Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
#8137-Vista Bluff 1818 LLC ZBA application
FORM NO. 3 TOWN OF SOUTHOLD BUILDING DEPARTMENT Received SOUTHOLD,N.Y. NOTICE OF DISAPPROVAL MAY 2 6 2026 Zoning Board Of APpea DATE: May 4, 2026 TO: Glen Court LLC 43 Hill Rd Stillwater,NY, 12170 Please take notice that your application dated April 24, 2026: For permit: to construct additions and alterations to an existing single-family- Location of property: 545 Glen Court Cutcho ue,NY County Tax Map No. 1000—Section 83 Block 1 Lot 6 Is returned herewith and disapproved on the following grounds: The proposed construction on this non-conforrnin 20.074 sf arcel 9 690 buildable area in a Residential R-40 District is not Permitted Dur,suant to Article XXIII Section 280-124 which states lots measuring less than 39.999 square feet in total size-require a front and setback of40 eet a combined side yard setback of 35 feet and maxim mmmn lot coverao of20%. The site plan shows the construction to,have a front yard setback of 35 feet. The site V1an shows the construction to have a combined side and setback of28.1 feet. The site plan shows the lot covers e calculation at 33.3%. Additionally, the new construction is not permitted pursuant Article XXXVI Section 280.207 which. states maximum gross,flgor area shall not exceed the permitted square footage for lots containing tip to 10,000 s uare feet of lot area:.. permitted.2.100 sg uare feet maximum. The orovided calculations project a total rocs floor area of 3.531 sf, where 100 sf is p2anitted. (Exceeding the permitted maximum by 1431, sf. Lastiv. the rO used construction is 92U not emitted die to p�grsuant to Article XXII Section 280- 11 6AW, which states;."All buildings or structures located on lots upon which there exists a bluff landward of the shore or beach shall be set back not fewer than 100 feet from the to of such bluff." The oronosed construction is located 35.9 feet from the to of bluff. g I'bI Received MAY 2 6 2021 A ILI Zoning Board of Appeals AORorized Signatu re Note to Applicant: Any change or deviation to the above referenced application, may require further review by the Southold Town Building Department. CC:file, ZB.A., RecAeiVed APPLICATION TO THE SOUTHOLD TOWN BOARD OF AP I:A 6 2026 -6)31 AREA VARIANCE Zoning Board of gppeals House No. 545 Street Glen Court Hamlet CutcliQguc SCTM 1000 Section: 1000 Block: 83 Lot(s) 01 Lot Size: 06 ZoneR-40 NC I(WE)APPEAL THE WRITTEN DETERMINATION OF THE BUILDING INSPECTOR DATED May 04, 2026 BASED ON SURVEY/SITE PLAN DATED Aril 24 2026 Owner(s): Mailing Address: 545 Glen Court, Cutchogue, NY 11935 Telephone: 516-408-0034 Fax: Email: callbrian50 mail.com NOTE:In addition to the abovga 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: AMP Architecture for(x)Owner( ) Other: Address: 10200 Main Road, Unit 3A,Mattituck NY 11952 Telephone: 631-603-9092 Fax: Email: be erson c am architect.conl Please check to specify who you wish correspondence to be mailed to,from the above names: ( )Applicant/Owner(s), (x)Authorized Representative, ( )Other Name/Address below: WHEREBY THE BUILDING INSPECTOR REVIEWED SURVEY/SITE PLAN DATED 04/24/26 and DENIED AN APPLICATION DATED 04/24/26 FOR: K 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 the code.) Article.XXXIII,XXXVI,XXII Section:280-124,280-207,280-116a(1) Su.bsection:. Type of Appeal. An Appeal is made for: (x)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, N has not been made at any time with respect to this prayer' , UNDER Appeal No(s). Year(s). (Please be sure to research before completing this question or call our office for assistance) Page 2, Area Variance Application eceived � Revised 6/2023 MAY 2 s Zoe REASONS FOR APPEAL (Please be specific,additional sheets may be used with preparer's signa1ure&91W rd 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: The project consists of the renovation and modernization of an existing single-family dwelling while maintaining the original footprint whenever possible. The architecture is aesthetically consistent with the existing coastal residential character of Cutchogue and other homes along Glen Court.. 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: The property is significantly constrained by it's unique geography,specifically a steep bluff and the coastal erosion hazard boundary. Of the total lot area,only 9,690 sq.ft. is considered"build-able" once the CEHS area is subtracted. Relocating the structure further landward would result in a sever violation of front yard requirements. 3. The amount of relief requested is not substantial because: The primary setbacks for which relief is sought are largely pre-existing conditions:the 35.9-foot rear yard(where 100 feet is required)and the 28.1-foot combined side yard(where 35 feet is required)already exist with the current 1968 structure. The proposed front yard reduction to 35 feet is a minor deviation from the 40-foot requirement. While the lot coverage exceeds the 20%limit,this is due to limited"build-able" area landward of the bluff. 4. The variance will NOT have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district because: All proposed construction is located landward of the Top of Bluff and the Coastal Erosion Hazard Boundary, preserving the integrity of the shoreline. The project also includes the installation of a new I/A OWTS to replace the existing outdated system. 5. Has the alleged difficulty been self created? { } Yes,or {x} No Why:The difficulty arises from the lots natural topography and the evolution of the Southold Town Code since the original dwelling was constructed and granted a Certificate of Occupancy in 1968. The constraints of the bluff and the restrictive CEH13 area were not created by the owner but area inherent to the propertys waterfront location • Are there any Covenants or Restrictions concerning this land? {x} 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 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 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. Signtt o"Appllcait or Authorized Agent (Agent must submit written Authorization from Owner) Sworn to before me this I day TIFFANY J BEREZNY Of & ,ion Notary Publio l Stataof New York No.01 BE6284112 Qualified in Suffolk County Notary h" li My Commission Expires 0&1712029 j Reeeived Zoning Board of Appeals 2 6 2�26 APPLICANT'S PROJECT DESCRIPTION MM Zoning hoard of APPeSS APPLICANT: Vista Bluff 1818 SCTM No. 1000-83-01-06 1. For Demolition of Existing Building Areas Please describe areas being removed; 1 L-inolition ofthe�tivin rraom l56 h existn cbncrete riar a io 07 s .ft. ,the existing concrete covered porch 110 s .ft . Interior walls and the existing yaraggc doors will be removed to facilitate the conversion of the one-car garage(439 sq.ft.)into a master suite. II.New Construction Areas(New Dwelling or New Additions/Extensions): Dimensions of first floor extension: Proposed Unt addition iaa42i2rg2iimativ225'xll'(406so-ft- Dimensions of new second floor: Gross floor arca.ol`957 s ,ft. Dimensions of floor above second level:n/a Height(from existing natural grade): 29-911 Is basement or lowest floor area being constructed?If yes, please provide height(above ground)measured from natural existing grade to first floor: House to bc I" -e from-existing T- "bAscmcni i ht tQ III.Proposed Construction Description(Alterations or Structural Changes) (Attach extra sheet if necessary). Please describe building areas: Number of Floors and General Characteristics BEFORE Alterations:,ThqpE2ycri1 curremly features a I-stoEy I"rarne dwelling with an attached one-car garage,totaling 2,306 s .ft. in gross floor area. Number of Floors and Changes WITH Alterations: The proposed dwelling will be a 2 story single family dwelling,attached garage converted into living space with a rear covered deck IV. Calculations of building areas and lot coverage,sky plane(From Surveyor,Design Professional): Existing square footage of buildings on your property: 2,306 s.f. Proposed increase of building coverage: 92 s 0- Square footage of your lot: wl easement,9 690 sf buildable area landward of CEHB Percentage of coverage of your lot by building area(lot coverage) 313 Gross Floor Area GFA 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): 3,531 s.f, 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: is be renoyation and . . into a high-efficiency,Nantucket-style home, The project seeks to maximize water views, un&Eeds the sanith systemto a new I/A OWTS for environmental protection,and expand living space for the family while remaining largely within the existing deve aped footprint VI.Please describe the land contours (flat,slope %, heavily wooded,marsh area,etc.)on your land and ow it relates to the difficultinn tmleetin h ode,re uiremen;t(s): Describe on separate a eNif needed: f the blulT near the l..ong Island Sound.Because of the CEl IB,the buildable area is restricted to only 9,690 s .di,of the total 25,13 sq,fl. 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. p¢P' mil` Revisea,�/ QUESTIONNAIRE NiA' 2 b ULo FOR FILING WITH YOUR ZBA APPLICATION 7-onng Bcard [ Ap,pe als A. Is the.subject premises currently listed on the real estate Priarket for sale? ` Yes x No B. Are there any proposals to change or alter land contours? No x Yes,please explain on separate sheet. C. 1.)Are there areas that contain sand or wetland grasses? Yes 2.)Are those areas shown on the survey submitted with this application?. Yes 3.) Is the property bulk headed between the wetlands area and the upland building area? Yes.An existin vin l bulkhead is located at the toe of the bluff. 4.)If your property contains wetlands or pond areas,have you contacted the Office of the BOARD OF TRUSTEES for its determination of jurisdiction? Yes Please confirm status of your inquiry or application with the Board of Trustees: Pending 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? 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. F. Are there any construction projects currently in process on your property? No 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? No If yes,please label the proximity of your lands on your survey and identify the Suffolk County Tax Map No. 1. Please list present use or operations conducted at your property, and/or the proposed use Present:Existing single-family dwelling.Proposed:Renovation and modernization of the dwelling J. (examples:existing single family,proposed:same with garage,pool or other) zJ0 AuthcratLire Date +�IiOt� Town of Southold 2/19/2020 P.O.Box 1179 ca o 53095 Main Rd a �p Southold,New York 11971 CERTIFICATE OF OCCUPANCY Board . Appeals Zoning No: 41087 Date: 2/19/2020 THIS CERTIFIES that the building AS BUILT ALTERATION Location of Property: 545 Glen Ct, Cutchogue SCTM#: 473889 Sec/Block/Lot: 83.-1-6 Subdivision: Filed Map No. Lot No. conforms substantially to the Application for Building Permit heretofore filed in this office dated 2/10/2020 pursuant to which Building Permit No. 44709 dated 2/18/2Q20 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" OW AND DOOR REPLAC1v1 ENTS TO AN EXISTING ONE FA14I1L Y DWELLING AS APPLIED FOR. The certificate is issued to Glen Court LLC of the aforesaid building. SUFFOLK COUNTY DEPARTMENT OF HEALTH APPROVAL ELECTRICAL CERTIFICATE NO. PLUMBERS CERTIFICATION DATED o " e Si azure FORM NO. 4 TOWN OF SOUTHOLD BUILDING DEPARTMENT �C,�IVe TOWN CLERICS OFFICE SOUTHOLD, N. Y. MpY 2 g 2p26 Zoning BOard of APPea1e CERTIFICATE OF OCCUPANCY No. -A..31,23............ Date ....................ATUne....,2.4e............... 19.6R.. THIS CERTIFIES that the building located at .Glenn..Court............................,..„.......... Street Map No. .V4FU........ Block No. ....................... Lot No. MCh-99WRA...��?�►...YQ��S........................ . Bluff conforms substantially to the Application for Building Permit heretofore filed in this office dated ........................ ............., 1967... pursuant to which Building Permit No. 3749•'-E.• dated .............+ "V00—OP:...A5.e........... 19.0.7..., 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 ........ Pik Ys �...Qn-m—family...dwu.7.li>rrg........ ........... ........................................................... The certificate is issued to ...MX#o�...�? ,AQh43..V CIA ...(owitter.).................. ...........,............... (owner, lessee or tenant) of the aforesaid building. Health inept, Approval., June 20, 1968, by Robert Villa �. ,��.......,, .� . ............. Building Inspector Glenn Goldsmith, President or Town Hall Annex A.Nicholas Krupski,Vice President 54375 Route 25 P.O.Box 1179 Eric Sepenoski AL AL Southold,New York 11971 Liz Gillooly Elizabeth Peeples Telephone(631) 65-1892 Fax(631) 765-6541 COU BOARD OF TOWN TRUSTEES MAC 2 6 2026 TOWN OF SOUTHOLD rd o{ vpeais Zoning g°a CERTIFICATE OF COMPLIANCE #2295 C Date: Semernber 10 2025 THIS CERTIFIES that the excavation of an a roirnate 5'x35 are Aga instthe northern foundation wall in order to waterproof the wall.clay soils that were removed to verfoorm the work taken off site and re laced with plean fill in- lace otexisting within this are At 545 Glen Court Cutcho e Suffolk County Tax Map#1000-83-1-6 Conforms to the application for a Trustees Permit heretofore filed in this office Dated August 5. 2025 pursuant to which Trustees Administrative Permit#10829A Dated August 13,2025,was issued and conforms to all of the requirements and conditions of the applicable provisions of law. The project for which this certificate is being issued is for the gxcavation of an approximate 5'x35' area. against the porthern foundation wall in order to waterproof the walk clav soils that were removed to erforna Jbg work taken off site and re laced with,clean fill in- lace f existin X within this area.. The certificate is issued to GLEN COURT,LLC owner of the aforesaid property. r Authorized Signature James F.King,President O so ya Town Hall f Jill M. Doherty,Vice-President �., 53095 Route 25 Peggy A.Dickerson P.O. Box 1179 Southold,New York 11971-0959 Dave Bergen Bob Ghosio,Jr. Telephone(631 765-18'92 w Fax 6641. BOARD OF TOWN TRUSTEES d oe TOWN OF SOUTHOLD 101;1 ,;off CERTIFICATE OF COMPLIANCE #0286C Date. I eceanber 26,2007 THIS CERTIFIES that the r lacement of bulkhead, and the addition of rock armor seaward. of the bulkhead At 545 Glen Qourt,,_QutchogMe.NM York Suffolk County Tax Map#83-1-6 Conforms to the application for a Trustees Permit heretofore filed in this office Dated 11/20/06 pursuant to which Trustees Permit#6518 & 6518C Dated 01/24/07. Was issued, and conforms to all of the requirements and conditions of the applicable provisions of law.The project for which this certificate is being issued is for the replacement of bulkhead and additionof rock 9mor seaward of the bulkhead The certificate is issued to THOMAS YANNIOS owner of the aforesaid property. Authorized Signature f AGRICULTURAL DATA STATEMENT �pr ZONING BOARD OF APPEALS TOWN OF SOUTHOLD WHEN TO USE THIS FORM: This form must be completed by tine applicant fqr VNa#d0ai use permit,site plan approval,use variance, area variance ter subdivision appr proper(y within an agricultural district OR within 500 feet of a farm operation located in an agricultural district. All applications requiring an agricultural data statement must be referred to the Suffolk County Department of Planning in accordance with Section 239m and 239n of the General Municipal Law. 1. Name of Applicant: yic a1Uuf La 2. Address of Applicant: 545 Glen C"oaMt Cutho ue.NY 11935 3. Name of Land Owner(if other than Applicant): 4. Address of Land Owner: 5. Description of proposed Project. � tinr eat"a�a�tistivag,yin l ranydy,dwellira!g into a two-story residence.The project also includes the installation ofa new I/A CWT"S sanitary system 6. Location of Property: (Road and Tax map Numbers _ . _ 545 len Court Cutcho ue NY 11935 — 7. Is the parcel within 500 feet of a farm operation? { } Yes {x} No 8. Is this parcel actively farmed? { ) Yes {x} 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. NA'1" IE and ADDRESS z 11q 35� 3. 4. 5. 6. (Please use the back of this page if there are additional property owners) Signature of App Date Note: 1.The local Board will solicit comments from the owners of land identified above in order to consider the effect of the proposed action on their farm operation. Solicitations will be made by supplying a copy of this statement. 2.Comments returned to the local Board will be taken into consideration as part as the overall review of this application. 3. Copies of the completed Agricultural Data Statement shall be sent by applicant to the property owners identified above. The cost for mailing shall be paid by the Applicant at the time the application is submitted for review. bol Appen '&B 00 ► �» Short Environmental Assessment Form � Instructions for Completing zovi g 'B03X1 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: Vista Bluff 1818 Renovation Project Location(describe,and attach a location map): 545 Glen Court,Cutchogue NY 11935.The property is a waterfront lot situated on the Long Island Sound within the Town of Southold,Suffolk County.. Brief Description of Proposed Action:The proposed action involves the renovation and modernization of an existing single- family dwelling.Redesigning the first floor into an open-concept living/dining/kitchen area with cathedral ceilings.A second- story addition,Converting the existing attached garage into a master suite.Constructing a new 454 sq.ft rear covered porch and a front addition.Installing a new I/A OWTS to comply with Health Dept.and a small hot tub. Name of Applicant or Sponsor: Telephone: (631)603-9092 AMP Architecture E-Mail: bepperson(aJam parch itect.com Address: 10200 Main Road Unit 3A City/PO: State: Zip Code: Mattituck NY 11952 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 Ia.Total acreage of the site of the proposed action? O.SR acres b.Total acreage to be physically disturbed? 0_72 acres c.Total acreage(project site and any contiguous properties)owned or controlled by the applicant or project sponsor? 0.58 acres 4. Check all land uses that occur on,adjoining and near the proposed action. ❑ Urban ❑ Rural(non-agriculture) ❑Industrial ❑Commercial ❑Residential(suburban) ❑ Forest ❑ Agriculture ® Aquatic ❑Other(specify): ❑ Parkland Page 1 of 4 5. Is the proposed action, NO YES N/A a.A permitted use under the zoning regulations? X 1 b.Consistent with the adopted comprehensive plan? \ x 6. Is the proposed action consistent with the predominant character of the existing built or � NO YES landscape? x 7. Is the site of the proposed action located in,or does it adjoin,a state listed Critical Environrnel a. NO YES If Yes identify: ®S 8. a.Will the proposed action result in a substantial increase in traffic above present level 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: 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? :P 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: 13 Shoreline ❑Forest ❑Agricultural/grasslands ❑Early mid-successional ❑ Wetland ❑ Urban El 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, a.Will storm water discharges flow to adjacent properties? ®NO ❑YES x 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 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:. ltt_p sic i�7clules ti�� r � �i,n a` sriaL swiwmi rs i aJ tiuH�rA1...� i11LC11�_aPrtlt sr trs hS ti "r7ainr d ec�rx, 1drN dsi n trhat ... � x solid waste management facility? , g property �c NO YES 19.Has the site of the proposed action or an adjoining been the location of an acti g ty' ", If Yes,describe: pI P 20.Has the site of the proposed action or an adjoining property been the subject of remediation(ongoing or NO YES completed)for hazardous waste? If Yes,describe: I AFFIRM THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCU RATE TO THE BEST OF MY KNOWLEDGE Applicant/sponsor name: antiao J.of 1 to_ a_cl�itectgre Date: Si nature: 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 I. Will the proposed action create a material conflict with an adopted land use plan or zoning regulations? x 2. Will the proposed action result in a change in the use or intensity of use of land? x 3. Will the proposed action impair the character or quality of the existing community? x 4. Will the proposed action have an impact on the environmental characteristics that caused the establishment of a Critical Environmental Area(CEA)? x 5. Will the proposed action result in an adverse change in the existing level of traffic or x 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? x 7. Will the proposed action impact existing: x a.public/private water supplies? b.public/private wastewater treatment utilities? x 8. Will the proposed action impair the character or quality of important historic,archaeological, architectural or aesthetic resources? x 9. Will the proposed action result in an adverse change to natural resources(e.g.,wetlands, waterbodies,groundwater,air quality,flora and fauna)? x Page 3 of 4 No,or Moderate small to large Jpc�impact impact may may r occur 10. Will the proposed action result in an increase in the potential for erosion,flooding or Ott ate problems? x 11. Will the proposed action create a hazard to environmental resources or human health? ►C x 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 OWNER'S AUTHORIZATION (Where the Applicant is not the Owner) 9 " o& t residing at r��, f �rc yc/e � (1'r°int pti capes wner's name) (Mailing Address) 1 do hereby authorize (Agent) AMP Architecture 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 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 C O" DE REQUIRED TIJ'b'lE FRAME DESCRIBED HEREIN. (Owner' Sig 'ture) (Print Owner's ame) APPLICANT/OWNER TRANSACTIONAL DISCLOSURE FORM The Town of Southold's LC ode or Ethics prohibits conflicts of interest on the part of town officers and emplovegg "be Purpose of this form is to provide information which can alert the town of 129ssible conflicts of interest a r action is necessary to void same. ro YOUR NAME : (Last name,first nfi—me,middle initial,unless you are applying in the name of someone else or offelientity,such company.If so,indicate the other persons or company's name.) eosld TYPE OF APPLICATION: (Check all that apply) T001111 Tax grievance Building Permit Variance X 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) Q an officer,director,partner,or employee of the applicant;or D)the actual applicant DESCRIPTION OF RELATIONSHIP Submitted this. 7 day of 20 9'7x Signature_141� W/41_� Print Name TRANSACTIONAL DISCLOSURE FORM 1"hc Town of 5outbold'"s(;ode of"'Ethics prohibi onflict%of'nterest n the tart of wn officers and em to ccs.The ur ose of thisf r t is to rovide fottnation which can alert the to%vn ttf os ible conflicts ofinterest a tl all w it t t ltc whatever action is nece,%sa F to avoid%ante. YOUR NAME: Anthon 11 r ilho f ilt A nultitecl Lire ' (Last name,first name,middle initial,unless you are applying in the name of so ilsc or other aach as a company„If so,indicate the other person's or company's name.) b TYPE OF APPLICATION: (Check all that apply) ��� t Pppe9* Tax grievance Building Permit X ��Cd Variance x Trustee Permit x h� Change of Zone Coastal Erosion x 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 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 applicant/agent/representative)and the town officer or employee. Either check the appropriate line A)through D)and/or describe in the space provided. The town officer or employee or his or her spouse,sibling,parent,or child is(check all that apply) A)the owner of greater that 5%of the shares of the corporate stock of the applicant(when the applicant is a corporation) B)the legal or beneficial owner of any interest in a non-corporate entity(when the applicant is not a corporation) C)an officer,director,partner,or employee of the applicant;or D)the actual applicant DESCRIPTION OF RELATIONSHIP Submitted this day of ,20 2te Signature Print Name Q . } Town of Southold fp e Ceived '8'A�lLWRP CONSISTENCY ASSESSMENT FORM MAY 2 6 ZZ A. INSTRUCTIONS Zoning Board of Appeals I. All applicants for permits* including Town of Southold agencies, shall complete this CCAF for proposed actions that are subject to the Town of Southold Waterfront Consistency.Review Law. This assessment is intended to supplement other information used by a Town of Southold agency in making a determination of consistency. *Except minor exempt actions including Building Permits and other ministerial permits not located within the Coastal Erosion Hazard Area. 2. Before answering the questions in Section C, the preparer of this form should review the exempt minor action list, policies and explanations of each policy contained in the Town of Southold Local Waterfront Revitalization Program. A proposed action will be evaluated as to its significant beneficial and adverse effects upon the coastal area(which includes all of Southold Town). 1 If any question in Section C on this form is answered "yes", then the proposed action may affect the achievement of the LWRP policy standards and conditions contained in the consistency review law. Thus, the action should be analyzed in more detail and, if necessary, modified prior to making a determination that it is consistent to the maximum extent practicable with the LWRP policy standards and conditions. If an action cannot be certified as consistent with the LWRP policy standards and conditions, it shall not be undertaken. A copy of the LWRP is available in the following places: online at the Town of Southold's website (southoldtown.northfork.net), the Board of Trustees Office, the Planning Department, all local libraries and the Town Clerk's office. B. DESCRIPTION OF SITE AND PROPOSED ACTION SCTM# 1 oo0 083 - 01 - 006 The Application has been submitted to(check appropriate response): Town Board 0 Planning Dept. M Building Dept. © Board of Trustees 0 l. Category of Town of Southold agency action(check appropriate response): (a) Action undertaken directly by Town agency(e.g. capital El construction, planning activity, agency regulation, land transaction) El (b) Financial assistance(e.g.grant, loan, subsidy) (c) Permit, approval, license, certification: Nature and extent of action: The proposed acti n involyes the renoyatior7 and modentiation ofan existin .sin le fdmil dwe lip Key modification include a second-story addition of 957 sq.ft.,a redesign of the first floor into an open-concept living space,and the conversion of the existing garage into a master suite.The project also includes lifting the house to increase the basement height from T- "to 9'-0",constructing a new front addition and the rear covered porch,and installing a new i/A OWTS �1 Location of action: 545 glen Court C.utcho ue NY 11 Inl li�— Site acreage: 0,58r Present land use: PpPea� Zo��n9 Present zoning classification: R-40 NC 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: Brian and Sheri Manson (b) Mailing address:�45 Glen CQUAShichouge NY 119 (c) Telephone number:Area Code ( ) 516-408-0034 (d) Application number, if any: Will the action be directly undertaken, require funding, or approval by a state or federal agency? Yes D No 0 If yes,which state or federal agency? NYS DEC DEVELOPED COAST POLICY Policy 1. Foster a pattern of development in the Town of Southold that enhances community character, preserves open space, makes efficient use of infrastructure, makes beneficial use of a coastal location, and minimizes adverse effects of development. See LWRP Section III—Policies; Page 2 for evaluation criteria. Yes No Not Applicable The 1) d subdivision.Bv utilizing the existing 1i of tint and a gradl;n ,the structure to a hi h-clliciency Nantucket style,the ro'ect enhances community character while making efficient use of existing infrastructure.The project minimizes adverse affects by relating an outdated sanitary system wit a inn ern Attach additional sheets if necessary Policy 2. Protect and preserve historic and archaeological resources of the Town of Southold. See LWRP Section III—Policies Pages 3 through 6 for evaluation criteria Yes �' No x Not Applicable Attach additional sheets if necessary Policy 3. Enhance visual quality and protect scenic resources throughout° n of Southold. See LWRP Section III—Policies Pages 6 through 7 for evaluation criteria 2 6 2026 spy© Yes 0 No Not Applicable ol ApPeaw UL 29'-7"which rernains under the towns maximrlrrp alNowv a of 35'-0", ra Mervin views and the ire hborhoods ►°otile.h 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 Bluff. 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 E No G Not Applicable - quality of the Long Island Sound and underl in rottidwter su l , 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. E Yes [:] No Not Applicable e°t rareV-0111 eh tic , b strly nr the ro osed additions are situated the previousl disturbed upland TM �� the bulkhead.All within proposed � p d portion of the lot. Attach additional sheets if necessary Zor,�h� Policy 7. Protect and improve air quality in the Town of Southold. See LWRP Section III — Policies Pages 32 through 34 for evaluation criteria. Yes No D Not Applicable _ n Attach additional sheets if necessary Policy 8. Minimize environmental degradation in Town of Southold from,solid waste and hazardous substances and wastes. See LWRP Section III—Policies; Pages 34 through 38 for evaluation criteria. ® Yes ❑ No ❑ Not Applicable Th ro°ect does not involve the use of stora e of hazard_oM§sub stances,Construction debris wM be handled and d°s osed of in accordance with all local and state waste management regulations 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. ❑ YesD No® Not Applicable Attach additional sheets if necessary WORKING COAST POLICIES Policy 10. Protect Southold's water-dependent uses and promote siting of new water-dependent uses in suitable locations. See LWRP Section III—Policies; Pages 47 through 56 for evaluation criteria. 7 Yes ❑ No © Not Applicable Dk� u � Attach additional sheets if necessary Policy 11. Promote sustainable use of living marine resources in Long Island Sound, the Peconic Estuary and Town waters. See LWRP Section III—Policies; Pages 57 through 62 for evaluation criteria. ® Yes ❑ No 1 Not Applicable rading to a __J/.A OW'f b. , t actively c _ntri l nutrient lraadingc into Town waters. Attach additional sheets if necessary Policy 12. Protect agricultural lands in the Town of Southold. See LWRP Section III — Policies; Pages 62 through 65 for evaluation criteria. ❑ Yes ❑ No® Not Applicable 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 [I Not Applicable Nifli utilirc rnnder " Energy Conservation Construction Code of New York State. Created on 5125105 11:20 AM AMP Architecture Address:545 Glen Court Cutchogue,N.Y. 11935 2 6 202g Design + Build Phone: 516-408-0034 MH Bard of Appeals Zoning t 'i:Cr Y u- ;1 /1�'b„, IIL 144M a�u I� Ip l i q! a r ( J Existing South Elevation ( Front) Existing Southeast Elevation ( Right Corner) IIIIIu µ, Existing East Elevation ( Right side) Existing Northeast Elevation( Rear corner) 545 Glen Court Owner: Brian and Sheri Manson Applicant:AMP Architecture All photos taken on December 22,2025 AM P Architecture Address :545 Glen Court Cutchogue,N.Y.11935 Design + Build Phone: 516-408-0034 MPI ti 6 ti026 ea �S goad o� PPp t e Existing North Elevation (Rear side) Existing Northwest Elevation (Rear corner) s di4 r x/ J III l H� 1 Existing West Elevation (Left side) Existing Southwest Elevation( Left corner) 545 Glen Court Owner: Brian and Sheri Manson Applicant:AMP Architecture All photos taken on December 22,2025 Page 2of 2 TOWN OF SOUTHOLD PWIDPERTY RE6 'J� C� OWNER -� STREET VILLAC 13 i KICT SUBS LOT a 5 FORGER OWNER E ACREAGE / C - f S TYPE OF _BUILI�INC� RES. /0 IE SEAS_ ,F FARM comm. � IND_ CB. MISC_ � LAND IMP. TOTAL DATE REMARKS vL. _� - a f _ F AGE� .,Tt Sou BUILDING CONDITION, NEW NORMAL BELOW ABOVE y ` � 0 Farm Acre Value Per Acre I Value IAP _ L �Ai 5 8 Tillable 1 Tillable 2 — — -- - 1604v Tillable 3 i. Woodland ,\/ ra(�'41-Itt i — Swampland _ C) - �— Brushland _ter 3 qy 70e CD 100 House Plot a 01 i I _ 7 T oto l s 3 ' M ini AY I 3, js 1 vvl l a1 -A Oki /fit, f 83:1-6 10/15/2020 y „ — _. rt f I - i - - F3 / - C' � ' Foundation, Bath d 3S a z Y— , l.� xters on '? /` �e Basement ry Floors 0 /� 6 Sxte W1,on �� l� _ �'� �/ �ry� �cE t. Walls 1, te; Interior Finish • I Extension _ Fire Place « e Heat s Porch 1 Attic x�s� Porch Rooms l st Floor Breezeway Patio Rooms 2nd Floor. Garage �t� 3 Q b � �'do , — ��( Driveway ` �- t 01OR� C Bargain and Sale Deed,with Covenants against Grantor's Acts—Individual or Corporation. 4�t CONSULT YOUR LAWYER BEFORE SIGNING THIS INSTRUMENT—THIS INSTRUMENT SHOULD BE USED BY LAWYERS Q:NL �S THIS INDENTURE,made'the214 day of January,2026 � J �b' o�' 00'6 s BETWEEN d O{ rho, GLEN COURT LLC,having an address at 43 Hill Road,Stillwater,NY 12170009 2 party of the first part,and VISTA BLUFF 1818 LLC,having an address at 545 Glen Court,Cutchogue,NY 11935 party of the second part, WITNESSETH,that the party of the first part, in consideration of ten dollars and other valuable consideration paid by the party of the second part,does hereby grant and release onto the party of the second part,the heirs or successors and assigns of the party of the second part forever, ALL that certain plot,piece or parcel of land with the buildings and improvements thereon erected situate,lying and being in the Hamlet of Cutchogue, Town of Southold,County of Suffolk and State of New York,known as 545 Glen Court,Cutchogue,New York,and which said lot is more particularly bounded and described as follows: See Schedule"A" BEING AND INTENDED TO BE the same premises acquired by the Grantor herein by the deed dated June 20,2016 and recorded August 5,2016 in Liber 12874 Page 366. AND the party of the first part covenants that the party of the first part has not done or suffered anything whereby the said premises have been encumbered in any way whatever,except as aforesaid. i AND the party of the first part,in compliance with Section 13 of the Lien Law,covenants that the party first part will receive the consideration for this conveyance and will hold the right to receive such consideration as a trust fund to be applied first for the purpose of paying the cost of the improvement and will apply the same first to the payment of the cost of the improvement before using any part of the total of the same for any other purpose. The word"party"shall be construed as if it read"parties"whenever the sense of this indenture so requires. IN WITNESS WHEREOF,the party of the first part has duly executed this deed the day and year first above written. IN PRESENCE OF Grantor: Glen I9rlLbt, KaItl `�4nntaS� Lokau'k y?Pj 114) STATE OF NEW JERSEY 4A0 MMa 1J1l-4 :ss.: COUNTY OF 1p -S� On the I:)i day of January,2026 before me,the undersigned, personally appeared Mary Yannios, personally known to me or proved to me on the basis of satisfactory evidence to be the individuals whose names are subscribed to within instrument and acknowledged to me that he executed the same in his capacity, and that by his signatures on the instrument, the individual, or the person upon behalf of which the individual acted executed the instrument. MICHAEL D Pi02 CCHIONE #4 Notary Public W1 1 .�....,,.-.w+...,..r.-ww^+�,o.•a.wrvaw� rrw+�wruHmw;�wa.+ ,. : .. x,..m.. , „vFl .... SCHEDULE A %1 DESCRIPTION OF PREMISES (Amended December 17,2025) 'title 0. SP'S2536-S ALL that certain plot, piece or parcel of land, with the buildings and im %v nts thereowerected, situate, lying and being in the Town of Southold, S, t runty, State of New York (at the Hamlet of Cutchogue) bounded and described as ollows: BEGINNING at a point on the northwesterly side of Glen Court as laid out and designated on a certain map entitled, Map of Vista Bluff at Cutchogue, Town of Southold, Suffolk County, which map is filed in the Suffolk County Clerk's Office on March 15, 1968 as Map No. 5 06 0, adjacent to the southerly corner of Lot No. 1 as shown on said map, said point also being the easterly corner of premises about to be described; RUNNING THENCE from said point of beginning running along the southwesterly side of said Lot 1, North 39 degrees West 255 feet (deed) North 39 degrees 00 minutes, 00 seconds West 202.28 feet (survey) to the mean high water mark of the Lung Island Sound; THENCE southwesterly, along the mean high water mark along the bulkhead on the Long Island Sound, on a tie line course bearing South 62 degrees 15 minutes 02 seconds West 100.50 feet to the easterly line of a 15.22 foot strip as shown on said above mentioned map; THENCE along the easterly side of said 15.22 foot strip South 39 degrees East 255 feet deed South 39 degrees 00 minutes 00 seconds East 05.03 feet (survey) to a point on the northerly side of Glen Court; THENCE North 60 degrees 42 minutes 20 seconds East, along the northerly side of Glen Court, 100.00 feet to the point or place of BEGINNING. E R i�w°E'Y�IT+q� ING L Y.TOGETHER with all right,title and interest of the party of the first part,of,in and to the land lying in the strcct in front of and adjoining said premises, DESCRIPTION .............. ......... BARGAIN AND SALE DEED WITH COVENANTS Board o� Appeals Zoning Grantor: GLEN COURT LLC TO Grantees: VISTA BLUFF 1818 LLC ADDRESS: 545 Glen Court Cutcbogue,New York,119.35 DISTRICT: 1000 SECTION: 083.00 BLOCK: 01.00 LOT: 006.000 TOWN: Southold COUNTY: Suffolk Record and,Return to: Finnegan Law,P.C. P.O.Box 1452 Mattituck,NY 11952 2