will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. The subject neighborhood consists of lots of varying irregular shapes and sizes with sloping terrain,connected by winding roads. The subject parcel is,a 2.43-acre non-conforming lot in the 1 -1 20 zoning district and is a flag lot screened by three:neighboring residences to the north,northeast and northwest and the Fishers Island Golf Club. The proposed demolition of the existing two-story garage attached to the dwelling by a covered breezeway, with a new two-story garage attached by a fully enclosed conditioned space will maintain the architectural style and size of this historic dwelling which is consistent with other homes in this area of Fishers Island. 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 subject dwelling was built over a century ago and pre- dates the zoning code and the more recent Gross Floor Area legislation. As built,the dwelling already exceeds the currently allowable GFA.The proposed demolition and reconstruction of an attached garage triggers the necessity for variance relief. 1 The variance granted herein is mathematically substantial, representing an approximately 84% relief from the code. However,the footprint of the proposed attached garage will be relocated from the current non-conforming side yard setback to a conforming side yard setback that does not require variance relief, and the existing GFA total of 9,072 square feet will be reduced to 9,065 square feet. Moreover, although the code permits averaging of the gross floor area of homes in the immediate area, this calculation is not feasible on Fishers Island,given the irregularity and varying sizes of lots in any given neighborhood. 4. Town Law 6267-b(3)(b)J4). 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 theTown's Storm Water Management Code. 5 Town Law '267-b(&hjfn. 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 proposed attached two-story garage while preserving and protecting the character of the neighborhood and the health,safety and welfare of the community. Page 3,June 18,2025 #8014,Hamilton Residences SCTM No. 1000-5-2-4 RESOLUTION OF T14E 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 Steinbugler,and duly carried, to GRANT the variance as applied for and shown on the Site Plans and Architectural Plans prepared by Bruce D. Kinlin,Architect,dated October 18, 2024.. 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 ri t to substitute a similar deli' n that is de minimis it,nature or an alteration that does not iarcrease the de re e o noncom drtni rovided de nainimis rely" is re aaested within: otae ear a tlae date o this decision. An tune after one ear the Board n re uire a new anDfication. EffORTANT LIMITS ON THE 'PROVAL S GRANTED IEIERE Please Read Carefully Any deviation from the survey,site plan andl"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 andl'or the issuance of Stop 11G'"ork Order,and may require a new application and public hearing before the Zoning Board ofAppeals Any deviation from the variance(s)granted herein as shown on the architectural drawings,site plan andlor 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 toning code. This action does not authorize or condone any current,fir future use,setback or other feature of the subject property that may violate the ,honing 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-I46(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 t)w cupancy bus not been procured,and/or a subdivision map has not been Filed with the Suffolk County Clerk,within three( ) 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(I)year terns.IT I STHE I OPEY9" RS RSPONSIBILI 'lENSURE COM]PLIANCI WITI THE COI)E REQUIRED II T ERA 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 Weisman(Chairperson), Planamento,Lehnert and Steinbugler.(4-0)(Member Acampora Absent) Leslie Kane Weisman,Chairperson Approved for filing / ? /2025 TERMS AND CONDITIONS The Permittee Hamilton Residences LLB 27 Peasant—Drive.Fishers[eland New ""ork as part of the consideration for the,issuance of the Permit doesiunderstand and prescribe to the following: 1. That the said Board of Trustees and the Town of Southold are released from any and all damages,or claims for damages,of suits arising directly or indirectly as a result of any operation performed pursuant to this permit,and the said Permittee will,at his or her own expense,defend any and all'such suits initiated by-third parties,and the said Permittee assumes full liability with respect thereto,to the complete exclusion of the Board of Trustees of the Town of Southold. 2. That this Permit is valid for a period of 36 months,which is considered to be the estimated time required to complete the work involved,but should circumstances warrant,request for an extension may be made to the Board at a later date. 3. That this Permit should be retained indefilitely, or•as long as the said Permittee wishes to maintain the strueture or project involved,to provide evidence to anyone concerned that authorization was originally obtained. 4. That the work involved will be subject to the inspection and approval of the Board or its agents,and non-compiianbe with the provisions of the originating application may be cause for revocation of this Permit by resolution of the said Board. 5. That there will be no unreasonable interference with navigation as a result of the work herein authorized. 6. That there shall be no interference with the right of the public to pass and repass along the beach between high and low water marks. 7. That if future operations of the Town of Southold require the removal and/or alterations in the location of the work herein authorized,or if,in the opinion of the Board of Trustees, the work shall cause unreasonable obstruction to free navigation,the said Permittee will be required,upon due notice,to remove or alter this work project herein stated without expenses to the Town of Southold. 8. That the said Board will be notified by the Permittee of the completion of the work authorized. 9. That the Permittee will obtain all other permits and consents that may be required supplemental to this permit,which may be subject to revoke upon failure to obtain same. 10. No right to trespass or interfere with riparian rights. This permit does not convey to the permittee any right to trespass upon the lands or interfere with the riparian rights of others in order to perform the permitted work nor does it authorize the impairment of any rights, title,or interest in real or personal property held or vested in a person not a party to the permit. b �31 BOARD OF SOUTHOLD TOWN TRUSTEES SOUTHOLD,NEW YORK PERMIT NO. 10689 DATE: ECE EIh 18 2024 ISSUED TO: HAAIILT RES'l'DENCES LLC PROPERTY ADDRESS: 20 I1E S DRIVE 1+IS ISLAND SCTM#1000-5-24 ' ry AUTHORIZATION Pursuant to the provisions of Chapter 275 of the Town Code of the Town of Southold and in accordance with the Resolution of the Board of Trustees adopted at the meeting held on December 18.2024. and inconsideration of application fee iri'the sum ofia�.jl�piid,by ilton lie 'dences L 7 1a d subject ' to the Terms and Conditions as stated in the Resolution,the Southold Town Board of Trustees,authorizes and permits the following: Wetland Permit to replace existing detached garage with new attached garage including finished rooms above; reconfigure windows and exterior walls in existing a main house; renovate existing front porch; and replace existing pergola with screened- in porch; all as depicted on the site plan prepared by Kinlin Rutherford Architects, PLLC,received on October 31,2024,and stamped approved on December 18,2024. IN WITNESS WHEREOF,the said Board of Trustees hereby causes its Corporate Seal to be affixed, and these presents to be subscribed by a majority of the said Board as of the day and year written above. w g