Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
8091
Cw, 2-U L U, Owner: Corcoran EP 20yr FI QPRT File#: 8091 Address: 45 Avenue B C' Code: 25MS Agent Info McBride Architects 37 W. 28th Street, Floor 11 New York, NY 10001 � j Phone: (612)247-3419 v' Fax: Email: arb@mcbride-architects.com WILK BOARD MEMBERS *OF SOUjyO Southold Town Hall Leslie Kanes Weisman, Chairperson 53095 Main Road• P.O. Box 1179 Patricia Acampora Southold,NY 11971-0959 Robert Lehnert, Jr. cn Office Location: Nicholas Planamento • �OQ Town Annex/First Floor Margaret Steinbugler COU 54375 Main Road(at Youngs Avenue) Southold,NY 11971 http://southoldtownny.gov RECE=WED ZONING BOARD OF APPEALS TOWN OF SOUTHOLD tAY 2 ZO26 Tel. (631) 765-1809 PouWthPdTomwp4n Clerk FINDINGS, DELIBERATIONS AND DETERMINATION MEETING OF MAY 21, 2026 ZBA FILE No.: 8091 NAME OF APPLICANT: Eloise Patterson/Corcoran EP 20YR FI QPRT PROPERTY LOCATION: 45 Avenue B, Fishers Island,NY SCTM No. 1000-6-2-10 SEQRA DETERMINATION: The Zoning Board of Appeals has visited the property under consideration in this application and determines that this review falls under the Type II category of the State's List of Actions, without further steps under SEQRA. SUFFOLK COUNTY ADMINISTRATIVE 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 property is a non-conforming 79,858 square foot parcel in the R- 80 Zoning District with 283.60 feet running east-west along Avenue B, 231.87 feet running north along Crescent Avenue, 327.15 feet running east-west along Crescent Avenue, and a 299.72 foot western property line running between Avenue B and Cresent Avenue adjacent to a residential property to the west. The property is developed with a one-story dwelling with one deck to the south and two decks to the north, a paved driveway, and a gravel parking area, all as shown on the Topographic Survey Map prepared by CHA Consulting, (not signed and sealed) dated October 7,2024,(not and in the photographs included with the application(note the Survey Map indicates the dwelling is two stories while the photographs and property card depict a one-story dwelling, confirmed in the site inspection). BASIS OF APPLICATION: Request for a Variance from Article III, Section 280-15 and the Building Inspector's October 21, 2025 Notice of Disapproval based on an application for a permit to construct an accessory garage with attached storage,half bathroom and outdoor shower;at: 1) located in other than the code permitted rear yard; located at: 45 Avenue B, Fishers Island,NY. SCTM No. 1000-6-2-10. RELIEF REQUESTED: The applicant requests a variance to construct a 38-foot, 7.75-inch by 23-foot ,9.25-inch detached accessory garage with half bathroom,outdoor shower,and overhangs on all four sides,as shown on the site plan and architectural drawings (pages A-001, A-101, A-111, and A-201) prepared by McBride Architects dated September 12, 2025, to be located in the-front yard where the code requires accessory buildings and structures to be located in the rear yard. Page 2, May 21, 2026 #8091 Eloise Patterson/Corcoran EP 20YR FI QPRT SCTM No. 1000-6-2-10 AMENDED APPLICATION: During the public hearing applicant's representative was asked to alter the garage design to remove any potential to convert the half bathroom to a full bathroom, such as by relocating the half bathroom farther from the outdoor shower and/or relocating the nearby floor drain, and to consider enlarging the garage door to a width more practical for the stated purpose of storing an SUV in the garage. On April 9, 2026 the applicant submitted two revised architectural drawings prepared by McBride Architects(pages A-101, Garage Floor Plan, and A-201, Garage Exterior Elevations, last updated April 9, 2026), showing the half bathroom enclosed by interior walls separating it from the floor drain. The half bathroom was not relocated away from the outdoor shower, the floor drain that would allow conversion to a full bath was not relocated, and the garage door was not enlarged. ADDITIONAL INFORMATION: During the April 2,2026 public hearing the applicant's architect testified that the half bathroom in the garage would offer more convenient access than a bathroom in the dwelling, which can be accessed only by going through other rooms; that the additional outdoor shower attached to the garage would offer greater privacy for guests and their children than an existing outdoor shower located close to the dwelling's master suite; that the garage would be used to store an SUV that stays on-island; that the applicants wished to preserve the option to install an electric vehicle charger in the future; and that the walls would be finished with plywood and/or sheet rock. During the public hearing the applicant's representative offered to increase the size of the garage door. A site inspection determined that the existing, fully unenclosed outdoor shower attached to the dwelling is located on the western side of the western-most deck on the north side of the dwelling and lies between common living space and a child's bedroom rather than adjacent to the master bedroom. The need to traverse other rooms in the dwelling in order to access a bathroom could not be confirmed since no interior inspection was performed. No member of the public offered support for or opposition to the proposed project. FINDINGS OF FACT/REASONS FOR BOARD ACTION: The Zoning Board of Appeals held a public hearing on this application on April 2,2026 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 V67-b(3)(b)(1). Grant of the variance will produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. As depicted in the garage renderings superposed in the photographs included with the application, the garage in the front yard will be visible from both Avenue B and Cresent Avenue. The applicant's representative was asked if there were examples of similar relief granted for garages in front yards in the neighborhood; none were provided. 2. Town Law &267-b(3)(b)(2). The benefit sought by the applicant may be achievable by some method, feasible for the applicant to pursue, other than an area variance. The site plan (page A-001) included in the architectural drawings indicates the as-of-right building area for accessory structures on the parcel. While the topography makes accessing this area challenging from the northern side,no analysis was provided that precludes extending the existing driveway on the south side of the dwelling to the code-compliant rear yard. 3. Town Law §267-b(3)(b)(3). The variance requested herein is mathematically substantial, representing 100% relief from the code, and no evidence was presented that similar relief for garages in front yards has been granted in the neighborhood. Further, as the Board made clear in the public hearing, several aspects of the design and the application suggest an intention to preserve the ability to convert the garage to living space: the garage is over 900 square feet, large enough to store three cars, but has only one narrow garage door; neither the floor drain adjacent to the half bathroom nor the half bathroom were relocated, as discussed in the public hearing; and the revised plans enclose the half bathroom with walls that could easily be removed. The Board's request to alter the garage design to remove any potential to convert the half bathroom to a full bathroom was not satisfied. Page 3, May 21,2026 #8091 Eloise Patterson/Corcoran EP 20YR FI QPRT SCTM No. 1000-6-2-10 4. Town Law§267-b(3)(b)(4). Evidence has been submitted to suggest that a variance in this residential community will have an adverse impact on the physical conditions in the neighborhood. The photographs and site plan included with the application,depicting a rendering of the garage in its planned location,clearly show that the proposed garage will be visible from both Avenue B and Crescent Avenue which will have the adverse visual effect of increasing the apparent building density in the neighborhood. Further,no evidence was submitted to confirm that accessory garages in non-conforming front yards are characteristic in the subject neighborhood and the site plan included with the application clearly shows there is room for the proposed garage in the conforming rear yard. 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. 6.Town Law 4267-b. Grant of the requested relief is not the minimum action necessary and adequate to enable the applicant to enjoy the benefit of a structure for vehicle and household storage 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 Steinbugler, seconded by Member and duly carried, to kavnpo rw' DENY the variance as applied for Vote of the Board: Ayes: Members Weisman(Chairperson), Planamento, Acampora, Lehnert, and Steinbugler.(5-0) aw Leslie Kanes Weisman, Chairperson Approved for filing j 14 /2026 t Me, .P �Em A R C H I T E C T S 0 37 West 28th Street 11th Floor R NY 10001 CIO New York, T:212.941.0818 �A (C-)� 0. Cn o O ° 0 C \ � s - SCREEN \ \ - C -- - DECK I\ PORCH 000DD000000000 — - DECK �'` I� • NEW PARKING&DRIVE _\ _ - - Q EXISTING RESIDENCE DECK o GRAVEL F A'RKING \ \ q \ \ \ \\ 1 � \ , NEW GARAGE&STORAGE \ \ \ \ RECIMIM , EXISTING DRIVEWAY \ '`�' �U / / — \ APR 17 2026 ' R F VERHANG / IN �/U \ CURRENT AS OF RIGHT BUILDING U AREA FOR ACCESSORY �` 9 1 / ��� / i STRUCTURES ' / ' \/ EXISTING SEPTIC COVER 09/12/2025 FILING DRAWINGS \, 148 11 NEW OUTDOOR SHOWER / �� PATTERSON-WALLS ACCESSORY STRUCTURE: GARAGE & STORAGE ~� 45 AVE B FISHERS ISLAND, NY 1 0 0 0c) i SITE PLAN SEAL&SIG DATE: 09/12/2025 PROJECT NO: 2490 1 SITE PLAN '. � �� � DRAWING BY: ARB CHK BY: JDB A-001 3/64" = 1'-0° DWG N0: e A-001 00 01 02 03 04 M C 1?3� Rllt I D F': 43'-53/4" A R C H I T E C T S 1 l- OVERALL 37 West 28th Street 11th Floor 4'-10" � 12'-71/2" � 21'-31/4° � 4'-9" New York, NY 10001 — �' GRID LINES T:212.941.0818 WALLS I I I GARAGE & GARAGE I 00 EQ EQ EQA DOOR ASSEMBLY EQA � WINDOWS/DOORS WINDOW & ROOM A-201 I I I I I I � =1 0 cn z w SPLASH BLOCK; STONE SPLASH BLOCK -i z I I I I LLi Q 00 UNDER DOWNSPOUT 0 0 11.1/2" S 1 DOWNSPOUT: -- F -- - - - - - -- - _ --- -- -- -- -- ---- - - -- - - _ === - = - -= --_- --- __ _ _ WHITE DOWNSPOUT TO MATCH MAIN HOUSE I !I II I p u a 4 q u iv SIDE ENTRY TOOL STORAGE 102 103 Q0 q p !! Ii p p GARBAGE STORAGE 106 4 !! u - q i! u u p p ! i u 41/2" 41,/2' 4 I - —ALIGN DOORS W/ BOARDS,SEE EXTERIOR u u ELEVATIONS I I 00 a GARAGE � I 100 OFF-SEASON AND A 201 2s; I I GARDENING i "4 A 201 STORAGE BEACH STORAGE d 101 107 N 00 � I I ci d' I � a w 1 m. OUTDOOR SHOWER 109 MISC STORAGE a U1 1 078 CO CV II I ►� O 42"CLR POWDER RM F1074 04/09/2026 ZBA UPDATES i 1 09/12/2025 FILING DRAWINGS w 1 - - BOARDS, EX PATTERSON-WALLS - ----- --- ------ ---- --------------- -- — ---- - ------- -- EXTERIOR - -- BOARDS,SEE ELEVATIONS � - -------- ---- -- - - -- ----- - -_ -- � DOWNSPOUT: ACCESSORY STRUCTURE: FLOOR DRAIN FOR 1 RADO� PIPE I RADON PIPE: WHITE DOWNSPOUT TO GARAGE & STORAGE CLEANING/POTTING I 1'-6" 1 1'-6" UP F OM SLAB THROUGH MATCH MAIN HOUSE LOW WALL FURRING,INTO HB SPLASH BLOCK: 45 AVE B INTE IOR WALL AND UP STONE SPLASH BLOCK, FISHERS ISLAND, NY UNDER DOWNSPOUT I I 1 I I 3-4 5/8" 3'-101/2" 3. HOSE BIB: i SEE PLUMBING FIXTURE A-201 SCHEDULE GARAGE FLOOR PLAN 1 GARAGE CONSTRUCTION PLAN SEAL&SIGN DATE: 04/09/2026 A-101 1/2" = 1'-0" .• �` A o PROJECT NO: 2490 ���` DRAWING BY: ARB _ '' �. 'A CHK BY: JDB �r ii II m, DWG NO: A-101 00 01 02 03 04 M C D) F1 D E A R C H I T E C T S L10 5' 11/2" 5' 11/2" 37 West 28th Street 11th Floor New York, NY 10001 co -I _1 A -1- 1. AL. T I I 1 ,_ --- � -� T - - i - - . , , 1 T , L L_ 11 r _T I r_1 [ l l ITT-1 j T !1 I - T I T C? ��i -I- I 1 11 F T J J_T I J I i I -[ I L T i I- J L A- T T I I I J I T T L t 48'-10 114!' i L J�J YTI�! F T -- 1�1 T 74-T4- JTJ H 7_ I i _T A t I I It I- I T- I L J Ti J, I I L -Ij I F -T T, ' T J F t- F I I F, 1 7 T 7 I J I-T-1 -- 1 � CJ� tI�Ti-L I I -[ I-T_ J_ J_ 7 00 FJ I I I T I I-T__7__-1 1: Ll T L-] J I T t I 1 [7 7 I i- I t I I- t i F t -i F_F__T F F I T 1 1 -T I- 1 --7 -T _11__ 7 T_ 1 7 _T I I POWDER ROOM EXHAUST CAP: I L RADON EXHAUST CONTRACTOR TO SUBMIT CUT SHEET FOR REVIEW AND APPROVAL OF GARAGE ROOF PLAN ARCHITECT RADON EXHAUST A-1J11 1/4 1 1-0111 POWDER ROOM VENT PIPE 00 01 02 03 04 FOUNDATION WALL: SEE STRUCTURAL ENGINEER'S DRAWINGS FOR MORE DETAIL FOOTING: SEE STRUCTURAL ENGINEER'S DRAWINGS FOR MORE DETAIL SLAB ON GRADE,ABOVE. SLAAB ON GRADE,ABOVE. THERMALLY BROKEN TH[ERMALLY BROKEN 09/12/2025 FILING DRAWNGS PATTERSON-WALLS ACCESSORY STRUCTURE: FOUNDATION/RETAINING WALL: GARAGE & STORAGE SEE STRUCTURAL ENGINEER'S DRAWINGS FOR MORE DETAIL 45 AVE B FISHERS ISLAND, NY 7 33-0"RETAINING WALL EXTENSION GARAGE FOUNDATION PLAN SEE SITE PLAN FOR ALIGNMENT & ROOF PLAN SEAL&SIGNATURE DATE: 09/12/2025 PROJECT NO: 2490 FLA DRAWING BY: ARB r2 GARAGE FOUNDATION PLAN CHK BY: JDB 11 11-011 1/4 = DWG NO: T T A-111 M C B I D A R C H I T E C T S 37 West 28th Street 11th Floor New York, NY 10001 T:212.941.0818 CENTER BOARD SEAM CENTER BOARD SEAM BETWEEN BETWEEN BEAMS BEAMS,SHOWERHEAD E EQ EQ - EQ EQ RIDGELIN - r r=L �.: _.:_ - r _'�` - r-� - z�J r s_i T-r r'_ ' ';� " 7 i r:i 1 s-' s�i �7 -1-, -y r zr� — i — 2 n — — — — — — — — — — RIDGE— E _T r 48 - 101/ I I 48' 101 211 i -1_-,_T�T � 1 -L�=r � L S [__r_I__T�__ �_. r7T_� _C_ .. �S' r-� �- - � -- t -- I - r_.1 -T�]-� 1-•-_L-1TT�I-S_-�L�=Z�-J�,-`L�S 1- I I s_�T ��-� T.1- --i-T� r I r�-r_T:?-I s-r_'-T�i-i i_1_L - r_ =r_.1 r�r-r�-r r_I�T'�•TT - -T-i I' _`_ r T �- -r��; -r-�-�TI- _ i_ _. =1 r-, T7 r-, .�TZT r-r�srL r`��--tr�_ r r r�-�-7 T.->��-r-Lr-I-r�r-`-��-r -��-1 ter-- � ��' •T• i__�r-Li-7 sT s_ t i-r?�-r�r-��-�-T-�->-`�-zr �7TL� T.O. WINDOW TRIM 44 T.O. WINDOW IM_TR 441 jLu N GARAGE FFL @ D0036 R _ �' _ _ GARAGE FFL @_DOOR E EQ 05 105 E EQ W01 IN E EQ E /,- EQ TYP. GRADE 101 -/- „ 36' - 011 � � TYP. GRADE LIGHTS,BOARD LIGHTS,BOARD LIGHTS,BOARD, LIGHTS,BOARD 36' -Off RECEPTACLE 1 GARAGE ELEVATION - S 2 GARAGE ELEVATION - E A-201 1/411 _ :1'-0" �01 1/4" POWDER ROOM VENT PIPE RADON EXHAUST RADON EXHAUST POWDER ROOM EXHAUST CAP RIDGE LINE RIDGE LINE 1 _� / n � - i -- 7- 1 r_-�T�[_-s�-r�iT-� 'T-I _ - z-I_ s r -r_ Is _ -T`=L.r r� rT _ s �� — — -. LET` T _. J .� -r- -r T�-T��LT S T_l_--� rS- ,JT1 -------- --------------- T.O. WINDOW TRIM _ N _ — — T.O. WINDOW TRIM CN 44 0 44 -0 r - CV Iy iX y j GARAGE FFL @ DOOR 1 " • 36' - 6" GARAGE FFL @DOOR 04/09/2026 ZBA UPDATES I I - — — — — — — — — — — — — — - — — 36' - 611 09/12/2025 FILING DRAWINGS �GRD� sos � 06 TYP. GRADE CENTER BOARDS ON WALL 18 BOARDS 9 BOARDS 9 BOARDS 18 BOARDS 36' - 0" 5 BOARDS RIDGE,DOORS 5 BOARDSP'ATTERSON-WALLS 3 GARAGE ELEVATION - N 4 GARAGE ELEVATION - W ACCESSORY STRUCTURE: GARAGE & STORAGE A-201 1/411 = 1'-011 �-2011/4" 1'-0" 45 AVE B FISHERS ISLAND, NY GARAGE EXTERIOR ELEVATIONS SEAL&SIGNATURE_ DATE: 04/09/ 026 ,�"ef:-D/,F,,e'"�,.J PROJECT NO: 2490 DRAWING BY: ARB CHK BY: JDB c� rn DWG NO: A-201 0f r��v � 1. •1 �� y) j \ •.- � � � `� ..`aA�-.� tea, .:�.., � ��/ -s �*r �,r�A � �r �► ifs ,v IPROPOSED GARAGE LOCATION t r s ' vp Q �:- - -�b!�i-rim''.' -?_�`•'��G fi+l' - - -. a. s �•;,• r is j 2 _ H'.;s� • .*,� '+�-`�'�•�7Q+ i '.�' IMM,"S��•''. ,ter�'��.• ��t�. -,�"��', �` •`-` ' Y�_ �? f> rs' •��yA� PROPOSED GARAGE LOCATION a "�ak,..o, TTT • ;. r:��3.s �"z� �t � � _.�'� �_�• ��y�'�,.},`�-�• t: ' �a`�y.,\� �I1 sFZ'!� i u / JW v-AI I�` -°':yF .. GARAGEzi o =nf-s►;vt,w}•N�_ - a s- t�,v,n .. 'a% ••'_ _ '3 �_-_- _ _ ie Y-`. �• .` qe'4. • • • ` • ;. - / � .tom-�•' - ,Ly, _ - _ =, .. ���:• �r�• ��.�a`s. ,.. t•Vai�+'-:1_f ?t.i �ti•.,-` - .16. .yWf X,+ �1I.. �_-'.�.•'r •�.r .a 2' E.f; t. _ >,3. J .. ^�P• j' sr y A ,:ra 4 -y,� .. J.._.� .- '! �.. �.,,.i.�. � .. .<L...-.- _ - _ is 'mac - `�: •L J - a1:� k. i - •_ '-moo.__ � .. -. - ,�. -_ _ - -.. � •� , //� _ Ja - - _ _ �, �. 1. •1 • 1 1 1. e� LR o 1 Y i Oa/G 1 ���� i9-�R& ��_Tl�-r��1��� '�. .r _ �, �� '1.,''1� �a„ ,a� r1. ✓E� . �M1 F M , ��wl�^^.'¢'+°tea' lR,.•"s) �''�.: ,tF 1L�^ _.. - - .. - _• � 'III' r :a�.Zr� R"eS� �'; / ,�� � � - w.,�� f+�.�a s`Z.../jf=.7"-•.-! M' -5� fM`�Y !'�• i Ir C.y '� ✓rY � r � s,. �..:?`n; v,.e o'Ry" -afr:..� .`'� a... :-'!` `.x.. � .•+._ <+I 'y�� '•/1 �UP - L�• .... !� t •s - .�..•i� �r'•� Y•r y Ir�:/� ;ti• /f �R''.•t,,.. "�''!� > <�y Aa% .' i- •3� s��f L■� l" .. ., e _:,.� ae��a7f. `�y:•� � '� _ '�- -�La'�.5�°a �I A� �.q '�'- </ � ,;1,,.� �t�f �. -.y� s.,i, {�- 4,�: ��. f- ,;r-; .^s��=•— ..x I�,.. 1I ,- :r! - �..d. ,f, .. �,� c :^r ,..�..y._ _ a° ,>rff.'-' ',jc;� .;y£.+� �+:ti'- ty; _ �ws f.. x .��•�.<s�' ��e<� '�' ,,q .Y'� r'z ,,;fa�. � 1 �u i7. r�r •��:. -. �•�+waii..•. .� :.{•3�>�,..m��4p� .;"'71:�� �e�9�b 1 �� � j�• j,� �. k ✓.- • el y)x' r ;� G �-�'" a ^'v h 5 - x Y -�-"- R I t� A' y� • " r. �+::< .•. .. " `, .. l«.ryry ti., ... �: `r:.nl3 .:,;:.': '-� - _ <' .;. .�.eL•tt .- r* ..r.. �' it TM. '+. � x� -. �.• _ - ♦r _ .,•-.:�a_ gyp'..' ,"i t!� v.�' h;�� f �'-• ,ty,;:_lY•:� A :tat � i ��.'.t:. \ w..�- /'�,•' ..� \. .r- r-+ N ■ n , • 1: u: 1. _ - •w •2, j... • r! \' •`\ •r i♦x,i' •! .4r...���� ��,'1 tit 3� '�� ;r rs' PS \ i r AOM . r } �\' rA+r. �'�� �1� ,A.�{7 g/� ✓�! ds._ Rt�'j.a � � �Z��.� �.r"��"�„' �'`��T. 7 "y+i."♦R�\4� ` F. �`'\��1 j+�,`� I ,//�/' ysx$� ♦ L !-' t -f7tl;�. �.wY ": t� 1 \ > "•..'�'. �ti !'�" � .`a4 7 ! � I' "r,.� Cr a ., � �� ���Y) ~``�,�'��.��fs�` `•1 t• 1;'«;1�� I v.a1 u x8y► ,, >�.. y ! .� aa.�> �i0��«i�'_ �..�I�'- IF-F.,fss�t ` ���� �s i y bi:w��y ��T•��s - ''S�r r_ FORM NO. 3 Sv TOWN OF SOUTHOLD Seceived BUILDING DEPARTMENT DEC 1 12025 SOUTHOLD,N.Y. NOTICE OF DISAPPROVAL 2oroirt.9 Board of Appear DATE: October 21, 2025 TO.: Corcoran EP 20yr FI QPRT 30 Fifth Ave#41) New York,NY, 10011 Please take notice that your application dated October 17,2025: For permit: to build an accessaiy ilt with attached storage;hatf bathroom and outdoor shower: Location of property: 45`Avenue B:Fishers_.sland,.N_Y County Tax Map No. 1000 - Section 6 Block 2 Lot 10 Is returned herewith and disapproved on the following grounds: The accessory garage with attached storage halff-bathroozn and outdoor.shower on this non-conformg0-1`5 which states-ace esoo bluff din ls;and�stru-mntted pursuant�to Article. III, Section 2 ry g ctures shall be located in the required rear yard'.' The proposed constructioriplaces the accessoKy garage in the front yard. 4A Authoriz i'nature Note to Applicant: Any change or deviation to the above referenced application may require further review by the Southold Town Building Department. CC: file, Z.B.A. vl - 'Ree � d APPLICATION TO THE SOUTHOLD TOWN BOARD OF APPE)NIES j 2023 AREA VARIANCE Zoning Board of Appeals House No. 45 Street Ave B Hamlet Fisher's Island SCTM 1000 Section: 6 Block: 2 Lot(s) 10 Lot Size: 79,858 sf Zone R-80 I (WE)APPEAL THE WRITTEN DETERMINATION OF THE BUILDING INSPECTOR DATED 10/21/2025 BASED ON SURVEY/SITE PLAN DATED 10/17/2025 Owner(s): Eloise Patterson, Rob Walls Mailing Address: 30 5th Avenue#4D, New York, NY 10011 Telephone• 917-842-0110 Fax: N/A Email: epatterson@gmail.com 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: Abby Boedigheimer, Name of Representative: McBride Architects for(x) Owner( ) Other: Address: 37 W 28th St Floor 11, New York, NY 10001 Telephone:612-247-3419 Fax: N/A Email:arb@mcbride-architects.com 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 10/17/2025 and DENIED AN APPLICATION DATED 10/21/2025 FOR: (x)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: III Section: 280 Subsection: 15 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, (x) has not been made at any time with respect to this property, UNDER Appeal No(s). Year(s). (Please be sure to research before completing this question or call our office,for assistance) ;I �-eived I Page 2, Area Variance Application y l Revised 6/2023 DEC A 2025 REASONS FOR APPEAL Zoning Board of Appeals (Please be specific, additional sheets may be used with preparer's signature notarized): 1. An undesirable change will not be produced in the CHARACTER of the neighbor or a detriment to nearby properties if granted,because: The proposed new garage is minimally visible from the surrounding areas due to it's location on the site. The proposed garage is in keeping with the residential style and construction materials of the other buildings on the property. The use - storage and parking, doesn't introduce any new program to the property. The proposed garage fits within the primary setbacks of the property. 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: Due to the property's three front yards and natural grade, the proposed new building cannot be located in the property's rear yard and function as a garage. The property has no side yards in which to place the proposed garage. Please see the Site Plan (A-001) included as part of this application for more information. 3. The amount of relief requested is not substantial because: The proposed garage will be minimally visible to neighbors. The proposed garage meets all the other zoning requirements set forth, including primary setbacks, lot coverage, building height, and proposed use. 4. The variance will NOT have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district because: The proposed garage will be minimally visible to neighbors. The proposed garage meets all the other zoning requirements set forth, including primary setbacks, lot coverage, building height, and proposed use. 5. Has the alleged difficulty been self created? f } Yes,or f x} No Why: The property's three front yards were not created by the owner. • Are there any Covenants or Restrictions concerning this land? {x} No f }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. Y 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. ,99d9V III r rrlp,/� 0 0`.- p A'°'1W, l Or,DP�e o� ' sION' fork Ckp i .. �IOTARk°�N:0=.Stgnatur of App icant or Authorized Agent _(Agent must submit written Authorization from Owner) �o LIC Sworn to beforem'1ot13jV s3saos y •'�Oo of C No ary Public Zoning Board of Appeals APPLICANT'S PROJECT DESCRIPTION ���� DEC 11 2025 APPLICANT•. Abby Boedigheimer, McBride Architects SCTM No. 1000-6.-2-10 eats 1. For Demolition of Existing Building Areas Boning Board of N p Please'describe areas being removed: None II. New Construction Areas(New Dwelling or New Additions/Extensions): Dimensions of first floor extension: N/A, Proposed free-standing garage: 23'-9 1/4" x 43'-5 3/4" Dimensions of new second floor: N/A Dimensions of floor above second level: N/A Height(from existing natural grade): Proposed ridge = 12-11"above existing grade at location Is basement or lowest floor-area being constructed?If yes,please provide height(above ground)measured from natural existing grade to first floor: ' N/A 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: Existing single-family residence, 1 floor with crawl space. Uncovered decks and free-standing screen porch. Number of Floors and.Changes WITH Alterations: Existing single-family residence, 1 floor with crawl space. Uncovered decks and free-standing screen porch. Free-standing garage and storage IV. Calculations of building areas and lot coverage,sky plane (From Surveyor,Design Professional): . Existing square footage of buildings on your property: 2,788 SF Residence Proposed increase of building coverage: 934 SF Garage Square footage of your lot: 79,858 SF Percentage of coverage of your lot by building area(lot coverage) 4.66% (of 20% maximum allowable) 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): 3,722 SF(of 7,093 SF maximum allowable) For Residential lots, is project within the allowable Sky Plane? (Please refer to Chapter 280, Section 280-208 of the Town Code): Yes V. Purpose of New Construction: To provide protected parking and storage. t 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: The property has multiple slopes and is moderately wooded. The rear yard is located in a low point on the property. 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 /20�,3 ` " QUESTIONNAIRE ��JlVw1 FOR FILING WITH YOUR ZBA APPLICATION Receive A. Is the subject premises currently listed on the real estate market for sale? DEC 112025 Yes X No � B. Are there any proposals to change or alter land contours. honing Board os Appeals No X Yes, please explain on separate sheet. C. 1.)Are there areas that contain sand or wetland grasses? No 2.)Are those areas shown on the survey submitted with this application? N/A 3.) Is the property bulk headed between the wetlands area and the upland building area? N/A 4.) If your property contains wetlands or pond areas, have you contacted the Office of the BOARD OF TRUSTEES.for its determination of jurisdiction? N/A Please confirm 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. F. Are there any construction projects currently in process on your property? Yes If yes,please submit a copy of your building permit and survey as approved by the Building Department and please describe scope of work: Single-family residential renovation, new decks, new screen porch 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. 1000-6.-1-16 I. Please list present use or operations conducted at your property, and/or the proposed use Existing: single family, Proposed: same with garage J. (examples:existing single family,proposed:same with garage,pool or other) l l I ?;o2s Authorize tgnature Date eC���� � _ � 2025 '�,otsour TOWN OF SOUTHOLD ®EC 1 BUILDING DEPARTMENT A peals TOWN CLERK'S OFFICE Zoning Board of p r SOUTHOLD, NY BUILDING PERMIT RENEWED (THIS PERMIT MUST BE KEPT ON THE PREMISES WITH ONE SET OF APPROVED PLANS AND SPECIFICATIONS UNTIL FULL COMPLETION OF THE WORK AUTHORIZED) Permit#: 48464 Date:11/09/2022 Permission is hereby granted to: Renewal Date: 10/22/2024 Corcoran EP 20yr FI QPRT 30 Fifth Ave#413 New York,NY 10011 � To: Construct additions and alterations to an existing single family dwelling as applied for. Premises Located at: 45 Avenue B,Fishers Island, NY 06390 SCTM#6:2-10 Pursuant to application dated 08/30/2022 and approved by the Building Inspector. To expire on 10/22/2026. Contractors: Required Inspections: Fees: Renewal Fee $1,000.80 Total $2.000.80 Building inspector F,ts�Eok:,:n TOWN OF SOUTHOLD BUILDING DEPARTMENT Received \ TOWN CLERK'S OFFICE }H I - t o� ' SOUTHOLD, NY DEC 112025 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#: 48464 Date: 11/9/2022 Permission is hereby granted to: Corcoran EP 20yr FI QPRT 30 Fifth Ave #4D New York, NY 10011 To: Construct additions and alterations to an existing single family dwelling as applied for. At premises located at: Crescent Ave., Fishers Island SCTM # 473889 Sec/Block/Lot# 6.-2-10 Pursuant to, application dated 8/30/2022 and approved by the Building Inspector. To expire on 5/10/2024. Fees: SINGLE FAMILY DWELLING-ADDITION OR ALTERATION $1,641.60 CERTIFICATE OF OCCUPANCY $50.00 Total: $1,691.60 Building Inspector iVi c' DD ^a 5 ArchitectsMcBride 37 West 28 th Street 11 th Floor _ New York,NY 70007 \ T:212.941.0818 I � r r• -L - /,' 15 A6TNUE B sHEx;—D.INQO(L SANDY BEACH $.\ J� LOT 1000-0061-16 _ / DEED AREA=029t ACRES ��� — .DSO I SCENT AVENUE MENT CRE SO _ ";M10 %G PATH z . LT moo ocfi z o - _ `--�� _ \ DEED AREA I.d331„CI�tS t �Ek C��FLfC POIE w Dm c 1rtl'. f��W 8_^,OW GROUND 1'/IRi vs'goal I � \ I FXcrr1 s LIj s \. \t "II. -> Z I 10.26.2022 PERMIT SET RESUBMISSION r.. -.. LLy EXC AIN— .�, I \ 822.2022 PERMITSET Z U ------ I �"- (•. OCR j \L' \\ B.102022 99%CONTRACTSEr 1' � ✓\ 7.132021 FLOOR PLAN:INITIAL ISSUE Project 2090 PATTERSON WALLS HOUSI CD MASTER PLAN AND RENOVr i%ina Jc �Z Valterson l l' 1,House r'-1- C rj 45 Avenuc0 Co rT O C CD 15hnz lslzrtl,NY �m 1 O CD_ IV C PROPOSED SITE PLAN AND / o D GROUND FLOOR PLAN CD � � SEPLASIGNANRE DALE. Ili Flnh: -'f;BF"Si 7 Cn f o. E SUffo�� TOWN OF SOUTHOLD o coy BUILDING-DEPARTMENT, l y, TOWN CLERK'S OFFICE � i SOUTHOLD, NY DEC 11 '2025 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#: ' 42444 Date: 3/9/2018 Permission-is hereby granted to: Corcoran EP 20yr FI QPRT 30 Fifth Ave #413 New York, NY 10011• To: replace doors and windows to-existing single-family dwelling as applied for. At premises located at: Crescent Ave,:Fishers Island ( � p. �.V�( LT- SCTM #473889 Sec/Block/Lot# 6.-2-10 Pursuant to application dated 3/4/2018 and approved by the Building Inspector. To e�pire on 9/8/2019. Fees: SINGLE FAMILY DWELLING-•ADDITION OR ALTERATION $200.00 CO -ALTERATION TO-DWELLING $50.00 Total: $250.00 wilding Inspector- r a FORM NO. 4 TOWN OF SOUTHOLD � ' BUILDING DEPARTMENT Rec Office of the Building Inspector Town Hall 202r� Southold, N.Y. DEC Zoning Board of Appeals CERTIFICATE OF OCCUPANCY No Z-20875 Date JULY 21, 1992 THIS CERTIFIES that the building ADDITIONS Location of Property_ CRESCENT AVENUE FISHERS ISLAND, N.Y. House No. Street Hamlet County Tax Map No. 1000 Section 6 Block 2 Lot 10 Subdivision Filed Map No. Lot No. conforms substantially to the Application. for Building Permit heretofore filed in this office dated MARCH. 12, 1990 pursuant to which Building Permit No. 18892-Z dated MARCH 19, 1990 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 BEDROOM & DECK ADDITION TO EXISTING ONE FAMILY DWELLING The certificate is issued to CT. BANK & TRUST CO. (owner) of the aforesaid building. SUFFOLK COUNTY DEPARTMENT OF HEALTH APPROVAL N/A UNDERWRITERS CERTIFICATE NO. N-174663 - FEBRUARY 15, 1991 PLUMBERS CERTIFICATION DATED JUNE 23, 1992 - MARIO ZANGHETTI Building n pector i Rev. 1/81 AGRICULTURAL DATA STATEMENT ZONING BOARD OF APPEALS TOWN OF SOUTHOLD 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 agricult"r 1-dist i•t r, , All applications requiring an agricultural data statement must be referred to the SuffokCou Department of Planning in accordance with Section 239m and 239n of the General Mu r �j�a 105 Law. 1, 1. Name of Applicant: Abby Boedigheirner, McBride Architects Zoning Board of APP6RIO 2. Address of Applicant: 37 W 28th St Floor 11, New York, NY 10001 3. Name of Land Owner(if other than Applicant): Eloise Patterson, Rob Walls 4. Address of Land Owner: 30 5th Avenue#4D, New York, NY 10011 5. Description of Proposed Project: Free-standing accessory structure including a single-car garage and storage. 6. Location of Property: (Road and Tax map Number) 45 Ave B, Fishers Island, 06390 1000-6-2-10 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. NAME and ADDRESS 1. 2 3. 4. 5 6. (Please use the back of this page if there are additional property owners) AA 09��� Signature of Applicant Date Note: 1. The local Board will solicit comments from the owners of land identified above in order to consider the effect of the proposed action on their farm operation. Solicitations will be made by supplying a copy of this statement. 2. Comments returned to the local Board will be taken into consideration as part as the overall review of this application. 3. Copies of the completed Agricultural Data Statement shall be sent by applicant to the property owners identified above. The cost for mailing shall be paid by the Applicant at the time the application is submitted for review. 617.20 Appendix B pec'eav Short Environmental Assessment Form\ DEC 2025 Instructions for Completing d of Appeals Boar Part 1-Project Information. The applicant or project sponsor is responsible for the co 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: PROPOSED NEW FREE-STANDING GARAGE Project Location(describe,and attach a location map): 45 AVE B, FISHERS ISLAND, NY 06390 STCM# 1000-6.-2-10 Brief Description of Proposed Action: PROPOSED NEW FREE-STANDING SINGLE-CAR GARAGE AND STORAGE Name of Applicant or Sponsor: Telephone: (612) 247-3419 ABBY BOEDIGHEIMER, MCBRIDE ARCHITECTS E-Mail: arb@mcbride-architects.com Address: 37 W 28TH ST FLOOR 11 City/PO: State: Zip Code: NEW YORK NEW YORK 10001 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? 1.83 acres b.Total acreage to be physically disturbed? 0.14 acres c.Total acreage(project site and any contiguous properties)owned or controlled by the applicant or project sponsor? 1.83 acres 4. Check all land uses that occur on,adjoining and near the proposed action. ❑Urban ❑ Rural(non-agriculture) ❑Industrial X Commercial X 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 b. Consistent with the adopted comprehensive plan? VA X 6. Is the proposed action consistent with the predominant character of the existing built or n ur rd r NO YES landscape? 4 X 7. Is the site of the proposed action located in,or does it adjoin,a state listed Critical Environm "€a Area? NO YES If Yes,,identify: LOCATED ADJACENT TO FISHERS ISLAND CEA Appeals X goal d o J 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: 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 ❑ 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 1.00 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? M NO ❑YES X b.Will storm water discharges be directed to established conveyance systems(runoff and storm drains)? If Yes,briefly describe: M NO ❑ YES STORMWATER DISCHARGE WILL CONTINUE TO SHEET FLOW AND INFLITRATE ACROSS THE OPEN LANDSCAPE OF THE SITE. 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: X 19.Has the site of the proposed action or an adjoining property been the location of an actve•br closed NO YES solid waste management facility? If Yes, describe: DtC rf 1W9 �1 C Boar 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 Applicant/sponsor name: ABBY BOEDIGHEIMER Date: Signature: AAAA 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 X regulations? 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 X establishment of a Critical Environmental Area(CEA)? 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 X reasonably available energy conservation or renewable energy opportunities? 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, X 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)? X Page 3 of 4 No,or Moderate small to large 90impact impact may may occur occur 10. Will the proposed action result in an increase in the potential for erosion,flooding or drainage U problems? )C�, X� a ., 11. Will the proposed action create a hazard to environmental resources or human health? C 1 2 G ea s Part 3-Determination of significance. The Lead Agency is responsible for the completion of Part 3. Fore 8m-k APp question in Part 2 that was answered"moderate to large impact may occur",or if there is a need to e �i, �v a particular element of the proposed action may or will not result in a significant adverse environmental impact,p ease 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. ' 1 ❑ Check this box if you have determined,based on the infonnation 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 01 PpPeals (Where the Applicant is not the Owner) rd I, Eloise Patterson Corcoran residing at 30 5th Ave..Apt 4D (Print property owner's name) (Mailing Address) New York, NY 10011 do hereby authorize Abby Boedigheimer, McBride Architects (Agent) to apply for variances) 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 CODE REQUIRED TIME FRAME DESCRIBED HEREIN. (Owner's Signature) Eloise Patterson Corcoran (Print Owner's Name) i I APPLICANT/OWNER r,� TRANSACTIONAL DISCLOSURE FORM The Town of Southold's Code of Ethics prohibits conflicts of interest on the part of town officers and employiSes.T�te)p urDo se of this form is to provide information which can alert the town of possible conflicts of interest and allow it to take whatever actin ' 1S necessary to avoid same. Boatel 0 N YOUR NAME : Corcoran, Eloise, P Z0!6\n9 (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) 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 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 14th day of ,20. 25 Signature Print Name Eloise Patterson Corcoran AGENT/REPRESENTATIVE C \ _ TRANSACTIONAL DISCLOSURE FORM obA The Town of Southold's Code of Ethics prohibits conflicts of interest on the part of town officers and emplo e .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 ac&W necessary to avoid same. . I YOUR NAME : Boedigheimer, Abby of McBride Architects and of Pppe��a (Last name,first name,middle initial,unless you are applying in the name of someone else or othertMV,%ch 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 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 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 (9V. ,20_ Signature e Print Name Ab{ ;u► 130.fd 1 a kf_t rV\-W i Town of Southold LWRP CONSISTENCY ASSESSMENT FORM A. INSTRUCTIONS C\ o� APpea,� 1. All applicants for permits* including Town of Southold agencies, shgjk' cle e this CCAF for proposed actions that are subject to the Town of Southold Waterfront Consistency Review Law. This assessment is intended to supplement other information used by a Town of Southold agency in making a determination of consistency. *Except minor exempt actions including Building Permits and other ministerial permits not located within the Coastal Erosion Hazard Area. 2. Before answering the questions.in Section C, the preparer of this form should review the exempt minor action list, policies and explanations of each policy contained in the Town of Southold Local Waterfront Revitalization Program. A proposed action will be evaluated as to its significant beneficial and adverse effects upon the coastal area(which includes all of Southold Town). 3. If any question in Section C on this form is answered "yes", then the proposed action may affect the achievement of the LWRP policy standards and conditions contained in the consistency review law. Thus, the action should be analyzed in more detail and, if necessary, modified prior to making a determination that it is consistent to the maximum extent practicable with the LWRP policy standards and conditions. If an action cannot be certified as.consistent with the LWRP policy standards and conditions, it shall not be undertaken. A copy of the LWRP is available in-the following places: online at the Town of.Southold's website (southoldtown.northfork.net), the Board of Trustees Office, the Planning Department, all local libraries and the Town Clerk's office. B. DESCRIPTION OF SITE AND PROPOSED ACTION SCTM# 6. - 2 _ 10 The Application has been submitted to (check appropriate response): Town Board 0 Planning Dept. 0 Building Dept. © Board of Trustees Ed l. Category of Town of Southold agency action (check appropriate response): (a) Action undertaken directly by Town agency(e.g. capital 0 construction,planning activity, agency regulation, land transaction) (b) Financial assistance (e.g. grant, loan, subsidy) (c) Permit, approval, license, certification: Fx Nature and extent of action: APPLICATION FOR BUILDING-PERMIT HAS BEEN FILED, RECEIVED A NOTICE OF DISAPPROVAL FOR A FREE-STANDING GARAGE BECAUSE IT IS LOCATED IN A FRONT YARD. Location of action: 45 AVE B, FISHERS ISLAND, NY 06390 Site acreage: 1.83 ACRES \ \\ CV_ Present land use: SINGLE FAMILY RESIDENCE Vx Present zoning classification: R-80 PPpea\s goaCv 2. If an application for the proposed action has been filed with the Town of S609old agency, the following information shall be provided: (a) Name of applicant: ABBY BOEDIGHEIMER, MCBRIDE ARCHITECTS (b) Mailing address: 37 W 28TH ST FLOOR 11, NEW YORK, NY 10001 (c) Telephone number: Area Code ( ) (612) 247-3419 (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? 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 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 the jown;`of`Southold.. See LWRP Section III—Policies Pages 6 through 7 for evaluation criteria 0 Yes 0 No © Not Applicable �oaC� 0 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 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 0 Yes 0 No ©Not Applicable 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. 0 Yes No © Not Applicable Attach additional sheets if necessary Policy 7. Protect and improve air quality in the Town of Southold. See LWRP eciion III — Policies Pages 32 through 34 for evaluation criteria. -Ott 0 Yes 0 No© Not Applicable -Zoning 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. 0 Yes ❑ No © Not Applicable PUBLIC COAST POLICIES Policy 9. Provide for public access to, and recreational use of, coastal waters, public lands, and public resources of the Town of Southold. See LWRP Section III—Policies; Pages 38 through 46 for evaluation criteria. 0 YeLl No 0 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. 0 Yes ❑ No 59 Not Applicable 'TOWN OF SOUTHOLD PROPERTY RECORD CARD OWNER!Zj& STREET VILLAGE DIST.- 'Fc-�,\ Y-)\j FORMER OWNER IJ E( AC, R S W TYPE OF BUILDING Z RES. 16 SEAS. VL. FARM comm, CB. MICS. Mkt. Value LAND IMP. TOTAL DATE REMARKS .77 PAZ yl AGE BUILDING CONDITION NEW NORMAL BELOW ABOVE FARM Acre Value, Per Value IN Acre 0 LLD Tillable FRONTAGE ON WATER Woodland FRONTAGE ON ROAD Meadowland DEPTH House Plot BULKHEAD Total DOCK ESCTM TOWN OF SOUTHOLD PROPERTY RECORD CARD o OWNER STREET VILLAGE DIST. SUB. LOT - ACR. I r REMARKS C� TYPE OF BLD. PROP. CLASS f 2,,1 / y - �l `���/ - / • LAND IMP. TOTAL DATE L7�J! 71 p o iy m 0 V72 o o 3f 23 FRONTAGE ON WATER 3riOUxS-E/L0 BULKHEAD TOTAL :__ � . , , ,�, � ��., .. �� EEO■■■■■■■■■■■■■■■■■■■■■■■■■■ MEMO■ MEN E ■�■■IS" .i:�:E.G:si"ri ■■■■ : .. _ . . EEM■■Mcl 'sue�■■■■■■r■■■■■■■■■■■ MIMM ME Foun • • i •• ' Basement •• Interior Finish Rooms 2nd Driveway r • • r ZBA CHECK FEES - 2025 Funding Account-B2110.1O DATE NAME ZBA FILE# FEE CHECK# DATE SENT TO TCO 12/11/2025 Corcoran EP 20yrA QPRT 8091 $750.00 212. 12/24/2025 12/16/2025 Schrank,Caroline 8092SE $1,000.00 142 12/24/2025 12/22/2025 Hussain,Samid 8093 $2,000.00 1620 12/24/2025 12/23/2025 Livanos,Bill&Christina 8094 $1,250.00 1352 12/24/2025 $5,000.00 RECEIVED DEC 26 20 Southold Town Clerk wn of Southold ' P.O Box 1179 Southold, NY 11971 * * * RECEIPT * * * Date: 12/26/25 Receipt#: 346958 Quantity Transactions Reference Subtotal 1 ZBA Application Fees 8091 $750.00 1 ZBA Application Fees 8092SE $1,000.00 1 ZBA Application Fees 8093 $2,0001.00 1 ZBA Application Fees 8094 $1,250.00 Total Paid: $5,000.00 Notes: Payment Type Amount Paid By CK#1352 $1,250.00 Charles, M. Thomas RA PLLC CK#142 $1,000.00 Down To Earth Funerals, LLC CK#212- $750.00 Eloise C Patterson CK#1620 $2,000.00 Patricia C Moore Southold Town Clerk's Office 53095 Main Road, PO Box 1179 Southold, NY 11971 Name: Charles, M. Thomas RA PLLC P O Box 877 Jamesport, NY 11947 Clerk ID: JENNIFER Internal ID: 8094 M C B R I D E A R C H I T E C T S 37 W 28 ST 11TH FL / NEW YORK, NY 10001 / 212.941 .0818 / MC_RIDE-ARCHITECTS.COM 2490145 Ave B Variance Application November 18, 2025 � a ° Zoning Board of Appeals 54375 Main Rd V P.O. Box 1179 Southold, NY 11971 RE: 45 Ave B Fishers Island,.NY 06390 45 Ave B Variance Application To Whom it May Concern, Please see attached application to the Zoning Board of Appeals for an area variance for the construction of a new freestanding garage at 45 Ave B, with a proposed location in one of the three front yards instead of the small and hard to access rear yard. Thank you, Abby Boedigheimer, McBride Architects arb@mcbride-architects.com (612) 247-3419 c �orcarr�n TOWN OF SOUTHOLD ZONING BOARD OF APPEALS Appeal No. SOUTHOLD, NEW YORKr P° AFFIDAVITJ,� OF In the Matter of the Application of: MAILINGS Eloise., e6t t"twbov1 -t rot- Walls (Name of Applicant/Owner) (Address of Property) (Section, Block &Lot) COUNTY OF SUFFOLK STATE OF NEW YORK I, ( ) Owner, ( Agent g1,Aeg4 L 06 vi dG N44dnA3 residing at 31 W Pl od✓ L 1 r hl k y YoVV- New York, [(D ov l being duly sworn, deposes and says that: On the _ day of M&KA,�._, ,2024 I personally mailed at the United States Post Office in K jfmj YvVK. ,New York, by CERTIFIED MAIL, RETURN RECEIPT REQUESTED, a true copy of the attached Legal Notice in • i Prepaid envelopes addressed to current property owners shown on the current assessment roll Verified from the official records on file with the ( )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. �( ihatuTe-) vQrrrrv��w�vvvarrvrFlv.r9,9odo Sworn to before me this ,, •_........ ; HIV/ r, 24 day �a��1.— 202,L \55ok Iry �o COG �OTARY��"°O? < B g otary Public) •° .7'4 Z66 a$^�,�'` • sf 7 - 0�v A T�° o CPLEASE list on the back of this Affidavit or on a sheet of paper�,ot�ii� ners next 00 the owner names and addresses for which notices were mailed.��°° °AppppOo'" All original USPS receipts and mailing confirmations to be submitted to the ZBA Office along with this form completed, signed and notarized. I V(1 f 1 IN ° •stal SeMice ° • - _a ■ s ■ C3 ■ ® 'R ■ ■ Be • I Bamqffbiwy (� a r% Z. - �' Fi shorststond P t�Y ,I1�3911, ' �" fr Moli. O(Or,r �tJ ii7042J. d ,,ov r•Yv. .W Certified Mall Fee 5 O + ,l i !It141` Certified Mail Fee f x- m $ 7 $+5 a 30 r'1- Extra Services&Fees(check box,add rse Vs a pro rate) fY I $ r'1.1 ❑Return Receipt(hardcopy) $ )P� �'-1 rti Extra Services&Fees(check box,add fee a late) J ❑Return Receipt(electronic) $. �'il! [r[) -,—.7,-Postmark M ❑Return Receipt(hardcopy) $ 1 1111 4 ()it f C A.6 ❑Return Receipt(electronic) $ l� C3 ❑Certified Mail Restricted Delivery 7. $ f+�„_I_ c i 'Note. �-��— Postmar4� . C3 ❑Certified Mail Restricted Delivery $ $� OA Here []Adult Signature Required $�,�tr��-,_•��.� � �.,r, � —�+�,�*rr—, ',(' rU []Adult Signature Restricted Delivery$ ❑Adult Signature Required $.�, 0 Postage tt' �-, •���� { rU ❑Adult Signature Restricted Delivery$ Yr s rr g $0.78 _ �, i' Postage ri T a(,Po Wge and Fees r ±; � ��1�e 4v r'1 Total Postage and Fees �f 3/11/202$ ; i Sent IN + L.ESur Cot EMAN C, :''.�� I' � Sent To Er K•----------------- ------ --------------------- --------- NSl.4-F tt VLLIs diAl�1 Street and Apt.No„or PO Box No. - Q [tiAC .....�-41r►------ - --p---1--------- -------- .-------------------- 32� kV EN lrlE. Q S op Street pt.No.,or Pd Box No. ----------------- -- ----- ------------------------------------- 0' City,State,ZIP+4B S1.ItN d� d -----------T/5 lGt .D- 0"' Cit,State,Z1�+4 4 bN T GLA I K K14 b 2. . ■ t e • %{`� i rralGre ■ Complete items 1,2,and 3. '(�()���� [3 Agent ■ Print your name and address on the reverse "�� � [3 Addressee so that we can return the card to you. B. Received b me) C. Date of Delivery I ■ Attach this card to the back of the mailpiece, g os or on the front if space permits. 1. Article Addressed to: D. Is liv ry ress differ rout I m 1? ❑Yes wLEM�'N If ES, ter delivery addrbel ❑No KEv l N i 321_ McW(l F— C3 -0`153 2"AY' 3. Service �q � Priority Mail Express® I ❑Adult Si gnat •Y Y � ❑Registered MaiITM IIIII�I�I I'II IIIIIII'I illlll I Iiill III IIII II III ❑Adult Signature Re ery ❑Registered Mail Restricted'. Certified MailO Delivery ❑Certified Mail Restricted Delivery ❑Signature ConfirmationTM [3 Collect on Delivery ❑Signature Confirmation 9590 9402 9932 5335 99 ❑Collect on Delivery Restricted Delivery Restricted Delivery P Article Number(Transfer from service label) r]Insured Mail 9589 0 710 5270 3730 9775 2 6 1 Insured Mail Restricted Delivery (over$500) Domestic Return Receipt t,PS Form:3811;July 2020 FSN 7530 02-000=9053 — ® e A..Signature ! ■ Complete.:items 1';2,arid`p..;, Agent ■ PelhiY our name arid'.address on the reverse Addressee so`tlat we can return the card to you. g. ec ' d (Printe a C. Date o Delivery � A Attach this card to the back of the mailpiece, J or on the front if space permits. Yes 1. Article Addressed to: D. Is delivery address different from item 1? RoeCP-- MANSE----+ •P► YL LLS If YES,enter delivery address below: ❑No StIANI.E`r ls� 13'ZNt�slv�cl� RD I MoNTUL-A-III , NT 3. Service Type ❑Priority Mail Express® ❑Adult Signature ❑Registered MailTM IIIII�Iii I'll Iilllifll III�II I IIIII IIII I�III III ❑Adult Signature Restricted Delivery ❑Registered Mail Restricted Certified MailO Delivery ❑Certified Mail Restricted Delivery ❑Signature ConfirmationTM ❑Signature Confirmation 9590 9402 9932 5335 9978 04 0 Collect on Delivery p Collect on Delivery Restricted Delivery Restricted Delivery Grtinla NI tmher!Transfer from service label) ❑Insured Mail 9589 0 710 5270 3730 9775 4 01°Insured Mail Restricted Delivery Domestic Return Receipt i PS Form 3811,.July 2020 PSN.Zbn-.02 0009063 M C B R I D E A R C H I T E C T S , 37 W 28 ST 11TH FL / NEW YORK, NY 10001 / 212.941 .0818 / MCBRIDE—ARCHITECTSr'`COM >> 24901 Mailing Addresses 6.4-16 U.S. Postal Eloise Patterson CERTIFIED ° RECEIPT 30 Fifth Ave#41D Ln �Domestic Mail Owy New York, NY 10011 r` or`-• QrgnflsnP ElY11`� 8 C3 Certified Mail Fee 6.-1-17 m $ $5.30 0041 Fishers Island Electric Corp rN- Extra Services&Fees(check box,add'fee a a pto) 7 P.0. Box 604 m [I Return Receipt(hardcopy) III P,;,!" '•f y El Return Receipt(electronic)�-o!@,='k GI�1I lhl.n r `PpSimafk N ❑CertifiedMailRestrictedDelivery $ Fishers Island, NY 06390 ❑Adult Signature Required $ ru ❑Adult Signature Restricted Delivery$Ln Postage v, 6.-2-9 0 $ $0°78 'r, x Kevin and Leslie Coleman a Total POsta eandFees v�',,, 1)3/11%2O'6 321 Avenue B#153 0 $ it1.4 ,_'.c__C ,�) r , Sent To Fishers Island, NY 06390 Er holma - `I'NEP-R1e-r't'A-SSW_ _________________________ ra Street an nlo.,or P6[3ox No. m Z V-PA'i21�,,-_plea rr Cit,State,ZIP+41 ........................................... ................... 6.-2-22.3 RopKL 112- V-14 30 Robert Hansell and Phyllis Shanley "' •�� 18 Brunswick Rd Montclair, NJ 07042 . m CERTIFIED MAILP RECEIPT ' 6.-2-23 '° • m Peter and Henrietta Sherwin r` 202 Park PI M FI skiers Isl:und a,-NY ru639i4i Brooklyn, NY 11238 a $5°311 I Certified Mail Fee �F> m $ 1 t(14 P- Extra Services&Fees(check box,add fee pEareJ p,,d 6c�-d 6.-3-1 m ❑Return Receipt(hardcopy) $ 11_I ❑Return Receipt(electronic) $— V 00 Po marA Edward and Martha Rosenthal ❑CertifiedMailRestrictedDelivery $ ° 0m ti.mil ❑Adult Signature Required $ � �I�) rpy I = F ; 10 Birch Rd ruE]Adult Signature Restricted Delivery$ '''L'�' lr West Hartford, CT 06119 O Postage A0 °78 rl To al Postage and Fees 113f11 f 2EI fi-; ' r- $ �U.43 Se t To I n^ r-W S Isump PLC(.T,%C, cp►�P ca Str etandApt, o.,orPdBozNo.------------•---•-•- CO fib. sod Er Ci State,ZlP+46 "__1.-- E 1:RS ISLAND NY 0 9 ' l PostalU.S. Postal Service,7 CERTIFIED o REGEIPT !ti o . •g In .. a � •. Only � ; Cr Ir Certified Mail Fee c } Certified Mail Fee c.30 m $ '-a 7 m $ 1 .• 17 Y.F�h ,.� � Extra Services&Fees(check box,add fee as ro )Yi� G'�� � (1' Extra Services&Fees(check box,add fee 96�Pprppnate) � rr•1 ❑Return Receipt(hardcopy) $ �"'� M ❑Return Receipt(hardcopy) $ P tIL� ❑Return Receipt(electronic) $ $1( 41 tt� ��1. 1_ 1-111 �C, <'" Postmark 9 POStmHf i ❑Return Receipt(electronic) $ ' e ' ❑Certified Mall Restricted Delivery $ $ I N 00 �: Herne;' C3 []Certified Mail Restricted Delivery $ �( �il I v.`A'y' Here ❑Adult Signature Required $ et, y r' ❑Adult Signature Required ❑Adult Signature Restricted Delivery$ pp ❑Adult Signature Restricted Delivery$Ln Postage <>a Postage d , C3 $ 7T "° 1tg r1 C3 $ c,� fa,,111I2tt2b` ra Tot I Ppst ge and Fees t4 1�1 I 1 rl Tpt ro to a and Fees �f > C 3 $ W1 s lam- $1 11. a'ki Lg Clfi ' Se tTo S tTo ` Q- .l,ols __I?ATISoNIr W/tRD _WtARTf1,4� ttCzSFNL__ 1 eQ Street andApt.;No.,or Pd Box N cp Street enrlA t.No.,or b Box No. L 3n .......tH /4v E p ------------- `^ - �-4-Flo-------------- a- Clt,State,ZIP+4e Er City,State,ZIP+ bb I —8 50 . :11 1 I 1 111•1, :11 1 a I 111'1 ._-.__ 1 i COMPLETEe •MPLETE THIS SECT,?QN ON I ■ Complete items 1,2,and 3. A. S�ntt�r f ■ Print your name and address on the reverse X s so that we can return the card to you. *;Zlaed"ElAddYll, 1 liveryi Receive d n e me) C, e f De ■ Attach this card to the back of the mailpiece, B. � , or on the front if space permits. 1. Article Addressed to: D. Is delivery address different fro •tern i? ❑Yes 1 �LoISf- FATTERSIDII If YES,enter delivery address below [3 No N Fw YO R Ic, N I oa I I—8$os JI 3. Service Type ❑Priority Mail Express@ II I'lII')I'll III I IIIII IIIIII l IIIII II l I II IIIIII El Adult Signature ❑Registered MalITM ❑Adult Signature Restricted Delivery ❑Registered Mail Restricted Certified MW O Delivery 9590 9402 9932 5335 9978 35 ❑Certified Mail Restricted Delivery ❑signature ConfirmationTM ❑Collect on Delivery ❑Signature Confirmation 2. Article.Number(Transfer from service label) _ ❑Collect on Delivery Restricted Delivery Restricted Delivery PInsured Mail 9:5 8 9 0 7:10 : 5 2 7 0: 3 7 3 0 :9 7.7 5. :19 Insured Mail Restricted Delivery (over$500) PS Form 3811,July 2020 PSN 7530-02:000'9053` Domestic Return Receipt 1 ; ■ Complete items 1,2,and 3. . Si natt re ❑Agent ■ Print your name and address on the reverse 0. X so that we can return the card to you. JV" El Addressee ' ■ Attach this card to the back of the mailpiece, eceived by(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 If YES,enter delivery address below: ❑No 10 e:[Kc 1 R-D 3. Service Type ❑Priority Mail Express@ i IIIIIIIII Iill l'IIIIIII IIIIII l IIIIIIIIII III I Ill )n❑Adult Signature ❑Registered Mail RClAdult Signature Restricted Delivery ❑Registered Mail Restrict Certified Mail@ Delivery El Certified Mail Restricted Delivery ❑Signature Confirmation 9590 9402 9932 5335 9977 81 ! S ❑Collect on Delivery ❑Signature Confirmation .2_Artirlc Ni Im6cr?r�ncfcr.rr.;ri.:npn,i..>..r.a:-.IV El Collect on.Delivery Restricted Delivery Restricted.Delivery 9 5 8 9 G710 5 2 7 01 3 7�3 0 9 7 7�5 5 7'o Insured Nlail'Restricted Delivery (over$500) PS Form13811,July,2o?q PSNi7,530 02-000 9053 . . . i i Domestic Return ReceiF 3 TOWN.OF SOUTHOLD � ZONING BOARD OF APPEALSYL , SOUTHOLD,NEW YORK - AFFIDAVIT In the Matter of the Application of: I'OSTINCr C®rcorwn . t P G P RT (Name of Applicants) COUNTY OF SUFFOLK STATE OF NEW YORK I, V,,CeJ5(nnus residing at 39 tone le CT being duly sworn, depose and say that: I am the ( ) Owner or( Agent for owner of the`subject property On the_r 7 day of YYl rl,,r��, ; 26A4?j personally placed the Town's Official Poster on subject.property located at F's4tr J, /f/eW XorIC The poster shall be prominently displayed on the premises facing each public or private street which the property involved in the application or petition abuts, giving notice of the application or petition, the nature of the approval sought thereby and the time and place of the public hearing thereon. The sign shall beset back not more than 10 feet from the property line. The sign shall be displayed for a period of not less than seven days immediately preceding the date of the public hearing of -..0 '(Owner/Agent Signature) Sworn to before me this - Day of / /.G�rC� 200-76 (Nofff ary Public) JASON W.DRC=NA Qualiflod in Suffolk County •—�+ 2 Notary Public-state or New Yori; No.09 DRS350454 cam• •,G A°A Lt My Commission Expires November 07,2023 r �,� i k;•L Gv� `,c SIGN ON N HILL RD Y y se ��j,� "'Cruet '`�?ir�` "('f• [, s �1 `�%�{�eF�. �� y''� L � `�.,-i t �rf�': �}"a<.�un�� p"'w r✓ °�`��'"7e�r .< "fir' c.� � ,-h-*Gi t±r�,<rt'�R.,_ ` SIGN ON CRESCENT AVE a. to r � � �� ✓ `�- �b u \Sl -'75N fc � � Arm ��t ;! "� it t •,` f zpt fn vw r tL 777, po—w 110 / Y a •...M- '�r my y �. Jf r � f .F� 11 • s_t�y.:� - .. • y 1 _ SUFFOLK COUNTY LEGAL NOTICE LEGAL NOTICE SOUTHOLD TOWN ZONING BOARD OF APPEALS THU RSDAY,APRIL 2,2026 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 public hearing will be held by the SOUTHOLD TOWN ZONING BOARD OF APPEALS at the Peconic Community Center Auditorium at 1170 Peconic Lane,Peconic,New York on THURSDAY,APRIL 2,2026: 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:// south oldtownny.gov/ca lenda r.aspx. 10.00 A.M.-MICHAEL DEALY-#8107-Request far a Variance from Article XXIII,Section 280-124 and the Building Inspector's December 17,2025,AMENDED February 19,2026 Notice of Disapproval based on an application for a permit to construct an accessory in-ground swimming pool;at:1)more than the code permitted maximum lot coverage of 20%;located at:3080 Bayshore Road,Greenport.SCTM No.1000-53-6- 39. 10:10 A.M.-ST.JOHNS EPISCOPAL CHURCH-FISHERS ISLAND-#8095-Request for Variances from Article III,Section 280-18 and the Building Inspector's November 7,2025 Notice of Disapproval based on an application for permit for a lot line modification;at:1)proposed lot no.14 having less than the code required minimum lot size of 40,000 square feet in area;2)proposed lot nos.14 and 16.1 having less than the code required minimum lot depth of 175 feet;3)cottages(two)located on proposed lot nos.14 and 16.1 less than the code required minimum side yard setback of 15 feet;4)existing cottage on proposed lot no. 16.1 constitutes a non-permitted second use;at:806 Oriental Avenue,Fishers Island,NY.SCTM Nos.1000- 9-5-14 and 1000-9-5-16.1. 10:20 A.M.-CHRISTOPHER AND ALYSSA CONSTANT-#8090-Request for Variances from Article XXIII,Section 280-124;Article XXXVI,Section 280-207;Article XXXVI,Section 280-208;and the Building Inspector's October 2,2025,Amended November 25,2025 Notice of Disapproval based on an application for a permit to demolish(per Southold Town definition).and construct a new single family dwelling;at:1) located less than the code required minimum secondary front yard setback of 20 feet;2)located less than the code required minimum rear yard setback of'35 feet;3)more than the code permitted maximum lot coverage of 20%;4)gross floor area exceeding permitted maximum square footage for lot containing up to 10,000 square feet in area;5)the construction exceeds the permitted sky plane as defined in Article 1, Section 280-4 of the Town Code;located at:2655 Village Lane,Orient,NY.SCTM No.1000-26-1-22. 10:30 A.M.-BILL AND CHRISTINA LIVANOS-#8094-Request for Variances from Article III,Section 280-15; and the Building Inspector's October 6,2025 Notice of Disapproval based on an application for a permit to demolish an existing dwelling and construct a new single family dwelling and install an in-ground swimming pool;at:1)swimming pool is located in other than the code permitted rear yard;2)existing shed is partially located in other than the code permitted rear yard;located at:1795 Summit Drive,Mattituck,NY. SCTM No. 1000-106-1-30.2. 10:40 A.M.-ELOISE PATTERSON/CORCORAN EP 20YR FI QPRT-#809.1 -Request for a Variance from Article III,Section 280-15 and the Building Inspector's October 21,2025 Notice of Disapproval based on an application for a permit to construct an accessory garage with attached storage,half bathroom and outdoor shower;at:1)located in other than the code permitted rear yard;located at:45 Avenue B,Fishers Island, NY.SCTM No.1000-6-2-10. 10:50 A.M. -CAROLINE SCHRANK-8092SE-Applicant requests a Special Exception under Article 111, Section 280-13B(13). The Applicant is owner of the subject property requesting authorization to construct and establish an Accessory Apartment in a proposed(not built)accessory structure;at:1865 Westphalia Road,Mattituck#1000-141-1-4. 1:00 P.M.-SAMID HUSSAIN-#8093-Request for Variances from Article III,Section 280-15;and the Building Inspector's December 1,2025 Notice of Disapproval based on an application for a permit to legalize an as-built hot-tub and a sauna accessory to a single family dwelling;at:1)both hot tub and sauna are located in other than the code permitted rear yard;located at:1415 North Parish Drive,(adj.to Southold Bay)Southold,NY. SCTM No.1000-71-1-14. 1:10 P.M.- BRAVE PORTER,LLC/JOE IAVARONE-#8048-(Adj.from December 4,2025)Request for a Reversal of the Building Inspector's June 16,2025 Notice of Disapproval,or in the Alternative,a Variance from Article XXIII,Section 280-123A and the Building Inspector's June 16,2025,Amended October 6,2025 Notice of Disapproval based an an application for a permit to legalize the"as built"demolition(as per Town code definition)and reconstruction of an existing single family dwelling and to legalize the"as built" demolition(as per Town Code definition)and reconstruction of an existing seasonal cottage(converted to year-round use)at:1)cottage is a nonconforming building containing a nonconforming use shall not be enlarged,reconstructed,structurally altered or moved,unless such building is changed to a conforming use;2)dwelling less than the code required minimum side yard setback of 10 feet;3)dwelling is less than the code required minimum combined side yard setback of 25 feet;4)more than the code permitted maximum lot coverage of 20%;located at:1425 Bay Avenue,(Adj.to Maron Lake)East Marion,NY. SCTM No.1000-31-9-7.3. 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/WebUnk/Browse.aspx7id=935072Rdbld=O&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:kimfCsoutholdtownnygov. ZBA Legal Notice April 2, 2026 Page 2 of 3 1 r v Dated: March 19,2026 ZONING BOARD OF APPEALS LESLIE KANES WEISMAN,CHAIRPERSON By:Kim E.Fuentes 54375 Main Road(Office Location) P.O.Box 1179,Southold,NY 11971-0959 ZBA Legal Notice April 2, 2026 Page 3 of 3 �j a�uf f oY� �irrYe�. 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: • Mar 26, 2026 Notice ID: 7X9Al6yJGnmkSD72vt3f Notice Name: ZBA Legal Notice April 2, 2026 Publication Fee: $211.37 A-jAma 8tiadorya Agent Y pia ii�� SHERI SMITH o:................ Notary Public-State of Florida VERIFICATION Commission#HH269383 o, ......,,. • ?� Expires on May 31,2026 State of Florida �'""�°,p F%.�""�Q�\ County of Broward lit Signed or attested before me on this:03/27/2026 SC ) _ Notary Public Notarized remotely online using communication technology via Proof. ZBA Legal Notice April 2, 2026 Page 1 of 3 BOARD_N1.EMBERS �triF 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. cn Office Location: Nicholas Planamento • �OQ Town Annex/First Floor Margaret Steinbugler CDU 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, APRIL 2, 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, APRIL 2, 2026: 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.00v/calendar.aspx. 10:40 A.M. - ELOISE PATTERSON / CORCORAN EP 20YR FI QPRT - #8091—Request for a Variance from Article III, Section 280-15 and the Building Inspector's October 21, 2025 Notice of Disapproval based on an application for a permit to construct an accessory garage with attached storage, half bathroom and outdoor shower; at: 1) located in other than the code permitted rear yard; located at: 45 Avenue B, Fishers Island,NY. SCTM No. 1000-6-2-10. The Board of Appeals will hear all persons or their representatives, desiring to be heard at each hearing, and/or desiring to submit written statements before the conclusion of each hearing. Each hearing will not start earlier than designated above. Files are available for review 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&d bid=0&repo=TownOfSouthold If you have questions, please telephone our office at(631) 765-1809,or by email: kimf@southoldtownny.gov. Dated: March 19, 2026 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 ®�®SUFF0Z Town Hall Annex, 54375 NYS Route 25 P.O.Box 1179 Southold,New York 11971-0959 ®4'4 • � Fax(631) 765-9064 ZONING BOARD OF APPEALS DATE: March 2, 2026 RE: INSTRUCTIONS FOR PUBLIC HEARING Dear Applicant; The April 2, 2026 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. Below, please see instructions required to prepare for the ZBA public hearing MR. fudes PLEASE READ CAREFULLY. 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 March 26, 2026. 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 March 26, 2026, 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 iS+PS Certif ed M3iil Return Recei 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 Nuniic Hearing Page 2 Please mail documents to the legal mailing address. (as on file with Southold Town Assessors Office) Mailing to be done by March 16, 2026. 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@southoldtoMM.gov or elizabeth.sakarellosna,town.southold.ny.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/tentro112025-1 IQMaP�©�R�TANT hN1StT4R�UC�T4I0O N1S: Scan and emaiil the iTS+PS mauling receipts, green signature cards and aff davits to ki�mif(a,,southold�towinny.go.v, and ** PROMPIOT4LY ills+PS MAhHU the O�RIGhNALS to the Tto.wn oaf S u7t'-I .old, ZBA, P.,©- Box 117i9, Sou,tho.ld, NAY 119r7t1. Please note that without your mailing receipts, the ZBA will be prevented from conducting your hearing,pursuant to Chapter 55 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 r i 11 Laserfiche Instructions for Zoning Board of Appeals Records ttkkTOWN OF NEW YORK SOCIAL MEDIA y��I :'ea.•rll 4 9' Governmen crvice. isitiv� ow Do L. ��l F Nohfyl4le19 Maps. Agendas& Town Code Online-Payments_..- TownRicords Forms Sign up to receive:. Minutes - !IY I?aY}'our bias Webhnkttnser5che. Forn[slAppttcations•,.y� ._.,.�_�_.�..,.,�.�, nnrifi.Arirm:_...__.....�..:__._.-_..�__��c..n.....i♦::-.��:.i-:---..._»_-__.__�.�.�nnlinw..-.--_�-.—�---.�-..••----__-tea_-.__..____6......_._n Above: Homepage,Click on Link"Town Records"Weblink/Laserfiche Laserfiche WebLink _ • Mywebunk Help About 5iglou[ Home Browse Search TownOfSouthold TownOfSouthold Name page count .TernpMto name - �Town Clerk R Entry Properties _ .._ _...._ _ drown Historian Path n Trustees Zoning Board of Appeals(ZBA) Creation date 51520141152:41 AM Page 2 of 2 First « t 2 29 Entries Last modified - - 1:12,2017 11:06:27 AM 2 Meradata no metaoata asvgned Above: -The second of two pages you will find "Zoning Board of Appeals(ZBA)" in the list of Town of Southold Departments. Click the Zoning Board of Appeals(ZBA)folder/link. r' Laserfiche Instructions ZBA Files Page 2 Laserfiche WebLink Mywebrmk Help About srgnout Home Browse Search TownOfSotlthold>Zoning Board of Appeals(ZBA) Zoning Board of Appeals Name Page count Template name (ZBA) Alphabetical Index Entry Properties ,_ Board Actions d Laserfiche Search Guides Path Meeting schedules PTo ;ath Spulhold4'.onutg Bna of Appeals(ZBA) Mlnutes/AgendaVLegal Nodces/Heanngs Creation date r Pending 7/100-001 1 2:1/'16 PM ,?"I Reports Last modified i/232017 7 1;07:I4 AM J Special Event Permits Tralmng Requirements ZBA officials 2 Metdddtd ZBA Policies No:tletadata assigned Exceptions List Code 290-I0C(3) 1 Jurisdiction Listing I u ZBA Book of Mapped 1977 Existing Lots 199 ocedure lt Result/ :oMhenittdpap-zmenriUses2 (,if Bulk Schedules S Agreements,Contracts Z Leases page 1 of 1 16 Envies Above: Listed are types of records under ZBA Folder. ZBA Decisions can be found under Board Actions. Click on "Board Actions"folder to open. d Most Visited a Gating Started 'p Southold,NY-Officia... Q NetZero-My NetZero- =:'-Date Duration Calcula... TownOfSouthold-La:.. 4 Southold-Cor Laserfiche NIebLink " ie Home Browse Search TownOfSouthold>Zoning Board of Appeals(ZBA)>Board Actions>Pending Pending Name - - - - --- -- -- -- - - - - 9025 MAIN ROAD LLC.CARDINALE Entry Properties - - - v C&L REALTY-Withdrawn Path f-I JEMCAP SO 1 LLC PECONIC RECYCLING TRUCK �J THE ENCLAVES Creation date #7370-Frend 1000-128-6-6 3/28/2017 11:36:07 AM #7379-Solutions East 1000-13-3-1 Last modified 6/9/2020 3:58:58 PM #7383-Spiller 1000-59-5-8.3 ---- - -- -- -- #73845E-HNF Resorts.Mydon Resorts-Campground-1000-40-3-5 s Metadata #7385 SE-Fried 1000-50-1-13.1 No metadata assigned #7396 860 Bayview Drive-LLC 1000-37.-5-10.1 #7387 Hard Corner 1000-61-4-1 07387 Hard Corner-SITE PLAN-Arch Plans 1000-61-4-1 #7388-Minton Irrev.Trust 1000.128:2-20 #7399 Benic 1000-71-1-4 #7406-Nappa 1000-88-1-1.5 Page 1 of 1 Above, Lists all Pending Applications under Board Actions/Pending URL Address, Link is http://24.38.28.228:2040/weblink/Browse.aspx?dbid=0 Laserfiche Instructions ZBA Files Page 3 LaserflcheWebLink htyWebUnk. Heip .About Sign Out Home Browse Search fc,—OfSouthold>Zoning Board of Appeals(ZBA)>Board Actions Board Actions Name Pagecount Template name --- - �-3 1957-1979 Entry Properties - -- 1980-IM Path ,-.'_�200D TownOfSout1,oJ&Zc ping Board of Appeals(ZBA)1Ba'3rd Actions L-1 2001 creation date '1 20132 7/1CV2001 1221:55 PM 2003 Last modified 2004 :3128/2017 11:36:07 ANI 2005 Metadata -M 2006 No metadata assigned .0 2007 y1 2008 V 1 2009 &Results -3 2010 sitWpap-smearaUs� :n 2011 1 2012 2013 tn 2014 r 2015 tD 2016 j_D 2017 f✓Pending aw.hulthlinecdm/hwIWPaP-smeaNsas2 n.....�„rt "'-•--- Above: Board Actions are listed by year. Click folder to open. All Special Exception applications that require Coordinated SEQRA Analysis are stored in "Pending". ipme 13— sea,M Ti—i0r f4 d+toning apart Of AppNIS IZBAI>8,1d AcdOns`2017 Z017 name Pa6e coon[ iemplaQ name .- - - '�:.— M7 board ANOnf Entry PrOPeNes $.71 � 3aard Knortf PaN - 38 awrd ACans *rmr�OKr:ullaldsZOm+:30nard -. Y.apOealy:ZfIA1lHmrd � I iW 99vd amors .-c;iOnSV.C1J �;� M a9ara Aaroro creation dote p T111 )s a-d Koons .—i)O:f9::)— ... rot_ )s aoard xnOns I-it modified N20120t 79:_E51 AM �'Ota 116 3oazd Aams ]a15 sl aoara Acvom 3 rot6 43 3wrd Ac[ip�n �elaoalvz dl,;nc 1 -¢?01 i )0 aoard Ampnz 7018 16 awrd—,, ti.)010 % aoard Amens i_7020 io aoa.d Acdmn d roe+ 59 award Knonz a'OlE .5 aoartl ActWns 7033 .1 Board Ai-M $:J03a da 3oard Koons 6]035 21. 9oard Kswns �_'R5 r3 3amd Actions G27 ap 3oard..[ibns 6�)038 63 3—d Ammns 6,a0:9 3 awrdAmons d)n.ncc a ay..lamnn. Above: See listed File Numbers. Click on file you are searching.. Laserfiche Instructions ZBA Files Page 4 cashel Above: In addition searching by file no. You.can also use the above search tool by typing the. name or title of the applicant. Laserfiche WebLink rasnel M Home Browse Search Customrze Search ] Sort results by: Relevance Retards Management Search 7016 Field name Board Actions-63 page(s) Choose field Page count:83 Template name:Board Actions Reset Page 3...:Colin and Kristen Cashel PROPERTY LOCATION:162 Lower Shingle HIII.Fisher... Page 4...19.2017 47016.Cashel SCTM No.1000-9-1-26 minimus approval to remo... Page 5.-y 19.2017 97016.CashO SCTM No.1000-9.1-26 GRANT•the eanance5 as... Search certns Page 9•••COLIN&KRISTEEN CASHEL SECTION 009 BLOC... ` Page 20.-Thomas Ahlgren(Cashel),PO Box 342 Fishers ISland.NY... s Show more information... 7018 Board Actions-56 page(s) Page count:56 Template name:Board Actions Page 46...9:30 A.M:COUN CASHEL AND Variances under Article Ic[Section ANN_. Page 40...ance(s)KRISTEN CASHELX7016-Request proposed trellis located in other tha... show more information... Above: Shows you files that can be found using a phrase, name or title. Or you can search by Tax Map No. (District, Block and Lot) using the format 1000-111.4-1. Laserfiche WebLink Sy webunk: Help About I Si,, Home Browse Search TownOfSouthold Zoning Board of Appeals(ZBA)>Minutes/Agendas/Legal Notices/Hearings Minutes/Agendas/Legal Name Page count Template name Notices/Hearings -2 1957-1979 2 Entry Properties —"'1980-1999 2000-2009 Path TownOfSounholdlZomng3oard in zolo of Appeals =2011 CZBAAMinutes/Agendos/Legal Nadr,e5/Hearings 20/2 Creation date 2013 7/102001 2:57:40 PM '1 2014 Last modified -015 12/1612016 2:15::A P1A �?2016 2 Metadata '7 2017 No metadata assigned Page I of 1 11 Ent, Cuu+.n w..-. ��»-•.nw.+.Mhu»•.r.•e W.X...13Z19!d1015i�.'�_LL A�:y�::'+a;wvea Above:Also, Minutes,Agendas,and Hearing Transcripts can be viewed. Laserfiche Instructions ZBA Files Page 5 Laserfiche WebLink v °® My WebUnk: Help I Abcut Home Browse search TOwnOfSOUthold>Zoning Board of Appeals(ZBA)>Minutes/Agendas/Legal Notices/Hearings>2017 2017 Name page count Template name - ZBA-01/052017 7 A Entry Properties - �ZBA-01/05/2017 Agenda 4 Path - ZBA-01/05/2017 Hearing 40 tnwnofSciuihoid\Znning Board Of AppealS _1 ZBA-01/0512017 LN 3 (78A)Winures/Agendasil-egal .I ZB.A-01/19/2017 2 Notices/Hearingsl2017 M�ZBA-01 11 912 01 7 Agenda 2 Creation date 1 211 61201 6 2:15:1.1 PM a ZBA-02102/2017 7 Last modified _]ZBA-02/02/2017 Agenda 4 6/1920174:53:59 Phi ZBA-0210 212 01 7 Hearing 45 2 Metadata ZBA-02/02R017 LN 3 j ZBA-OZ/16/2017 Agenda 3 No metadata assigned ZBA-02/16/20175penal 3 ZBA-0310212017 7 _edure&Results MhealWpap-smezrKUses2 j ZBA-03/02/2017 Agenda 4 ZBA-03/02R017 Hearing 65 ZBA-0 3102-201 7 LN 3 ZBA-03/16/2017 Agenda 3 1 ZBA-03/16/2017 Special 3 ZBA-Od/06/2017 L 5 ZBA-04/06r2017 Agenda 4 ZBA-WO612017 Hearing 45 ` Above: Agendas, Minutes and Transcripts are in chronological order. Revised 6/15/2020 i4- uTl (mot otm H 'I:A, lkl ,40 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 - httpmm/lsoutholdtownny.gov/calendar.aspx AAMEm CO, RCORAN , EP QPRT #8091 SCTM #m. 1 000-6-2- 1 0 JARIANCEE LOCATION KEQUESTON CONSTRUCT ACCESSORY GARAGE WITH ATTACHED STORAGE, HALF BATHROOM AND OUTDOOR SHOWER EATEE THURS . , APR. 21 2026 10:40 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 a BOARD MEMBERS ���f.SO(/jy0 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 PlanamentoQ �� Town Annex/First Floor Margaret Steinbugler CORO 54375 Main Road(at Youngs Avenue) Southold,NY 11971 http://southoldtownny.gov ZONING BOARD OF APPEALS TOWN OF SOUTHOLD Tel.(631)765-1809 MEMORANDUM ` {, V E m DEC 1 6 2025 To: Mike Verity, Chief Building InspectoraFt3 Diar �7 �n� From: Leslie Weisman, Chairperson Date: December 16, 2025 Corcoran EP 20. rFlQPRT RE: 45 Avenue B Fishers Island,NY 06390, SCTM No. 6.-2-10 Please see attached application requesting to build accessory garage with attached storage, half bath and outdoor shower, for property located on Fishers Island. The public hearing is scheduled for April 2, 2026. We ask that the Building Department conduct an inspection of the site during a visit to the Island. If you are able to take photographs of the site, it would be most helpful. Thank you for your assistance and please let us know if you need any further information. Town of Soutl 12/16/2025 Of$ouryo(o 53095 Main Ra Southold,New York 11971 (631) 765-1802 Zoning Application Information File Number: 8091 Master Parcel: 6.-2-10 Assignment Code: 25MS Owner Name: Corcoran EP 20yr FI QPRT Location: 45 Avenue B Print Key: 6.-2-10 Status: Pending Description: build an accessory garage with attached storage, half bathroom and outdoor shower;located in the front yard Notes: No AG, No priors, No Stop Work orders Ltrs-No agencies(Visit FI) DATES CoPL: Sand W: Decision Date LW RP: PB: Sent to LF: Trustees/DEC: Page 1 of 1 BOARD MEMBERS ��Of so yo Southold Town Hall Leslie Kanes Weisman, Chairperson 53095 Main Road•P.O. Box 1179 Patricia Acampora Southold,NY 11971-0959 Robert Lehnert,Jr. cis Office Location: Nicholas Planamento G,'Rc • �O Town Annex/First Floor Margaret Steinbugler C�� 54375 Main Road(at Youngs Avenue) Southold,NY 11971 http://southo ldtownny.gov ZONING'BOARD OF APPEALS TOWN OF SOUTHOLD Tel. (631)765-1809 i May 27, 2026 Abby Boedigheimer McBride Architects 37 West 28`h Street, Floor 11 New York,NY 10001 Re: ZBA Application#8091, Corcoran EP—Patterson-Wall, 45 Avenue B, Fishers Island,NY, SCTM 1000-6-2-10 Dear Ms. Boedigheimer; Enclosed is a copy of the Zoning Board's May 21, 2026 Findings, Deliberations and Determination, the original of which was filed with the Town Clerk regarding the above referenced variance application. Sincerejy, Kim E. Fuentes Board Assistant cc: Building Department btu N110,.1 � �u I•r�s -I-O - _ -CRESCENT "rva0 2.3A ss 1I. 7{a'98" r,-- 1.4A I ` 1�m I��.r�;f IF 6.1 ail 10 7 1.OAi 3.7 .Ip 1.8A { 'r 1. �,;• ,w -� i.1: 6.2 3 ` 1.1Ai L_ r 9.3 2.2A3.6 1.6A 17.5-I �'si5!'\�a. �e,�s°�ir„i/a^/O✓� 9.4 435 17.3 1.3A 23 ^62 3 3.9!A 1 4 1.2A4A 23 3.13 - '°�°-V W���J•':66�a1rI6wr�)'I\- 3.23 8.1 21.1-j 22. A V -(314 1811 \(s 41 (r l)1 ��. }0 7.1 i__..-� Izl \ I %-IOPEN SPACEL_�zse 1:v 4 III 15 �I 6 ` �i ^AVE_'- ^I8-2 q I_9.1 ,B�Issl VA \9T,9�L� 2.OA 8.3 14.1 3 I-"~9.t 0I 1.291. 2.1A .5 v\1.4A(c) 1 1.3A(C) ' w 7.2 fs 13 - }� 3.3A1.7 \\ 20.6 ` ( /) - ` 61 1AA(�) 6t.% 13 .( � a 2.3A'-'I`11 1d1.1 AlC 15 \� ia/ 20.3 1.OA ={ _I 16.1 •. °.°' 1.4A AMEnRICAN +( 3.8A(C) `\ ON "S> 1 \ 2r __ �4 G 5 k t„•V sr8'\\N� 17.1 y.� 1 3.1 %� far•:i. o:\\5;� l "i' 2018 .5 --�-.lw _( 9 ess '1.OA 1.OA(y e ,,, }�5� 7.1 53 19 °) 1_�-'--�NTA ��- 1p_ 1.5A i 1.1A(0)xr�.r / 11 �_ n10 ,\ 1.3A --�5�-; r-:� 81! 2 'er '_�___ �_ _ Q'' x`•��.� _t6 _'� I I •�1 - _Ixax \\ � �..�. `. '•�. �u NAG' N408884 g, 20.7 1.3A 20.8 �� + COUNTY OF SUFFOLK © N NOTICE K DISTRICT NO 1000 SECTION NO. E ao Real Property lax SeIV7CC AgenC j' MAINTEyANOE,PLTERATION.SALE OR Y w DISTRIBUTIONOFMNPORTIONOFTHE loan TOWN OF SOUTHOLD 006 300 Center Drilr,K...hexrd M'11901 SUFFOLK COUNTY TAX MA IS PROH6ITED A ' 00610 l000. zoo ,oa o soo WITHOUT WRITTEN PERN3SSION OF THE P .Togo_ .. \tuAGE OF Feet S` REAL PROPERTY TAX SERVICE AGEN(N. ppg' o•T tp 1 `,t�.✓ pi DEC 11 2025 I D Zon.rnp --, _ v A R C H I T E C T S �O 37 West 28th Street 11 th Floor � O�Q New York, NY 10001 �� �'� G T:212.941.0818 CD 000 0 • P� - • n VENUE S C ENT CRC Zo 01 011 SCREEN DECK I PORCH I \ \ \ , O � \ LDOonDDo00o0000D _ \ 5 DECK NEW PARKING&DRIVE \ _ OBI EXISTING RESIDENCE I� \ t�9° L\NE \ �� PRpp�� \ \ 1 / — DECK o I \ (t0 \ � \ I GRAVEL PARKINGCD \ \ \ • CD o \ 1 \ \ NEW GARAGE&STORAGE \ \ \ \ /0) / \ / i \ "/ EXISTING DRIVEWAY R VERHANG \\ � \ CURRENT AS OF RIGHT BUILDING ' AREA FOR ACCESSORY / / \ / ® ®" _ L_ -38'— -g STRUCTURES EXISTING SEPTIC COVER �f Q9/1, ` 48 -i„ / \ i o v 12/2Q25 FILING DRAW NGS_ • '' \ NEW OUTDOOR SHOWER Q � � 01 • ' / ' / / ' ' / - / PATTERSON-WALLS �2 , ' ���v�'� , _ // ACCESSORY STRUCTURE: AN GARAGE & STORAGE / / � � � � � pFp`lE� \� � / � 0 -� �I 1 1 ��• I � / I FISHERS ISLAND, NY CD \� I - -- - boo \ \ \ \ SITE PLAN loop \ A SEAL.&SIGN&TJIUDATE: 09/12/2025 PROJECT NO: 2490 1 SITE PLAN \ \ Y L DRAWING BY: ARB A-001 3/64" = 1'-0" / CHK BY: JDB DWG NO: � 02o you A-001 i Drawing Copyright®2015 I F / SHE R A N C-4 V, DE L-, 1. 12025 Q 400 Capital Boulevard s` O Suite 301 (/ N Rocky Hill,CT 06067 Q 860-257-4557 1 www.chasolutions.com -���`- ••. SITE 1000-6- 1- 15 FISHERS ISLAND SOUND-------,----_ .,. N/F ' WEST HARBOR KEVIN COLEMAN - (DEED) ., 285't ALONG THE N 07'30'30" E SHORE OF WEST > 25.00' HARBOR � ••. FOX p,VENUE N 5747.27 t06W HIGH WATER SURVEY MAP W 1011.19 PREPARED FOR: I � LINE-07-07-2016 \ SURVEY CLOSING ROB WALLS & \ •" \ LINE— NOT A "-- \ BOUNDARY LIINE WEST ELOISE PATTERSON fN 61,E 5'20" W _,_ HARBOR 17.29 S �3•�:' 45 AVENUE "B" AND \ �4821"f•.. \� 284.gS� � «., MADELINE CRESCENT FISHERS ISLAND E ME�O�DJ N 6 • .. LOCATION MAP SCALE 1 "=4010' NEW YORK N 5694.08 s` 32 9`yo" — W )018.20 -- OAK 2j2.?S W 1000-6-1-16 � \ \\ C DEED AREA — 0.29f ACRES MAP REFERENCE: S 12'06'30" W 1. SURVEY MAP PROPERTY TO BE CONVEYED TO NEIL D. CORCORAN 70.00 & ELOISE P. CORCORAN, 45 AVENUE B AND CRESCENT AVENUE, 36 I/Z" \ \ FISHERS ISLAND, NEW YORK, SCALE: 1"=40', DATE: 07/22/2016, BY 01 -- c \oA\� \,� \ 1000-6- 1-17 \ \\2\\ \ S N/F CME ASSOCIATES, PLLC ®© I_ \\ \�� \\\ \ 66� FISHERS !BLAND ELECTRIC CORP 2. "SURVEY MAP PREPARED FOR: ROB WALLS & ELOISE PATTERSON 45 AVENUE B AND CRESCENT AVENUE FISHERS ISLAND NEW 0a F YORK", SCALE= 1"=30', PROJECT NO.= 072748, BY CHA CONSULTING 1000-6-2-9 BOULDER \ \\ J o N/F KEVIN COLEMAN OAK 4�ti •0 \ / \ s �' �1 TES APLE m'\`32 \\ h c r 34� 8� �\ \ 1. THIS SURVEY WAS PREPARED FOR THE PARTIES AND PURPOSE wJ' O S \\ (o P \`~ \ \\\\ INDICATED HEREON. ANY EXTENSION OF THE USE BEYOND THE 30 \ \ \\ `\ \ �. PURPOSED AGREED TO BETWEEN THE CLIENT AND THE SURVEYOR N / \ \ "'16" �'\ �� 10 BOULDER \— �'� \ �g \ / \ EXCEEDS THE SCOPE OF THE ENGAGEMENT. OAK �„ / r, RETAIN1f�G QUAD \ \\l N D _ \\� `Vl.M\PL o�G�y STEPS WALL �- TR E \ \ 2. IT IS A VIOLATION OF THE STATE EDUCATION LAW FOR ANY YA ' \ \ \ PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED BOULDER \ \ \. LAND SURVEYOR, TO ALTER AN ITEM IN ANY WAY. IT IS A MOLA71ON OF LAW FOR ANY PERSON,UNLESS THEY ARE ` 2 \ ACTING UNDER THE DIRECTION OF A LICENSED PROFESSIONAL CT Oft LAND 3. ONLY COPIES OF THIS SURVEY MARKED WITH THE LAND SURVEYOR TOENGINEEALTER AN ICTEM LANDSCAPE WAY.IF AWN 177EM LNG 7HE 1 RETAINING X STAMP OF A LICENSED PROFESSIONAL IS ALTERED,THE ALTERING / p OF \ \ SURVEYORS SIGNATURE AND AN ORIGINAL EMBOSSED OR INK SEAL ENGINEER,ARCHITECT,LANDSCAPE ARCHITECT OR LAND w 22 WALL <' \ \ \2 ARE THE PRODUCT OF THE LAND SURVEYOR. NOTATION'ALTERED BY FOLLOWED BY THEIR SIGNATURE THE a 1 \ \\\1 I �l)TT T \ C� OTRM:YOR SHALL STAMP THE DOCUMENT THEIR AND INCLUDE THE DALE OF SUCH ALTERATION,AND A SPECIFIC DESCRIPTION o /`L`Z / I 1�i� �'OS ��`e TEIOIRR \ i�� 4. COORDINATE DISTANCES ARE MEASURED FROM U.S. COAST AIND �,HEALTERAlION. h, _ TO�r \ \ \ I GEODETIC SURVEY TRIANGULATION STATION "PROS" 22 CEDAR S� / \ \ \ Z _ _ /' 24 / / IIIIIII I / FC��, ���qc, // / \ \ \\ \�/ \ 5. SITE IS IN THE TOWN OF SOUTHOLD, COUNTY OF SUFFOLK TAX MAP 1000, SECTION 006, BLOCK 2, LOT 10 AND MAP 1000, SECTION SEPTIC COVER i/ F // �R \`r'\moo \\ �/ ���\ \ 006, BLOCK 1 LOT 16. IN LANDSCAPED / / SILL ��\ \\ \ \ 50' ��C�rno �i` 2 / AREAd / 37.1 1 \ a� _ \ 6. SITE IS LOCATED IN ZONING DISTRICT R-80. /OCHER 3p� ��PA1H FLAG ROOF POLE a �c ��� // ��' / v 32 Oo 28„ OVERHANG �'S'OFti o ° 16 SS I \ — 34— —— CHERRTJ --�36 ) (� Q j ��o 3 i HERRI� ygRD `FRpI�T I 3S� P05� C I ` S BACK I TREE / , \ I I / 1000-6-3- 1 10" L ( �I �6 �� \ \ I I 3 I N/F I TREE \ m o \ AMANDA RIEGEL \ \ \ \ BRUS LINE�Yr n 1 \ \ 34 I n 24 \ \ Y H o� (( MAPLE M O 24" OAK y yG l I R\ \ 00 A�36� r _ / 34 B ► LEGEND v 1000-6-2-10 R�Sy I I PROPERTY LINE AREA = 1.83t ACRES o / 3 0-81 o ABUTTERS LINE —— \ f .F, - / m / EDGE OF PAVEMENT /79,858 S ., GUY ` / / \ 32 — WIRE — o/w / EDGE OF GRAVEL =_— ——= No. Submittal/Revision App'd. By Date / r GUY POLE EXISTING CONTOUR 20 (OTYP )�CKS / iPOL 16� #1 17 WOOD FENCE 283.60, N� ( 1136 s TREE LINE o N , . �5 30` MAPLE/ r _I I., I o OVERHEAD WIRES -- o/w J ill NOW OR FORMERLY N/F �- 8�0" W." i / O � � V I / UTILITY POLE �- __ k�--�/ (4 BOUNDARY POINT 0 _ A �/ �✓ MONUMENT V 00 °' _ 12B MERESTONE w (FOUND) z 1000-6-2-23 0 HENRIETTA H. SHERWIN 1 I TOPOGRAPHIC SURVEY 0 / I u; N oDesigned By: Drawn By: Checked By: --- NBC CB Y r Issue Date: Project No: Scale: i "10-07-2024 098266 ill = 30' V) w Drawing No.: 0 30 15 0 3o SHEET 1 OF 1 ai GRAPHIC SCALE IN FEET DEC 1 1z�2p ry � M (C" B w R'A I D E Lol.1;r1 C0orr.;' of A R C H I T E C T S 37 West 28th Street 11th Floor New York, NY 10001 /N G T:212.941.0818 000 O O � • --- • — n P 0 40\� (c) NUE E C R cn 01 P / -- ___ ,- � �• `1 ` � \ ` \ J;x1f .tytr. SCREEN — C — — DECK; PORCHCD 7)A_ DECKTk,;; NEW PARKING&DRIVE 1 EXISTING RESIDENCE g5�-9" -t 1001 � r DECK l �Jn` GRAVEL PARKING \ \\ \ I I \ NEW GARAGE&STORAGE / EXISTING DRIVEWAY VER HANG va\uux v \ CURRENT AS OF RIGHT BUILDING AREA FOR ACCESSORY ! / �:� / A STRUCTURES / / / ' ,° / / / I — =38'-9°- —� '` / %\\ b // ,, 09 12 2025 FILING DRAWINGS \ / EXISTING SEPTICICOVER \ 4$'-11" / / ' / / \ — / y �. f O Dd\ Ile ,' IPATTERSON-WALLS LO Zip- ACCESSORY STRUCTURE. ti GARAGE E & STORAGE / ` I ER\'`P �45 AVE B • / / \ // / �opFp� t, . '��% / / / \0 ��di I \ 1 2 1 I j` • \\/ (FISHERS ISLAND, NY 00 CD i SITE PLAN , � >> \ SEAL&SIGNATURE DATE: 09/12/2025 \ / - - �\ \\ `• /� - i' �(� A.. M; PROJECT NO: 2490 \. OV, ;Ic.'. °Asa f,\ DRAWING BY: ARB 1 SITE PLAN -i CHK BY: JDB 1-011 _ 5 ' m _ DWG N0: �� � OF NE`N 00 01 02 03 04 M C B R I D E 43-5 3/4" A R C H I T E C T S OVERALL 37 West 28th Street 11th Floor 4'-10" 12'-71/2° 21'-31/4" 4'"9" New York, NY 10001 GRID LINES T:212.941.0818 Ile Ile WALLS GARAGE & GARAGE I I EQ EQ EQ A DOOR ASSEMBLY EQ A ~�' WINDOW & ROOM A-201 WINDOWS/DOORS I I I I I I � 1 0 I r/ z _i Z_ I I I I I SPLASH BLOCK: < J J I STONE SPLASH BLOCK, Li 0 ul Q 0 111/2" S UNDER DOWNSPOUT 0 0 0 —�G I DOWNSPOUT: WHITE DOWNSPOUT TO F MATCH MAIN HOUSE I I 4 II II II II u II II II u ud I II I II u iv SIDE ENTRY TOOL STORAGE II 4 II a 102 103 II 4 p II u II u CV Ln I I II II II II it p GARBAGE STORAGE it I 106 4 II 4 4 II II II I II II II II 4 II II u 4 II 41/2" 41/2" II II Ff I II u u II G - - - - - - - - - - - - - - - - - - - - - - - - - - - - II II II II ALIGN DOORS W/ BOARDS,SEE EXTERIOR u ELEVATIONS I I 00 �4 GARAGE d 100 OFF-SEASON AND A-201. 2 I I GARDENING I 4 A 201 STORAGE BEACH STORAGE lot 107 m N 00 � I d' I � \ 2'-10" o w I P OUTDOOR SHOWER I N I 109 i MISC STORAGE U I 108 (0 CV d ti 0 POWDER RM 42"CLR i0 I 104 I I 2 -71/8 I i 09/12/2025 FILING DRAWINGS cy I w I —ALIGN DOORS W/ - - -- J BOARDS,SEE EXTERIOR PATTERSON-WALLS J — ELEVATIONS DOWNSPOUT: ACCESSORY STRUCTURE: I I FLOOR DRAIN FOR I RADON PIPE I RADON PIPE: WHITE DOWNSPOUT TO GARAGE & STORAGE CLEANING/POTTING EQ I EQ UP F OM SLAB THROUGH MATCH MAIN HOUSE 01 LOW WALL FURRING,INTO HB SPLASH BLOCK: 45 AVE B 2'-10" INTE IOR WALL AND UP STONE SPLASH BLOCK, /01 UNDER DOWNSPOUT FISHERS ISLAND, NY CLR.WALL TO VANITY I EQ EQ 3 - HOSE BIB: SEE PLUMBING FIXTURE A-201 SCHEDULE GARAGE FLOOR PLAN 1 GARAGE CONSTRUCTION PLAN SEAL&SIGN URE„_ DATE: 09/12/2025 A-101 1/2" = 1'-0° :� PROJECT NO: 2490 3 1 A DRAWING BY: ARB Cf CHKBY: JDB DWG NO: on) ` L� A-101 o.'n 0� ' NO 00 01 PC��. `02 03 04 M C B R I D E DEC 1 1 2025 A R C H I T E C T S 43-5 3/4"Zo r„�,n L„C^r d nf n^ ^ OVERALL 37 West 28th Street 11th Floor 4-la' 12'-71/2" 21 -31/4 41_911 New York, NY 10001 GRID LINES T:212.941.0818 I I I GARAGE & GARAGE I I WALLS EQ EQ EQA DOOR ASSEMBLY EQA 4 WINDOW & ROOM i- A-201 WINDOWS/DOORS I I I I I I 0) I cf)_ z SPLASH BLOCK: J z Q J J �� STONE SPLASH BLOCK, W C J j Q O) S � � � �) 1�11/,2"� I UNDER DOWNSPOUT DOWNSPOUT: WHITE DOWNSPOUT TO F I MATCH MAIN HOUSE I I 4 U 4 II II u II II II u iv SIDE ENTRY TOOL STORAGE II u 102 103 CO II II II u N LO II II I II II II II II II GARBAGE STORAGE II u ti a II II 106 II u 4 h II II u II II I II u II u u u II u 41/2" 41/2" II I II II p II ,� II a ALIGN DOORS W/ h U II BOARDS,SEE EXTERIOR u u ELEVATIONS I � 00 GARAGE �t 100 OFF-SEASON AND A 201 2 I I GARDENING I 4 A-201 STORAGE BEACH STORAGE 101 107 m I N 00 �t I I \ \ 2'-10" a w I 4 � � I OUTDOOR SHOWER Fl-0-9-1 0' I MISC STORAGE CA 0 I 108 I ti I POWDER RM 1 42"CLR 104 ( I I 2'-71/&' I I 09/12/2025 FILING DRAW NGS a I ALIGN DOORS W/ J BOARDS,SEE EXTERIOR PATTE RSO N-WALLS _ ELEVATIONS J DOWNSPOUT: ACCESSORY STRUCTURE: FLOOR DRAIN FOR I RADOf PIPE I RADON PIPE: J WHITE DOWNSPOUT TO GIARAG E & STORAGE CLEANING/POTTING EQ I EQ UP F OM SLAB THROUGH MATCH MAIN HOUSE LOW WALL FURRING,INTO HB SPLASH BLOCK: 45 AVE B 2'-10" 01 INTE IOR WALL AND UP STONE SPLASH UNDER DOWNSPOUT CK FISHERS ISLAND, NY I I CLR.WALL TO VANITY I I I EQ EQ 3 HOSE BIB: SEE PLUMBING FIXTURE A-201 SCHEDULE GARAGE FLOOR PLAN 1 GARAGE CONSTRUCTION PLAN A-101 = SE/AL&SIGN _ DATE: 09/12/2025 1/2° 11-011 �( QED ARC`S PROJECT NO: 2490 C,a c,FAIG r O - �, 2�c DRAWING BY: ARB a -A CHK BY: JDB � ^4 m DWG NO: 02ri o� A-101 F�F NE�y 00 01 02 03 04 Dzc I 1 N5 m %no 12 K I U c,f A�Ps�^Is ASP-Q ; , , a, A R C H I T E C T S -11/2" 37 West 28th Street 11th Floor New York, NY 10001 0o 49-3" T:212.941.0818 ti F I _T 44 4 m G 49-101/4" H IT 4 m J 00 (V POWDER ROOM EXHAUST CAP: RADON EXHAUST CONTRACTOR TO SUBMIT CUT SHEET FOR REVIEW AND APPROVAL OF 1 GARAGE ROOF PLAN ARCHITECT RADON EXHAUST A-111 1/4" = 1'-0" POWDER ROOM VENT PIPE 00 01 02 03 04 FOUNDATION WALL: SEE STRUCTURAL ENGINEER'S DRAWINGS FOR MORE DETAIL FOOTING: SEE STRUCTURAL ENGINEER'S DRAWINGS FOR MORE DETAIL SLAB ON GRADE,ABOVE. SLAkB ON GRADE,ABOVE. — I — — — — — — — — — H — — — THERMALLY BROKEN THE=RMALLY BROKEN — 09/12/2025 FILING DRAWINGS PATTERSON-WALLS - -I - - - - - - - - - - - - ,ACCESSORY STRUCTURE: ( I FOUNDATION/RETAINING WALL: GARAGE & STORAGE SEE STRUCTURAL ENGINEER'S 45 AVE B DRAWINGS FOR MORE DETAIL IFISHERS ISLAND, NY Ll +/-33'-0"RETAINING WALL EXTENSION GARAGE FOUNDATION PLAN SEE SITE PLAN FOR ALIGNMENT & ROOF P LA N SEAL&SIGNATURE DATE: 09/12/2025 e °} c`" " PROJECT NO: 2490 2 GARAGE E FOUNDATION N DATION PLAN f- DRAWING BY: ARB ' t;-,. C? CHK BY: JDB J A-111 1/4" = 1'-0" v `:Y `�'h; ' m DWG NO: 180213 y0 A-111 OF NEB �O M C B R I D E A R C H I T E C T S 37 West 28th Street 11th Floor New York, NY 10001 T:212.941.0818 CENTER BOARD SEAM CENTER BOARD SEAM BETWEEN BETWEEN BEAMS BEAMS,SHOWERHEAD EQ EQ EQ 4- EQ RIDGE LINE - - - 12 — — — — — — — — — RIDGE D-GE LINE 48' - 10 " T.O. WINDOW TRIM _ _ _ T.O. WINDOW_TRIM — — 44' - 0" 44' - Off EZ = ililt 111111 i \ O GARAGE FFL @ DOOR GARAGE FFL @_DOOR — — — — — — — — — — 36' - 6" — — 36' - 611 E EQ 05 05 E EQ W01 e E EQ E EQ TYP. GRADE GRADE 36' - 0" TYP. LIGHTS,BOARD LIGHTS,BOARD LIGHTS,BOARD, LIGHTS,BOARD 36' - off RECEPTACLE 1 GARBAGE ELEVATION - S 2 GARAGE ELEVATION - E J011/4" = 1'-0" A-201 1/4" = 1'-0" POWDER ROOM VENT PIPE RADON EXHAUST RADON EXHAUST POWDER ROOM EXHAUST CAP RIDGE LINE RIDGE LINE — — - - - — 481 - 101/2" — — — — — — — — — — — 48' - 101 2" T.O. WINDOW T RIM T.O. WINDOW_TRIM — — — — 44' - off - ' - . ' - ' f -.: ' - . - -. - • - ,- - . . '- - . •. - ;- - "., , '- - -, . , '{ ; :. . , -, - •, - ,_ • - ; : = ,, , ., , • . . „ , _ - GARAGE FFL @DOOR _ _ _ _ GARAGE FFL @DOOR 08 7 06 09/12/2025 FILING DRAWNGS TYP. GRADE (0 TYP. GRADE CENTER BOARDS ON WALL 361 - p„ 18 BOARDS 9 BOARDS le 9 BOARDS 18 BOARDS 36' - 0" 5 BOARDS RIDGE,DOORS 5 BOAR PATTE RSO N-WALLS 3 GARAGE ELEVATION - N 4 GARAGE ELEVATION - W ACCESSORY STRUCTURE: GARAGE & STORAGE (\A-201 1/4" = 1'-0" �01 1/4" = 1'-0" 4�5 AVE B FISHERS ISLAND, NY GARAGE EXTERIOR ELEVATIONS SEAL&SIGNATURE DATE: 09/12/2025 PROJECT NO: 2490 (;RAtC; ,> DRAWING BY: ARB CHK BY: JDB DWG NO: 1. y>, 18020 0 A-201 cc0 NE�� �lor�,FQ .�5 coGy� TOWN OF SOUTHOLD—BUILDING DEPARTMENT y a Town Hall Annex 54375 Main Road P. O. Box 1179 Southold,NY 11971-0959 �y�• ao� �' Telephone (631) 765-1802 Fax (631) 765-9502 https://www.soutlioldtownnygov Date Received APPLICATION FOR BUILD DIJW For Office Use Only '0-.Z' F L� F I I PERMIT NO. Building Inspector: 11 7 Kn� OCT `' � ApplicatioM andforms:must be filled out in their entirety incomplete'. applications;will not be accepted:_Where the Applicant is not the owner,an 74� 4°sQ 0� � c ent Owner's Authoriiation form,(Page 2)shall be completed Tz<.-vn c. .,ulhold Date:9/15/2025 OWNER(S),OF PROPERTY- IN a.me:.Eloise Patterson SCTM # 1000-6-2-10 Project Address:45 Ave B, Fishers Island, NY 06390 Phone#:917-842-0110 Email.:epatterson@gmail.com Mailing Address:30 5th Avenue,_ #4D, New York, NY 10011 `CONTACT.PERSON. Name:Abby Boedigheimer Mailing Address:37 W 28th St 11 th Floor Phone#:612-247-3419 Email:arb@mcbride-architects.com ,DESIGN PROFESSIONAL INFORMATION: Name:Donald Craig McBride Mailing Address:37 W 28th St 11th Floor Phone#:212-941-0818 Email:nate@mcbride-architects.com CONTRACTOR„INFORMATION.' Name:BD Remodeling & Restoration Mailing Address: 1420 The Gloaming, P.O. Box 447 Fishers Island, NY 06390 Phone#:631-788-7919 Email:harland@bdrrusa.com DESCRIPTION OF PROPOSED CONSTRUCTION ©New Structure ❑Addition ❑Alteration ❑Repair ❑Demolition Estimated Cost of Project: ❑Other $500,000 Will the lot be re-graded? ©Yes []No Will excess fill be removed from premises? ❑Yes ®No 1 PROPERTY INFORMATION Existing use of property:Single Family Residence Intended use of property: Single Family Residence Zone or use district in which premises is situated: Are there any covenants and restrictions with respect to R80 this property? ❑Yes RNo IF YES, PROVIDE A COPY. IR Check Box After Reading: The owner/contractor/design professional is responsible for all drainage and storm water issues as provided by Chapter 236 of the Town Code. APPLICATION IS HEREBY MADE to the Building Department for the issuance of a Building Permit pursuant to the Building Zone Ordinance of the Town of Southold,Suffolk,County,New York and other applicable Laws,Ordinances or Regulations,for the construction of buildings. additions,alterations or for removal or demolition as herein described.The applicant agrees to comply with all applicable laws,ordinances,building code, housing code and regulations and to admit authorized inspectors on premises and In building(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. Application Submitted By(print name); �A• 1 l✓V4'1,� DAuthorized Agent Aowner Signature of Applicant: Q4_coG��N C)' Date:PU STATE OF NEW YORK) _ t?>9�k� 8L38� ••� 63 SS %� ��.R�N.7, COUNTY OF & . Or ''..,�F�OF N�`II,�,•`. AHOY ISO-ED I ERIE 10 ER being duly swor--n, deposes and says that(s)he is the applicant (Name of individual signing contract)above named, (S)he is the Qe 6 t F—R,. (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 therewi Sworn before me this day of ® ►� .20 Notary Public PROPERTY OWNER AUTHORIZATION (Where the applicant is not the owner) l� Eloise Patterson Corcoran residing at 30 5th Ave, #41D, New York, NY 10011 do hereby authorize Abby Boedigheimer to apply on my behalf to the Town of Southold Building Department for approval as described herein. 10/7/25 Owner's Signature Date Eloise Patterson Corcoran Print Owner's Name 2 TOWN OF SOUTHOLD —BUILDING DEPARTMENT Town Hall Annex 54375 Main Road P. O. Box 1179 Southold, NY 11971-0959 y 5�46' Telephone (631) 765-1802 Fax,(631) 765-9502 https://www.soutlioldtownny.gov Date Received 0 APPLICATION FOR BUILDINq RED For Office Use Only PERMIT Nj. _ Building Inspector. (AAI 'iYtitThtGJ r Applications and forms must be filled out m their entirety Incomplete ''r applications will not be accepted VUhere'the Apphcant.is.not the owner,,an h' TbWn of So�athoId Ralfd1hg'1 rtnant Owner's Authorization form(Page,2)shall be,completed Date:8/12/2022 OWNER,SV OF PROPERTY , . Name:EloisePatterson/Rob Walls SCTM#1000-6-2-10 Project Address:45 Avenue B Fishers Island NY 06390 Phone#:631-788-7143 Email:Shawn@bdrrusa.com Mailing Address:PO Box 447 The Gloaming Fishers Island NY 06390 CONTACT PERSON Name:Shawn Pierce Bd Remodeling MailingAddress:PO Box 447 The Gloaming Fishers Island NY 06390 Phone#:631-788-7919 Email:shawn@bdrrusa.com DESIGN PROFESSIONAL;INFORMATION Name:McBride Architects/ Grant Scott Mailing Address:37 West 28th Street 11 th floor New York ,NY 10001 Phone#:212-941-0818 Email:jgs_mcb rid e-architects,com CONTRACTOR INFORMATION ,;... J... Name:BD Remodeling MailingAddress:PO Box 447 The Gloaming Fishers Island NY 06390 Phone#:631-788,-7919 Email:shawn@bdrrusa.com DESCRIPTION OF PROPOSED CONSTRUCTION RNew Structure ❑Addition ®Alteration ❑Repair ❑Demolition Estimated Cost of Project: El other Interior renovations new exterior windows and doors $650,000 Will the lot be re-graded? ❑ -fill Yes *No Will excess e removed from premises? ❑Yes BNo ------------------------------ P PRO ERTY INFORMATION Existing use of property:Slll Intended use of property:Single family .gle family Zone or use district in which premises is situated: Are there any covenants and restrictions with respect to R_QO this property? ❑Yes ®No IF YES, PROVIDE A COPY. B Check Box After Reading The owner[contractorJdestgn professional is responsible forell drainage and storm water issues as proyuled•by Chapter 336 of the Town code APPLIC31T10N IS HEREBY MADE to the Building oepartment for ilia is3uance of a Budding Permit pursuant to the Builtling Zone Ordlriance of iFie Town of Southold,Suffolk'County,New Yorker»d other applicable laws,Ordinances or Regulations fo'r the construction of buiidings, addttfons,alterations odor removal or demolition as herein described The applicant agrees to compywtth all applicable laws,ordinances,bulWmg,— housing code"and regulations and to admR authorhed inspectors on premises and47 in buiidmg(s)for necessary inspections Faise statemerns made herein are punishable as a dass A misdemeanor ursuant to Section 23b 45 of the;New York State Penal law P r. Application Submitted By(print n e): �� ,� e ' Authorized Agent ❑Owner Signature of Applicant: `�� Date: `iZl�� STATE OF NEW YORK) SS: COUNTY OF 60cu—)JA (" _ being duly sworn, deposes and says that(s)he is the applicant (Name of individual signing contract)above named, (S)he is the -L� '�'/�C�—[ (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 ,���tt�ttttttt, _day of f-f Lf 4'� Zo •..v ` �o_ w.,lvsXa�ar RIt�N f AL PROPERTY OWNER AUTHORIZATION,* :,.: (Where the applicant is not the owner) ('�` p 'tttttttt,tte� residing at do hereby authorize eftf-� to apply on my behalf to Tow outhold Building Department for approval as described herein. c " ! -� O er's Signature Date ve",r Print Owner's Name 2 PIS C ISL A IV,) p 400 emaa ewlew�a S 0 V N p eca-2n qassilNmme meuaw-"nc� DISAPPROVAL SrrE �-- loon-s-T-is FISHERS ISLAND SOUND N/F WEST HARBOR KEVIN COLEMAN D -- (DEE 285'B5'2 ALONG THE _ N 0730' E SHORE OF WEST 25. ' 25.00' HARBOR FOx \ SURVEY MAP N 574717 1DAD' `' \\�.• HIGH WATER PREPARED FOR: W 1011.19 \ LINE-07-07-2016 SURVEY CLOSNC ROB WALLS SC UNE-NOT OS' WEST ELOISE PATTERSON el'15'20'W \\ BOUNDARY UNE HARBOR 45 AVENUE "B" AND � •" NE CRESCENT AVENUE es.ea• \ FISHERS ISLAND N+EREsroNE _ \ LOCATION MAP SCALE 1"=400� NEW YORK (FOUND) \ N 5694.08 �s,�oa 1000-6-1-16 \\ W 101810 C—\\�\ DEED AREA = 0.29t ACRES ,,11 MAP RFisRMC� \ V z 1\ r q 1. SURVEY MAP PROPERTY TO BE CONVEYED TO NEIL D.CORCORAN V�N 70 8��W &ELOISE P.CORCORAN,45 AVENUE'B'AND CRESCENT AVENUE, Ov FISHERS ISLAND,NEW YORK,SCALE: 1'=40%DATE 07/22/2016,BY 1000-6-1-17 CME ASSOCIATES,PLLC I FISHERS ISLAND ELECTRIC CORP 2. "SURVEY MAP PREPARED FOR: ROB WALLS do ELOISE PATTERSON \�� \ ��. Og• 45 AVENUE"B"AND CRESCENT AVENUE FISHERS ISLAND NEW ��f YORK",SCALE-1"=30',PROJECT NO-072748,BY CHA CONSULTING 1000-6-2-9 BOULDER NIF KEVIN COLEMAN ` > - \ NOTES 2a�\\ \ -,.. 1. THIS SURVEY WAS PREPARED FOR THE PARTIES AND PURPOSE yt ROCR� JD\ \�\ ` - INDICATED HEREON.ANY E%TENSION OF THE USE BEYOND THE J $ rJ \\(\T1'P`) \ \\\\\\ ~�'-,� PURPOSED AGREED TO BETWEEN THE CLIENT AND THE SURVEYOR BOULDER � \ \ bry / EXCEEDS THE SCOPE OF THE ENGAGEMENT. \\�\/� WAL-C �18�\ `''�(� � 2. I7 IS A NOLATION OF THE STATE EDUCATION LAW FOR ANY _ p'REAR- o`w,' J• ST�S \.n \\\ PERSON,UNLESS ACTING UNDER THE DIRECTION OF A LICENSED /� ETBAC s •� �C\B\OULDER \ \ \ L., \ LAND SURVEYOR,TO ALTER AN ITEM IN ANY WAY. /O �_\ ~\� C/ `\�\ ` \ \\ �a�2\ \ \ \\ �'' / 3. ONLY COPIES OF THIS SURVEY MARKED MATH THE LAND 6L20�\�, ``� RETAINING \ f OF \\CCC-\\a•\9\ ?O\ l SURVEYOR'S SIGNATURE AND AN ORIGINAL EMBOSSED OR INK SEAL 22, i11jTO. WALL l4O `fDr � ARE THE PRODUCT OF THE LAND SURVEYOR. naa o®va J\\W-1 ST 1 I \ \ 4. COORDINATE DISTANCES ARE MEASURED FROM U.S.COAST AND GEODETIC SURVEY TRIANGULATION STATION'PROS' z / 24— 5. SITE IS IN THE TOWN OF SDUTIIOLD,COUNTY OF SUFFOIH TAX \� f I MAP 1000,SECTION 006.BLOCK 2,LOT 10 AND MAP 1000,SECTION 11 SEPnckaWR 006,BLOCK 1 LOT 16. ¢ / IN LANDSCAPED __.,._ \ \ti \ .` \ 0' / AREA/ ,•- /� \'L 1 < \ \ t I B. SITE IS LOCATED IN ZONING DISTRICT R-60. ��CHrRF' 32 / I FLAG p (PATH - \ j ]2 . POLEa,;, / �y^�g.. OVERHANG "Wpe. ' `'�'/�/1/ F /`' L''Ic" 5 6� �S —_36� \N` ¢,1'(R-� YARD.RDA, I �� \ JaTR C 1000-6-3-1 j` 40= --1 IC 6 \ I Im 31i/ j' ! NIF < C} \ it AMANDA RIEGEL m�INrE ..� I N�;, 24 f // J II 11` LEGEND 1000-6-2-10 .. _ �]al BRLSy I I 1G I \/ PROPDm UNE AREA = 1.83t ACRES / %Z P' �-+f Dq I\ ABUTTERS UNE 1 s / y �! nl /�'� �,sl iK �� EDGE OF PAVEMENT (79,858t S.F.) / ^\J / � cur' ° `7 ------ EDGE OF GRAVEL Nv. Subnmal lReNLm pe By Dale VARE PoLE EXISTING CONTOUR ---20— / vl // j r �- (T1'P./) ) ,P� 61 1117 WOOD FENCE N N i} / 1 TREE UNE �• }a/ / i I'�\ 1\1 i"A E/ I�. o OVERHEAD WIRES 76•D=•TO. \ O / /� % NOW DR FORMERLY N/F UTILITY PO -12 / �. �\ �-�•j 1�`J (V 1I� /�` BOUNDARY POINT AV O �'IE .�.. J / u II MONUMENT ■ 1000-6-2-23 % HENRIETTA H. SHERWIN \ /z6.I i I TOPOGRAPHIC SURVEY `• / 20 / Designed By: Drawn By: Checked By: / - NBC / Issue Date: Project Na: S.Iple: 10-07-2024 098266 1-=30' Drawing No.: 30 I5 0 30 SHEET 1 OF 1 GRAPHIC SCAUE IN FEET n M, FAI - I 00 01 02 03 04 M ("0"' B R I D E 43-5 3/4" A R C H I T E C T S .00 OVERALL 37 West 28th Street 11th Floor I 4'-10" I 12'-71/2" 1 21'-31/4" I 41-911 GRID LINES New York, NY 10001 T•212 941.0818 5'-8" WALLS I I GARAGE & GARAGE I I EQ EQ EQA DOOR ASSEMBLY EQA WINDOW& R OM WINDOWS/DOORS A-201 CE Lu c.cn J z Q J J � I I WD-03 I WD-04 I C-01 SPLASH BLOCK: I STONE SPLASH BLOCK, O CO I A D UNDER DOWNSPOUT 111/ S DOWNSPOUT: O io 5 0 w01 �21 05 �i ��r MATCH MAIN HOUSE _ WHITE DOWNSPOUT TO �i Or 9 A-400 7 R IF D it t I. N - � _- - ' q 4. -A-400 - ti �Y _ STORAGE . ; _ �' ii.' • . GARBAGE STOFIGE CO6, 4 103 106 IF r 02 --- 03 - �� ;i, 36'-6" A Ald w' p 41/2" 41/2„ II II � ,_ _, . , - ,• li ' . ,.- ,.- - -, .- - -, , - - - ,- ,_1 . - - ; -, ; - •„II• -. .. , . - - • - --- - --- ALIGN DOORS W/ BOARDS,SEE EXTERIOR A u ' ; ,u _ _• ;' w ELEVATIONS ]HOME 00 102 2.. 36'-6" 3T-0"— D OIL At GARAGE-• 5, A 403` '3 BEACH STORAGE A-201 2 I � - ' • ' ; ' ,. 4 , ..' '_ .. - - ' - -' ; , - • , ,- -4 A-201 36'-611 C07 1191 - '-Q- O4 60 8` -, SAW CUT FLOOR JOINTS: CENTERED IN GARAGE, -- : d SEE STRUCTURAL _ ENGINEER'S DRAWINGS FOR MORE DETAILLd -{ a EQ EQ 3 w --- EQ - `GARDENING -- 04 -- - ; ` _ `- I Q _ -' ' STORAGE ' OUTDOOR SHOWER C 109 g 08 c� I —A-405 N - 6 A-402 BATHROOM I CV co I 42"CLR 5 A-402 3 I _ -• 13 AO A 404 • 11 I 08/12/2025 FILING AMENDMENT -- ° 08/12/2025 CONSTRUCTION DOCUMENTS 3T-0" I 9 B A 503 ( i.2 ALIGN DOORS W/ ---- -- J --- BOARDS,SEE EXTERIOR ELEVATIONS PATTE RSO N-WALLS 3s'-3" W03 W04 J DOWNSPOUT: ACCESSORY BUILDINGS A RAD01�PIPE I LWATERHEATER: C 01 D RADON PIPE: WHITE DOWNSPOUT TO T.O.RETAINING WALL ER EQ TANKLESS WATER HEATER UP F OM SLAB THROUGH MATCH MAIN HOUSE 45 AVE B 2'-9 7/9' ST 01 LOW WALL FURRING,INTO HB SPLASH BLOCK: I FISHERS ISLAND, NY 21-10,1 INTE IOR WALLAND UP STONE SPLASH BLOCK, — — — — — r — — — — — — — — — — —CLR.WALL TO VANITY- HOSE— — — — — — — — — — — — — — — — — — — — — — — — — — — — — —� — — fi— — — — — — — UNDER DOWNSPOUT 2 3 HOSE BIB: SEE PLUMBING FIXTURE A-301 A 201 1 SCHEDULE A-301 EQ EQ WINDOW & ROOM GARAGE FLOOR PLAN SEAL&SIGNATURE DATE: 08/12/2025 1 ED ADO, PROJECT NO: 2490 1 GARAGE CONSTRUCTION PLAN ��5 GIG �l� ING BY: ARB A-110 1/2" = 1'-0" �, t� CHK BY: JDB * ' 1 m * DWG NO: 18020 n� r 100 01 02 03 04 M C B R I D E ASP-01 110 A R C H I T E C T S 5 -11/2 5'-11/2" 37 West 28th Street 11th Floor New York, NY 10001 00 1 T:212.941.0818 ti F I 4 m � G - -- TYT I H - T T� I 0111 m 00 I Ali ti CV BATHROOM EXHAUST CAP: RADON EXHAUST CONTRACTOR TO SUBMIT CUT SHEET FOR REVIEW AND APPROVAL OF 1 GARAGE ROOF PLAN ARCHITECT RADON EXHAUST A-111 1/4" = 1'-0" BATHROOM VENT PIPE 00 01 02 03 04 FOUNDATION WALL: SEE STRUCTURAL ENGINEER'S DRAWINGS FOR MORE DETAIL I FOOTING: SEE STRUCTURAL ENGINEER'S DRAWINGS FOR MORE DETAIL I - - SLAB ON GRADE,ABOVE. SLAB ON GRADE,ABOVE. 08/12/2025 FILING AMENDMENT THERMALLY BROKEN THERMALLY BROKEN 08/12/2025 CONSTRUCTION DOCUMENTS H - - - - - - - - - - - - - IPATTE RSO N-WALLS I I ACCESSORY BUILDINGS FOUNDATION/RETAINING WALL: 45 AVE B SEE STRUCTURAL ENGINEER'S (FISHERS ISLAND, NY DRAWINGS FOR MORE DETAIL +/- (GARAGE FOUNDATION PLAN 33'-0" RETAINING WALL EXTENSION SEE SITE PLAN FOR ALIGNMENT i& ROOF P LA N SEAL&SIGNATURE DATE: 08/12/2025 ED ARC P T NO: 2490 2 GARAGE FOUNDATION PLAN �C��y�p G V c' DRAWING BY: ARB CHK BY: JDB A-111 1/4" = 1'-0" m DWG NO: 9 020 A-111 R M C B I D E A R C H I T E C T S 37 West 28th Street 11th Floor New York, NY 10001 T:212.941.0818 CENTER BOARD SEAM CENTER BOARD SEAM BETWEEN BETWEEN BEAMS BEAMS,SHOWERHEAD EQ EQ EQ CE EQ - - ---, - RIDGE LINE RIDGE LINE 48' - 101/2" 48' - 101/2" _ T.O. WINDOW TRIM _ _ _ P .T.O. WINDOW_TRIM - 44' - 0" :: - p�� ` w O � \ O 2 O o dil :' GARAGE FFL @DOOR _ _ _�� _ _ GARAGE FFL @ DOOR E EQ 05 05 E EQ wo1 36 6 O E EQ E EQ 36' - 6" LIGHTS,BOARD LIGHTS,BOARD LIGHTS,BOARD, LIGHTS,BOARD RECEPTACLE 1 GARAGE ELEVATION - S 2 GARAGE ELEVATION - E �-2011/4'1 1 = 1'-0" A-201 1/4" = 1'-0" BATHROOM VENT PIPE RADON EXHAUST RADON EXHAUST BATHROOM EXHAUST CAP — _ RIDGE LINE — RIDGE_: _ - - - - -- -- ---- - — — E LINE - _ - 48' - 101/2" -- - s -- —T.O. WINDOW TRIM -1 _ _ _ T.O. WINDOW TRIM i . . . . . . . . . . . . . ... ... . GARAGE FFL @ DOOR GARAGE FFL @ 202 _DOOR 08 12/ / 5 FILING AMENDMENT 36' - 6" 36' - 6" 08/12/2025 CONSTRUCTION DOCUMENTS 108 7 06 CENTER BOARDS ON WALL 18 BOARDS 9 BOARDS 9 BOARDS 18 BOARDS 5 BOARDS tL 5 BOARDS RIDGE, DOORS PATTERSON-WALLS 3 GARAGE ELEVATION - N 4 GARAGE ELEVATION - W ACCESSORY BUILDINGS A-201 1/4" = 1'-0" �-201) 1/4" = 1'-0" -45 AVE B (FISHERS ISLAND, NY GARAGE EXTERIOR (ELEVATIONS SEAL&SIGNATURE DATE: 08/12/2025 RED AR, PROJECT NO: 2490 GRAIG �>1 DRAWING BY: ARB CHK BY: JDB m NO: A 201 M C B R I D E A R C H I T E C T S 37 West 28th Street 11th Floor ASPHALT SHINGLE ROOFING New York, NY 10001 BITUMIN IMPREGNATED SHINGLE UNDERLAYMENT T:212.941.0818 1/2" ZIP ROOF SHEATHING BOARDS, INTEGRAL VAPOR m BARRIER, TAPED AND SEALED PER MANUF. REQS. w R=4 7" CLOSED CELL PRAY FOAM INSULATION 9 0 0 NEW 2"x8" ROOF JOISTS +; . . , . CEILING FINISH, PER FINISH SCHEDULE . . . . , . . . . . . . . . . . , . . , . . + . + ++' ` ' i ` + R=49 ASSEMBLY R-VAILUE +.'.'.+ + ` '.+.+ ' R=49 REQ'D BY 2020 INEW YORK STATE ENERGY CODE . . . . . . . . . . . '. .'. . . . . . . . . . . . . . . . . . . . . . U=0.26 1" LOW-E, INSULATED GLASS, ARGON FILLED WINDOW m NEW WINDOW, SEE DETAILS FOR WINDOW w INSTALLATION SAND WATERPROOFING INFORMATION 0 0 U=0.26 ASSEMBLY U-VALUE U=0.32 MAX PER 2020) NEW YORK STATE ENERGY CODE VERTICAL CEDAR BOARDS 1/4" CEDAR BREATHER DRAINAGE LAYER 1/2" ZIP SHEATHING BOARDS, INTEGRAL VAPOR BARRIER, TAPED AND SEALED PER MANUF. REQS. m R=25 5" MINERAL WOOL INSULATION W J 2"X6" FRAMING WALL FINISH, PER WALL TYPE R=25 ASSEMBLY R-VALUE R=20 MIN REQ'D BY 2020 NEW YORK STATE ENERGY CODE FA LIU WALL FINISH, PER WALL TYPE R=5.8 1" RIGID XPS INSULATION o, ui R=15 3" MINERAL WOOL INSULATION J FLOOR FINISH, PER PLANS 2 X4 FRAMING Q R=20.8 ASSEMBLY R-VALUE «: R=20 MIN REQ'D BY 2020 NEW YORK STATE ENERGY CODE CONCRETE SLAB, SEE STRUCTURAL ENGINEER'S DRAWINGS ° -,d .. ° - s• ° ° ° WATERPROOFING: BENTONITE d° FRAMING ON DAMP PROOF COURSE - ° - • 44' R=11.6 2" RIGID XPS INSULATION 08/12/2025 FILING AMENDMENT 08/12/2025 CONSTRUCTION DOCUMENTS ° r R=11.6 ASSEMBLY R-V/ALUE 4 R=10 MIN REQ'D BY 2020 NEW YORK STATE ENERGY CODE N - d•` °a IPATTERSON-WALLS = - ACCESSORY BUILDINGS LIQUID APPLIED) WATERPROOFING UP o-, 45 AVE B od• ` TO GRADE (FISHERS ISLAND, NY e v c ENVELOPE DETAILS - d ENERGY CODE °" . " e d ° 1 ENERGY CODE COMPLIANCE SEAL&SIGNATURE DATE: 08/12/2025 RED e PROJECT NO: 2490 �-5011 1/2" = 1'-0" \� RANG y�� � DRAWING BY: ARB � oQy _ JDB DWG NO: N9� �8020 �Qr - F o �- �. A 501 � t z _. .f 4' .'t P` r11 r s� R . " I T C T S, I� F 4 1 4 r', YS p 37 We st 2 8th Stree t 11 th Fl oor New York, NY 10001 T:212.941.0818 P 'K 'TT E R Ao'wAk 0 v —WA L L A %15 IN 8 DRAWING INDEX T 000 COVER SHEET T 001 INFORMATION SHEET A 001 SITE PLAN A 111 GARAGE FOUNDATION PLAN & ROOF PLAN A 201 GARAGE EXTERIOR ELEVATIONS A 501 ENVELOPE DETAILS- ENERGY CODE EXISTING HOUSE SO STRUCTURAL NOTES O S1 GARAGE STRUCTURAL PLANS SCREEN PORCH 0 _ S2 GARAGE SECTION S5 TYPICAL DETAILS PROPOSED NEW GARAGE&STORAGE 09/12/2025 FILING DRAW NGS 45 AVE B PATTERSON-WALLS FISHERS ISLAND, NY ACCESSORY STRUCTURE: McBride Project Number: 2490 GARAGE & STORAGE 45 AVE B FISHERS ISLAND, NY COVER SHEET OWNER: ARCHITECT: GENERAL CONTRACTOR: STRUCTURAL ENGINEER: PATTERSON-WALLS MCBRIDE & ASSOCIATES ARCHITECTS BD Remodeling & Restoration MODERN STRUCTURAL ENGINEERIING 45 AVE B 37 West 28th Street 1420 The Gloaming 86 NOOKS HILL RD FISHERS ISLAND, NY 11th Floor P.O. Box 447 CROMWELL, CT 06416 SEAL&SIGNATURE DATE: 09/12/2025 ` P po PROJECT NO: 2490 �.D,ta New York, Fishers Island, \� 917.842.0110 347.899.7812 860.287.3805 860.295.3818 �C� .�SLY �,��� �� DRAWING BY: ARB CHK BY: JDB Contact: Eloise Patterson Contact: John Bruning Contact: Harland Frazier Contact: Jonathon Comtois „, 4, ,� DWG No: E-mail: epatterson@gmail.com E-mail:jdb@mcbride-architects.com E-mail: harland@bdrrusa.com E-mail:jcomtois@modernstructuralieng.comol cA� crr� �� 0 80713 T-000 F NC 10. MEANS AND METHODS: 17. SHOP DRAWIINGS AND SAMPLES: 20. CHANGE ORDERS: GEN E RA L NOTES THE CONTRACTOR SHALL SUPERVISE THE WORK USING THE BEST SKILL AND ATTENTION.THE CONTRACTOR SHALL BE SUBMIT SHOP DRAWINGS, PRODUCT SAMPLES AND MANUFACTURER'S TECHNICAL INFORMATION FOR THE ARCHITECT'S DO NOT PROCEED WITH ANY ADDITIONAL WORK OR CHANGES FOR WHICH ADDITIONAL TIME OR COMPENSATION IS SOLELY RESPONSIBLE FOR,AND SHALL HAVE CONTROL OVER,CONSTRUCTION MEANS, METHODS,TECHNIQUES, REVIEW, PRIOR TO THE COMMENCEMENT OF OFF-SITE FABRICATION. MATERIAL INTENDED AS REFERENCE STANDARD EXPECTED WITHOUT A WRITTEN AUTHORIZATION FROM THE OWNER AND THE ARCHITECT. FAILURE TO OBTAIN SUCH SEQUENCES AND PROCEDURES,COORDINATING BETWEEN AND ACROSS ALL TRADES AND AREAS OF CONSTRUCTION. FOR FINISH,TYPE,SPECIES, ETC.SHALL BE SUBMITTED TO ARCHITECT IN TRIPLICATE,WITH ONE SAMPLE RETAINED AT AUTHORIZATION SHALL INVALIDATE THE CLAIM. 0 B R I D Em THE ARCHITECT'S OFFICE,ONE WITH CLIENT AND ONE RETURNED TO CONTRACTOR. 1.PROJECT SCOPE: PERFORM ALL WORK REQUIRED BY THE CONTRACT DOCUMENTS FOR THE DEMOLITION OF EXISTING AND 11. SAFETY: a.SHOP DRAWIINGS AND COORDINATION DRAWINGS SHALL BE PROVIDED FOR AREAS INCLUDING BUT NOT LIMITED 21. SECURING OF PREMISES: CONSTRUCTION OF NEW DWELLING, INCLUDING ALL LABOR, MATERIALS, EQUIPMENT,TRANSPORTATION,SCAFFOLDING THE CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR INITIATING, MAINTAINING AND SUPERVISING SAFETY TO: MILLWORKS,STONEWORK, MECHANICAL, PLUMBING, FLOORING,STONE SLABS AT KITCHEN AND WALL LAYOUT, SECURITY OF THE PREMISES AND MATERIALS WITHIN THE CONSTRUCTION AREA FOR THE DURATION OF CONSTRUCTION A R C H I T E C T S AND OTHER FACILITIES AND SERVICES NECESSARY FOR THE PROPER AND COMPLETE EXECUTION OF THE WORK.THESE PRECAUTIONS IN CONNECTION WITH THE WORK.THE CONTRACTOR SHALL GIVE NOTICES AND COMPLY WITH ALL METAL WORK AND CUSTOM METAL SURFACES,SPECIALTY FINISHES, MOLDING,GLASS,WINDOWS AND DOORS,STAIR UNTIL THE OWNER'S FINAL ACCEPTANCE SHALL BE THE SOLE RESPONSIBILITY OF THE CONTRACTOR.TAKE ALL GENERAL CONDITIONS SHALL APPLY'TO ALL WORK INDICATED IN THIS DRAWING SET AND SHALL EXTEND TO ANY APPLICABLE LAWS,ORDINANCES, RULES, REGULATIONS AND ORDERS OF ANY PUBLIC AUTHORITY BEARING ON THE AND BALUSTRADES AND ALL OTHER ITEMS WHICH REQUIRE CUSTOM MANUFACTURE TO FIT BUILT CONDITIONS. NECESSARY PRECAUTIONS AT THE END OF EACH WORK DAY TO INSURE THAT UNAUTHORIZED PERSONS CANNOT ENTER 37 West 28th Street 11th Floor CHANGES OR ADDITIONAL SCOPE DEVELOPED DURING THE COURSE OF THE PROJECT. SAFETY OF PERSONS AND THE PROPERTY,AND THEIR PROTECTION FROM DAMAGE, INJURY AND LOSS.THE b.MANUFACTURERS TECHNICAL INFORMATION AND CUT SHEETS SHALL BE PROVIDED FOR ITEMS INCLUDING BUT THE JOB SITE. New York, NY 10001 CONTRACTOR SHALL INSURE THAT THE JOB SITE IS MAINTAINED AT ALL TIMES IN SUCH A WAY AS TO PREVENT INJURY NOT LIMITED T0: PLUMBING ITEMS(EXPOSED AND HIDDEN), MECHANICAL, LIGHTING FIXTURES, ELECTRICAL ITEMS, T:212.941.0818 2.EXCLUSIONS: OR DAMAGE TO ALL PERSONS WORKING ON OR VISITING THE PREMISES,AND TO PERSONAL PROPERTY. THERMOSTATS3 AND OTHER ITEMS WHICH WILL BE INSTALLED IN THE PROJECT. 22. PROTECTION DURING CONSTRUCTION: PROVIDE AND MAINTAIN ALL NECESSARY PADDING,COVERING AND CONTRACTOR SHALL MAKE KNOWN 7TO THE ARCHITECT ANY LIMITATIONS, EXCLUSIONS OR MODIFICATIONS TO THE c.MATERIAL FIINISH AND QUALITY REFERENCE SAMPLES FOR ITEMS INCLUDING BUT NOT LIMITED TO: MILLWORK PROTECTION TO PREVENT DAMAGE, DISCOLORATION OR SOILING OF NEW CONSTRUCTION, FINISHES AND BUILDING PROJECT CLEARLY AND EXPLICITLY C)N THE CONTRACT DOCUMENTS. UNLESS SPECIFICALLY EXCLUDED,THEY WILL BE 12. HAZARDOUS MATERIALS: FINISHES AND SAMPLE CORNERS,VENEERS,WOOD FLOORING,TILE AND STONE, MISC WOODWORK, PAINT COLORS, ELEMENTS.SUCH PROTECTION SHALL BE MAINTAINED UNTIL THE OWNER'S FINAL ACCEPTANCE. UPON OWNER'S PRESUMED TO BE INCLUDED IN ALL IPRICING OF THE PROJECT. a.IN THE EVENT THAT THE CONTRACTOR ENCOUNTERS ASBESTOS OR PRODUCTS CONTAINING(OR THOUGHT TO SPECIALTY FINIISHES,ALL DOOR HARDWARE, REVEALS AND REGLETS FOR PLASTER BOARD FINISH, MOLDINGS,TRIM ACCEPTANCE,THE CONTRACTOR SHALL REMOVE ALL PROTECTION AND CLEAN ALL EXPOSED SURFACES(INCL. CONTAIN)ASBESTOS,ALL PERSONS SHALL BE REMOVED FROM THE PROPERTY IMMEDIATELY WITHOUT DISTURBING PROFILES ANDI DOOR BEADS,WINDOWS,AND OTHER APPLICABLE EXPOSED FINISHES WITH THE PROJECT INTERIORS OF ACCESSIBLE CABINETS,CLOSETS AND OTHER SPACES.) &COMPLEMENTARY DOCUMENTS: THESE PRODUCTS AND THE OWNER SHALL BE NOTIFIED. d.PROVIDE ACCURATE, LARGE SCALE, DETAILED SHOP DRAWINGS PREPARED SPECIFICALLY FOR THIS PROJECT ON THE ARCHITECT'S DRAWINGS,SPECIfFICATIONS AND CONSTRUCTION NOTES ARE COMPLEMENTARY,AND WHAT IS b.THE CONTRACTOR SHALL TAKE APPROPRIATE MEASURES TO PROTECT ALL PARTIES FROM POTENTIAL HAZARDS REPRODUCIBLE MEDIA. INDICATE AND IDENTIFY ADJACENT CONDITIONS AND MATERIALS, METHODS OF ATTACHMENT 23. DELIVERIES: CALLED FOR BY ONE SHALL BE BINDIING AS IF CALLED FOR BY ALL. PRODUCED BY THE REMOVAL OF OR DAMAGE TO LEAD-BASED PAINTS AND COATINGS,OR OTHER MATERIALS OR INTERFACE:FOR ALL ADJACENT WORK. EACH CONTRACTOR SHALL MAKE ALL REQUIRED ARRANGEMENTS FOR DELIVERY AND TRANSFER OF EQUIPMENT AND REPRESENTING SIMILAR HAZARDS, EXISTING ON OR ABOUT THE PROPERTY e.SHOW ACCURATE FIELD DIMENSIONS AND INDICATE ANY COORDINATION WITH OTHER WORK REQUIRED. MATERIALS TO THE JOB SITE. 4.INCONSISTENCIES: f. REPRODUCTfION OF THE ARCHITECT'S CONTRACT DOCUMENTS AS THE BASIS FOR SHOP DRAWINGS WILL BE WHERE DIFFERENCES BETWEEN THE DRAWINGS, NOTES AND SPECIFICATIONS OCCUR,THE DECISION OF THE ARCHITECT 13. APPROVED MATERIALS: REJECTED WITIHOUT REVIEW. 24. CUTTING AND PATCHING: SHALL GOVERN AS TO WHICH TAKES;PRECEDENCE.THE ARCHITECT SHALL PROMPTLY RESOLVE ANY SUCH a.THERE SHALL BE NO SUBSTITUTION OF MATERIALS WHERE A MANUFACTURER IS SPECIFIED.WHERE THE TERM "OR g.PROVIDE SAIMPLES THAT ARE IDENTICAL WITH FINAL MATERIALS WITH A DESCRIPTION OF THE SOURCE,VARIETAL PERFORM ALL CUTTING AND PATCHING REQUIRED BY THE INSTALLATION OF NEW PLUMBING, PLUMBING FIXTURES AND DISCREPANCIES BROUGHT FORWARLD BY THE CONTRACTOR. APPROVED EQUAL" IS USED,THE ARCHITECT ALONE SHALL DETERMINE THE SUITABILITY AND ACCEPTABILITY OF A NAME OR MANIUFACTURER'S MAKE AND MODEL NUMBER. CONNECTIONS,WIRING, ELECTRICAL AND TELEPHONE OUTLETS,SWITCHES, HEATING AND VENTILATION ELEMENTS AND SUBSTITUTION REQUESTED BY THE CONTRACTOR. h.ARCHITECT'Si REVIEW IS FOR CONFIRMATION OF VISUAL DESIGN INTENT,COLOR PATTERN,TEXTURE AND TYPE DEVICES TO PROVIDE A FINISH PROJECT. 5.MISSING INFORMATION: b.ALL MATERIALS SHALL BE NEW, UNUSED AND OF THE HIGHEST QUALITY IN EVERY RESPECT. ONLY.THE CONTRACTOR IS NOT RELIEVED FROM FULL RESPONSIBILITY FOR ANY DEVIATION FROM THE a.MATERIALS USED IN CUTTING AND PATCHING SHALL BE IDENTICAL TO ORIGINAL MATERIALS, UNLESS OTHERWISE STUDY THE DRAWINGS, NOTES,SPECIFICATIONS AND OTHER INSTRUCTIONS,AND NOTIFY THE ARCHITECT OF ANY c.UNLESS OTHERWISE NOTED IN THE DRAWINGS, MANUFACTURED MATERIALS AND EQUIPMENT SHALL BE INSTALLED REQUIREMENT-S OF THE CONTRACT DOCUMENTS FOR ERRORS OR OMISSIONS IN THE SHOP DRAWINGS BY THE NOTED. INCONSISTENCIES OR MISSING INFORMATION REQUIRED FOR FABRICATION OR INSTALLATION OF THE WORK.THE IN ACCORDANCE WITH THE MANUFACTURER'S RECOMMENDATIONS AND INSTRUCTIONS. ARCHITECT'S REVIEW OF SAID SHOP DRAWINGS. b.USE CUTTING METHODS LEAST LIKELYTO DAMAGE RETAINED ELEMENTS OR ADJOINING WORK. CONTRACTOR SHALL REQUEST INSTRUCTION FROM THE ARCHITECT BEFORE PROCEEDING WITH THE WORK. L THE CONTRACTOR SHALL BE RESPONSIBLE FOR QUANTITIES, DIMENSIONS AND FOR COMPLIANCE WITH THE c.LOCATE UTILITIES BEFORE CUTTING.CAP,VALVE,SEAL AND PLUG ABANDONED UTILITIES OR REMOVE ENTIRELY. 14. LICENSED TRADES-PEOPLE: ARCHITECT'S D)ESIGN INTENT AND FOR THE COORDINATION OF THE WORK WITH ALL TRADES. d.PATCHING SHALL PROVIDE SOLID,TRUE AND ALIGNED SUBSTRATES FOR THE INSTALLATION OF FINISH MATERIALS. &DOUBTFUL CONDITIONS/ FIELD C(ONDITIONS: PLUMBING AND ELECTRICAL WORK SHALL BE PERFORMED BY CONTRACTORS LICENSED IN THEIR TRADE,WHO SHALL j. ALL ASSEMB;LIES WHICH COMPRISE MULTIPLE TRADES WORK INTERACTING SHALL BE SUBMITTED AS A COMPLETE e.PATCHING SHALL SEAMLESSLY JOIN THE IMMEDIATE EXISTING ADJACENT CONSTRUCTION IN MATERIAL, FINISH, VERIFY ALL EXISTING CONDITIONS APND DIMENSIONS AFFECTING THE WORK AT THE SITE. NOTIFY THE ARCHITECT OF ANY ARRANGE FOR AND OBTAIN ALL REQUIRED PERMITS, INSPECTIONS AND SIGN-OFFS. ASSEMBLY,CO)ORDINATED BY THE CONTRACTOR, FOR REVIEW.AT NO TIME SHALL ARCHITECT BE REQUIRED TO GLOSS AND COLOR.JOINTS SHALL BE DURABLE AND INVISIBLE.CREATE TRUE, EVEN PLANES WITH UNIFORM CONDITION OR MATERIALS THAT ARE FOUND CONTRARY TO THOSE INDICATED ON THE DRAWINGS,OR OF ANY DOUBTFUL REVIEW INDIVIDUAL ELEMENTS FROM WITHIN AN ASSEMBLY WITHOUT ALL OTHER ELEMENTS SUBMITTALS AVAILABLE CONTINUOUS APPEARANCE. CONDITIONS THAT MIGHT AFFECT THiE QUALITY OF OR INTERFERE WITH THE PROPER COMPLETION OF THE PROJECT 15. CURRENT DRAWINGS: AND COORDINATED. f. REPAINT, REPLACE AND/OR REBUILD ENTIRE ASSEMBLIES AND SURFACES, NOT JUST PATCHED AREAS. PRIOR TO COMMENCING WORK,COWMENCEMENT OF WORK INDICATES THE ACCEPTANCE OF EXISTING CONDITIONS. MAINTAIN A COMPLETE AND CURRENT FULL SIZED SET OF THE CONTRACT DOCUMENTS ON SITE DURING ALL PHASES OF CONSTRUCTION FOR THE USE OF ALL TRADES. PROMPTLY UPDATE DOCUMENTATION WITH NEWLY ISSUED MATERIAL, 18. APPROVALS: 7.DISTRIBUTION OF DRAWINGS: AND CLEARLY MARK OLD DRAWINGS AND SPECIFICATIONS TO ENSURE MOST CURRENT MATERIAL AND INFORMATION IS THE ARCHITECT'S REVIEW OF SHOP DRAWINGS AND SAMPLES IS FOR CONFORMANCE WITH DESIGN INTENT ONLY. PROMPTLY DISTRIBUTE DRAWINGS REQUIRED TO FULLY EXPLAIN THE SUBCONTRACTORS'SCOPE OF WORK AND USED AT ALL TIMES ACCEPTANCE OF,A SPECIFIC ITEM WITHIN AN ASSEMBLY OR SYSTEM DOES NOT INDICATE APPROVAL OF AN ASSEMBLY REQUIRED COORDINATION WITH OTHER TRADES TO ALL SUBCONTRACTORS. OR SYSTEM OF WVHICH THE ITEM IS A COMPONENT. 16. LAYOUT OF WORK, &INSPECTIONS: LAY OUT THE WORK FROM DIMENSIONS AND ALIGNMENTS SHOWN ON THE DRAWINGS AND BE RESPONSIBLE FOR ALL 19. QUALITY ASSW RAN CES: SCHEDULE REQUIRED INSPECTIONS IN A TIMELY MANNER SO AS NOT TO INTERRUPT PROGRESS OF WORK. MEASUREMENTS IN CONNECTION THEREWITH.THE CONTRACTOR SHALL IMMEDIATELY REPORT ANY DISCREPANCIES a.ALL WORK SMALL BE PERFORMED AND SUPERVISED BY WORKERS THOROUGHLY FAMILIAR WITH THE MATERIALS BETWEEN DRAWINGS AND FIELD CONDITIONS TO THE ARCHITECT. DO NOT SCALE DRAWINGS: NO EXTRA CHARGES OR AND METHODS3 SPECIFIED. 9.COMPLIANCE:WITH CODES: TIME EXTENSIONS WILL BE ALLOWED ON ACCOUNT OF DIFFERENCES BETWEEN ACTUAL DIMENSIONS AND THOSE b.WORK SHALLL BE INSTALLED PLUMB AND LEVEL.SHOULD EXISTING ADJACENT WORK NOT BE PLUMB AND LEVEL, WORK IS TO BE PERFORMED IN ACC(ORDANCE WITH RULES AND REGULATIONS OF GOVERNMENTAL AGENCIES HAVING INDICATED ON THE DRAWING.THE CONTRACTOR SHALL ASSUME FULL AND UNDIVIDED RESPONSIBILITY FOR THE NEW WORK SHALL BE INSTALLED AS NECESSARY TO MEET EXISTING WORK,WITHOUT APPEARING TO EMPHASIZE THE JURISDICTION AND SHALL CONFORM/I TO ALL APPLICABLE TOWN,CITY,COUNTY,STATE AND FEDERAL CONSTRUCTION, ACCURACY, FIT AND SUITABILITY OF ALL PARTS OF THE WORK. VARIANCE,SUB3JECT TO THE APPROVAL OF THE ARCHITECT. SAFETY AND SANITARY LAWS,CODES,STATUTES TYPICALLY, LAYOUT DIMENSIONS SHALL BE TO FACE OF FRAMING(NOT FINISH MATERIAL),WITH THE EXCEPTION OF c.IF CONDITIOMS ARE UNCLEAR,CONFER WITH ARCHITECT TO RESOLVE CONFLICT OR DISCREPANCY. AND ORDINANCES.WHERE THE REQI!UIREMENTS OF THESE CODES ARE CONTRADICTORY OR MUTUALLY EXCLUSIVE,THE WHEN FINISHED SURFACES MUST ALIGN,AT WHICH POINT,ANY'ALIGN' NOTES GOVERN SETOUT OF THE INDIVIDUAL MORE STRINGENT RULE SHALL APPLLY. ELEMENT. IF UNLCEAR OR CONTRADICTORY INFORMATION IS PRESENTED IN ARCHITECTURAL DRAWINGS,CONTRACTOR SHALL CONTACT ARCHITECT FOR CLARIFICATION. ABBREVIATIONS ARCHITECTURAL MATERIALS SYMBOLS ZONING INFORMATION AFF ABOVE FINISHED FLOOR CONT CONTINUOUS FHC FIRE HOSE CABINET INV INVERT POL POLISHED SM SURFACE MOUNTED LOT#: FISHERS ISLAND LOT 1000-006-2-10 AFG ABOVE FINISHED GRADE CONTR CONTRACTOR FP FIRE PROTECTION JAN JANITOR PVC POLYVINYL CHLORIDE SUSP SUSPENDED EARTH FINISH WOOD RIGID INSULATION ZONE: R-80 ACC ACCESSIBLE CJ CONTROL JOINT FIR FIRE RESISTANT JC JANITOR'S CLOSET PLF POUNDS PER LINEAR FOOT SYM SYMMETRICAL LANDMARKED ZONE: NO ACT ACOUSTIC CEILING TILE COORD COORDINATE FRT FIRE RETARDANT TREATED JT JOINT PSF POUNDS PER SQUARE FOOT SYS SYSTEM LOT AREA: 1.833 ACRES ACOUST ACOUSTICAL CG CORNER GUARD FPG FIREPROOFING JST JOIST PDF POWER DRIVEN FASTENER TKBD TACK BOARD GRAVEL ROUGH WOOD SPRAY FOAM STORIES: 1 HEIGHT: 12-10" APC ACOUSTICAL PANEL CEILINdG CORR CORRIDOR FIXT FIXTURE KIT KITCHEN PC PRECAST TELE TELEPHONE CONSTRUCTION CLASS: V ADJ ADJACENT CNTR COUNTER FLASH FLASHING KO KNOCKOUT PREFAB PREFABRICATED TV TELEVISION CONCRETE BLOCKING BATT INSULATION AGGR AGGREGATE CTSK COUNTERSUNK FH FLATHEAD LAM LAMINATE PT PRESSURE TREATED TEMP TEMPERATURE AC AIR CONDITIONING DMPF DAMP PROOFING FLR FLOOR LAV LAVATORY PROJ PROJECT TMPD TEMPERED ALT ALTERNATE D DEEP, DEPTH FD FLOOR DRAIN OR FIRE LT LIGHT QTY QUANTITY TEMP TEMPORARY __=__== STONE SLAB PLYWOOD GYP. BD. ALUM ALUMINUM DEG DEGREE DEPARTMENT LB POUNDS QT QUARRY TILE THK THICKNESS AB ANCHOR BOLT DEMO DEMOLISH OR DEMOLITION FLUOR FLUORESCENT MFR MANUFACTURER RAID RADIUS THRU THROUGH METALS GLULAM ® CERAMIC/ & AND DEMO DEMOLITION FFB FLUSH FLOOR BOX MAS MASONRY R RADIUS/RISER TLT TOILET ANOD ANODIZED DEPT DEPARTMENT FTG FOOTING MO MASONRYOPENING RTD RATED T&G TONGUE AND GROOVE PORCELAIN APPROX APPROXIMATE DTL DETAIL FND FOUNDATION MAX MAXIMUM RTG RATING T&B TOP AND BOTTOM GLASS ARCH ARCHITECTURAL DIA DIAMETER FURN FURNITURE MECH MECHANICAL RECPT RECEPTACLE TO TOP OF AD AREA DRAIN DIFF DIFFUSER FF&E FURNITURE, FIXTURES AND IVIED MEDIUM REC RECESSED TOB TOP OF BEAM ASPH ASPHALT DIM DIMENSION EQUIPMENT MEMBR MEMBRANE REF REFERENCE TOC TOP OF CONCRETE p IRAW I N G SYMBOLS @ AT DIMS DIMENSIONS FURR FURRING MTL METAL RCP REFLECTED CEILING PLAN TOS TOP OF STEEL ATTN ATTENTION DW DISHWASHER GALV GALVANIZED MIN MINIMUM REFR REFRIGERATOR TB TOWEL BAR _ AV AUDIOVISUAL DISP DISPENSER GSM GALVANIZED SHEET METAL MISC MISCELLANEOUS REG REGISTER TS TUBE STEEL AUTO AUTOMATIC DIV DIVISION GV GAS VALVE MR MOISTURE RESISTANT REINF REINFORCED TYP TYPICAL 01 REVISION TAG 1 BSMNT BASEMENT DR DOOR GA GAUGE MTD MOUNTED REINF REINFORCED REINFORCING UNFIN UNFINISHED _ A000 DETAIL REFERENCE BM BEAN GEN GENERAL I DO DOOR OPENING MTG MOUNTING REL RELOCATE UON UNLESS OTHERWISE NOTED BRG BEARING DBL DOUBLE GC GENERALCONTRACT(OR) MULL MULLION REM REMOVABLE VR VAPOR RETARDER W1 WINDOW NUMBER BIT BITUMINOUS DN DOWN GL GLASS NOM NOMINAL REQ REQUIRE/REQUIRED VAR VARIES 1 BLK BLOCK DS DOWNSPOUT GFRC GLASS FIBER REINFORCED N NORTH REQD REQUIRED VAC VENTILATION AND AIR 100 DOOR NUMBER AOOO SECTION REFERENCE BLKG BLOCKING DRN CONCRETE DRAIN NA NOT APPLICABLE RESIL RESILIENT CONDITIONING BD BOARD DWR DRAWER GRFG GLASS FIBER REINFORCED NIC NOT IN CONTRACT RA RETURN AIR VIF VERIFY IN FIELD 1 GYPSUM VERT VERTICAL WALL TYPE BOT BOTTOM DWG DRAWING NTS NOT TO SCALE REV REVISION/REVISED BO BOTTOM OF EA EACH GLAZ GLAZING NO NUMBER RD ROOF DRAIN VEST VESTIBULE INTERIOR ELEVATION BRKT BRACKET E EAST GB GRAB BAR OFF OFFICE RM ROOM A000 2 GRAN GRANULAR VT T VINYLTOE POSITION TILE xx-oo MATERIAL TAG REFERENCE BRK BRICK ELEC ELECTRICAL OC ON CENTER RO ROUGH OPENING BLDG BUILDING EP ELECTRICAL PANEL GRID GROUND GYP GYPSUM OPNG OPENING RBR RUBBER VWC VINYL WALL COVERING CAB CABINET EL ELEVATION OPP OPPOSITE SCHED SCHEDULE VP VISION PANEL PATTERSON-WALLS CPT CARPET EMER EMERGENCY GWB GYPSUM WALL BOARD OA OUTSIDEAIR SECT SECTION WSCT WAINSCOT ELEVATION TARGET EXTERIOR ELEVATION HNDRL HANDRAIL A0°0 ACCESSORY STRUCTURE: CI CAST IRON ENCL ENCLOSURE OD OUTSIDE DIAMETER SSK SERVICE SINK WC WATER CLOSET REFERENCE CIP CASTIN-PLACE ENG ENGINEER HDWR HARDWARE OD OVERFLOW DRAIN SHT SHEET WV WATER VALVE — — — — OVERHEAD CB CATCH BASIN EQ EQUAL HDWD HARDWOOD ORD OVERFLOW ROOF DRAIN SM SHEET METAL WPM WATERPROOF MEMBRANE GARAGE & STORAGE CAT CATEGORY EQUIP EQUIPMENT HTG HEATING HVAC HEATING VENTILATION&AIR OH OVERHEAD SHR SHOWER GRID HEAD WP WATERPROOF/WATERPROOFING - — — — — - DASHED 45 AVE B CLG CEILING EPDM ETHYLENE PROPYLENE DIENE CONDITIONING OFCI OWNER FURNISHED, SIM SIMILAR WS WEATHER-STRIPPING FISHERS ISLAND, NY CEM CEMENT M-CLASS HGT HEIGHT CONTRACTOR INSTALLED SC SOLID CORE WT WEIGHT ----------- HIDDEN CB CEMENT BOARD EXH EXHAUST H HIGH/HEIGHT OFOI OWNER FURNISHED,OWNER STC SOUND TRANSMISSION W WIDE/WEST CBU CEME.NTITIOUS BACKER UINIT EXIST EXISTING HO HOLD OPEN INSTALLED COEFFICIENT WIN WINDOW _ Room name CTR CENTER EXP EXPANSION P PAINT S SOUTH WM WIRE MESH CENTERLINE 101 PNT PAINT OR PAINTED SPKR SPEAKER W/ WITH ROOM TAG (W/ ROOM N0.) EB EXPANSION BOLT HM HOLLOW METAL CC CENTER TO CENTER HORIZ HORIZONTAL SECTION CUT CL CENTERLINE EJ EXPANSION JOINT PTD PAINTED SPEC SPECIFIED OR SPECIFICATION W/O WITHOUT CER CERAMIC HRC HOSE REEL CABINET EXT EXTERIOR HB HOSE BIB PR PAIR SH SPRINKLER HEAD WD WOOD REVISION CLOUD CT CERAMIC TILE FWC FABRIC WALL COVERING PNL PANEL SPK SPRINKLER OR SPEAKER NEW WALL CONSTRUCTION C CHANNEL HR HOUR INFORMATION SHEET FWP FABRIC WRAPPED PANEL HIR HOT WATER PBD PARTICLE BOARD SQ SQUARE CH CHILLER FB FACE BRICK IN INCH/INCHES PTN PARTITION SF SQUARE FEET/FOOT - FIRE RATING - 1HR FO FACE OF INCAND INCANDESCENT PAV PAVING SS STAINLESS STEEL ALIGN CO CLEANOUT ALIGN SYMBOL CLR CLEAR FT FEET/FOOT INCL INCLUDED/INCLUDING PERF PERFORATED SP STANDPIPE - - FIRE RATING - 2HR CCTV CLOSED CIRCUITTELEVISI(ON FRC FIBER REINFORCED CONCRETE STA STATION INFO INFORMATION pERIM PERIMETER SEAL&SIGNAT E DATE: 09/12/2025 CW COLD WATER FIN FINISH PERP PERPENDICULAR STL STEEL _ _ _ _ _ , FIRE RATING -3HR FLOOR FINISH CHANGE _ ,� PROJECT NO: 2490 ID INSIDE DIAMETER COL COLUMN FCL FINISH CEILING LEVEL PLAS PLASTER STOR STORAGE - INSUL INSULATED OR INSULATION PLAM PLASTIC LAMINATE \� (;5 , CONIC CONCRETE FFL FINISH FLOOR LEVEL SD STORM DRAIN C� p s,. 4,r DRAWING BY: ARB FA FIREALARM INSUL INSULATION PLBG PLUMBING STRG STRINGER c , t� CMU CONCRETE MASONRY UNIT �' , , A CHK BY: JDB INT INTERIOR PLYWD PLYWOOD COND CONDITION FDC FIRE DEPARTMENT CONNECTION STRUCT STRUCTURE OR STRUCTURAL o = .y, 1 INTERM INTERMEDIATE PIT POINT ,t DWG NO: CONN CONNECTION FE FIRE EXTINGUISHER SUBCAT SUBCATEGORY CONST CONSTRUCTION FEC FIRE EXTINGUISHER CABINET SA SUPPLYAIR 9TF 18wo`- _�o T-001 'DF N E`N I D E A R C H I T E C T S �O 37 West 28th Street 11th Floor 0 New York, NY 10001 T:212.941.0818 G P� O N 6 o" W 27 2 25' \°O 61, / P(31 I P� 0 I SCREEN \ \ — r — — — DEECK PORCH \ \ I �naaoc�ooC�oaOOOD / DECK \ NEW PARKING&DRIVE w EXISTING RESIDENCE 1 \ DECK o GRAVEL PARKINGCD \ \ \ I CD —10rt' NEW GARAGE&STO RAG E N EXISTING DRIVEWAY I I y ' I I I � / I b FILING 2025 09 12 In / / G DRAW NGS EXISTING SEPTIC COVER PATTERSON-WALLS ACCESSORY STRUCTURE: GARAGE & STORAGE 45 AVE B FISHERS ISLAND, NY CD \ - - - SITE PLAN SEAL&SIGN TUBE DATE: 09/12/2025 \ \ �I ��- ' °�C• PROJECT NO: 2490 \ � �~� (;5'� . '� DRAWING BY: 1 SITE PLAN - \ W � � ,,`�, C ARB CH K BY: J D B A-001 3/6411 = 1'-011 DWG NO: 8 � A-001 � 00 01 02 03 04 M C B R I D E 43-53/4" A R C H I T E C T S 4'-10" 12'-71/2" 21'-31/4" 41_911 OVERALL 37 West 28th Street 11th Floor New York, NY 10001 GRID LINES T:212.941.0818 5'-8" I I I GARAGE & GARAGE I I WALLS Of EQ EQ EQ A DOOR ASSEMBLY EQ A WINDOW & ROOM - WINDOWS/DOORS A-201 I I I I I I U) 1 . p � z Qz I I I I I SPLASH BLOCK: 0 � O STONE SPLASH BLOCK, LLj 1 UNDER DOWNSPOUT 3: S DOWNSPOUT: _ _ 7B — WHITE DOWNSPOUT TO MATCH MAIN HOUSE I I I 4 p II II II II II II Ow' I p I p 4 p N SIDE ENTRY TOOL STORAGE ii II 102 103 II u CV � p ICY 4 p GARBAGE STORAGE ~ d 1 076 II u 4 II II u II II p II u u _ u u II II 41/2" 41/2 -4F II II II u --r+ 19 ALIGN DOORS W/ l� 3 ELEVATIONS C 3 / V II II I u u /� // EOE EXTERIOR _ 00 GARAGE 3 L 100 d' A 2CJ1 '2 , I I OFF-SEASON I 4 A 201 STORAGE BEACH STORAGE �r 101 107 :D "cj 00 � I I � \ 2'-1a' a w I 4 � � I OUTDOOR SHOWER F1 0-91 O I N � YARD STORAGE v I 108 (0 CV � I 0 42"CLR POWDER RM 10 I 104 I I 2'-71/8" I 09/12/2025 FILING DRAWINGS a w — — — — J ALIGN DOORS W/ rh — - -- BOARDS,SEE EXTERIOR PATTE RSO N-WALLS Lill _ ELEVATIONS DOWNSPOUT: ACCESSORY STRUCTURE: I FLOOR DRAIN FOR CLEANING RADOf PIPE I RADON PIPE:SLAB THROUGH MATCH MAINS OUT TO GARAGE & STORAGE EQ I EQ LOW WALL FURRING,INTO HB SPLASH BLOCK: 45 AVE B 2'-10" 01 of INTE IORWALLANDUP STONE SPLASH BLOCK, FISHERS ISLAND, NY I I CLR.WALL TO VANITY I I UNDER DOWNSPOUT EQ EQ ,3 .., HOSE BIB: SEE PLUMBING FIXTURE A 201 SCHEDULE GARAGE FLOOR PLAN 1 GARAGE CONSTRUCTION PLAN SEAL&SIQVATURB.,,. DATE: 09/12/2025 �_101 1/2" = 1'-0" PROJECT N0: 2490 ID fix'_ ' ":its ';\ DRAWING BY: ARB p` S�.- ='',' •n,a,�'�� CHK BY: JDB -ADWG NO: 5p �y4h,. A-101 15'-IJ,/2" 01 02 03 t M C B R I D E A R C H I T E C T S ASP-01 5'-11/2" 37 West 28th Street 11th Floor .11 New York, NY 10001 00 1 T:212.941.0818 ti F - - G I L I I L I I I I L I - - - - - 0— H I IT" I I l�w1T", M 00 POWDER ROOM EXHAUST CAP: L RADON EXHAUST CONTRACTOR TO SUBMIT CUT SHEET FOR REVIEW AND APPROVAL OF 1 GARAGE ROOF PLAN ARCHITECT RADON EXHAUST A-111 1/4" = 1'-0" POWDER ROOM VENT PIPE 00 01 02 03 04 FOUNDATION WALL: SEE STRUCTURAL ENGINEER'S DRAWINGS FOR MORE DETAIL FOOTING: SEE STRUCTURAL ENGINEER'S DRAWINGS FOR MORE DETAIL SLAB ON GRADE,ABOVE. SLLAB ON GRADE,ABOVE. THERMALLY BROKEN — — THHERMALLY BROKEN — — — — — 09/12/2025 FILING DRAWINGS ( I PATTERSON-WALLS - -I - - - - - - - - - - - - ACCESSORY STRUCTURE: FOUNDATION/RETAINING WALL: GARAGE & STORAGE SEE STRUCTURAL ENGINEER'S 45 AVE B DRAWINGS FOR MORE DETAIL FISHERS ISLAND, NY +/-33-0" RETAINING WALL EXTENSION GARAGE FOUNDATION PLAN SEE SITE PLAN FOR ALIGNMENT & ROOF P LA N SEAL&SIGNATURE DATE: 09/12/2025 PROJECT NO: 2490 2 GARAGE FOUNDATION PLAN DRAWING BY: ARB M. „ O r: A-111 1/4it = 11-0" �A ="' ` DWG NO: 180213 'o�0�- A-111 F�F NE M C B R I D E A R C H I T E C T S 37 West 28th Street 11th Floor New York, NY 10001 T:212.941.0818 CENTER BOARD SEAM CENTER BOARD SEAM BETWEEN BETWEEN BEAMS BEAMS,SHOWERHEAD EQ CL EQ EQ CL EQ - - -- -- --- - - - - - - -- -- --- - - - - - - - - — —RIDGE LIN — _ E E RIDGE LINE - - _ 48' - 101/2" -- - - - - - T.O. WINDOW_TRIM _ _ _ T.O. WINDOW TRIM 44' - 0" - — — 44' - 011 w J o i (A GARAGE FFL @ DOOR GARAGE FFL @DOOR E EQ 05 05 E EQ W01 E EQ E EQ 36 - 6 LIGHTS,BOARD LIGHTS,BOARD LIGHTS,BOARD, LIGHTS,BOARD RECEPTACLE 1 GARAGE ELEVATION - S 2 GARAGE ELEVATION - E A-201 1/4111 = 1'-0" A-201 1/4'1 = 1'-0" POWDER ROOM VENT PIPE RADON EXHAUST RADON EXHAUST POWDER ROOM EXHAUST CAP RIDGE LINE _ _ — — — RIDGE LINE 48' - 101/2" — — — — — — 48' - 101/2" T.O. WINDOW TRIM T.O. WINDOW TRIM 44 - off 1 ' = GARAGE FFL @DOOR GARAGE FFL @_DOOR - - - 36' - 6" - - � - 1 - - � I - -� . . 36' - 6" 09/12/2025 FILING DRAWINGS 108 7 06 CENTER BOARDS ON WALL 18 BOARDS 9 BOARDS 9 BOARDS 18 BOARDS 5 BOARDS tL RIDGE,DOORS 5 BOAR PATTERSON-WALLS 3 GARAGE ELEVATION - N 4 GARAGE ELEVATION - W ACCESSORY STRUCTURE: A-20 1/4" = 1-0" GARAGE & STORAGE 45 AVE B FISHERS ISLAND, NY GARAGE EXTERIOR ELEVATIONS SEAL&SIGNATURE DATE: 09/12/2025 PROJECT NO: 2490 (Jim C;r•!.lr, '.� DRAWING BY: ARB CHK BY: JDB DWG N0: x 9TF �8020 40` OF NE`N C B R I D E A R C H I T E C T S 37 West 28th Street 11th Floor ASPHALT SHINGLE ROOFING New York, NY 10001 BITUMIN IMPREGNATED SHINGLE UNDERLAYMENT T:212.941.0818 1/2" ZIP ROOF SHEATHING BOARDS, INTEGRAL VAPOR m BARRIER, TARED AND SEALED PER MANUF. REQS. w R=49 7" CLOSED CELL SPRAY FOAM INSULATION 8 NEW 2"x8" ROOF JOISTS ++;++++++ + CEILING FINISH, PER FINISH SCHEDULE + + + + + + + + + + + + + + +++++ + + + ++ + + + + + + + + ++++++;+++++++++.+++++:++++ +++++ + R=49 ASSEMBLY R-WALUE + + + + + + + + + + +++++ + + + + + + + +++ ++++ +++++ + + + + + + ++ + + +++ +++ +++++++++ +++++ ' +++++++ + +++ ++++++++ R=49 REQ'D BY 20210 NEW YORK STATE ENERGY CODE + + + + + + + + + + +� + + + + + + + +++ +++++ +++ + + + + + + + + + +++++ ++ + + + + +++ +++++ +++ +++ ++ + + + + + + + +++++++ +++ ++++ U=0.26 1" LOW-E, INSULATED GLASS, ARGON } FILLED WINDOW NEW WINDOVN, SEE DETAILS FOR WINDOW w INSTALLATION AND WATERPROOFING INFORMATION 0 0 U=0.26 ASSEMBLY Ua-VALUE U=0.32 MAX PER 2020 NEW YORK STATE ENERGY CODE VERTICAL CE[DAR BOARDS 1/4" CEDAR BREATHER DRAINAGE LAYER 1/2" ZIP SHE);ATHING BOARDS, INTEGRAL VAPOR BARRIER, TAPPED AND SEALED PER MANUF. REQS. m R=25 5" MINERAL WOOL INSULATION w J 2"X6" FRAMING WALL FINISH„ PER WALL TYPE R=25 ASSEMBLY R.-VALUE R=20 MIN REQ'D BY 2020 NEW YORK STATE ENERGY CODE WALL FINISH, PER WALL TYPE R=5.8 1" RIGID XPS INSULATION ` R=15 3" MINERAL WOOL INSULATIONLu p. a FRAMING FLOOR FINISH, PER PLANS 2X4 °d_:. . R=20.8 ASSEMBLY R-VALUE ° R=20 MIN REQ'D BY 2020 NEW YORK STATE ENERGY CODE CONCRETE SILAB, SEE STRUCTURAL ENGINEER'S [DRAWINGS . - m —__` ___-4=—= w 14 d ° a WATERPROOFFING: BENTONITE m ° 4 FRAMING ON DAMP PROOF COURSE d� - 4 �•- - R=11.6 2" RIGID XPS INSULATION 09/12/2025 FI LING DRAW NGS Q.•°a R=11.6 ASSEMBLY R--VALUE 4 ` ' R=10 MIN REQ'D B)Y 2020 NEW YORK STATE ENERGY CODE PATTERSON-WALLS CV d•• ACCESSORY STRUCTURE: A° LIQUID APPLIIED WATERPROOFING UP GARAGE & STORAGE ° TO GRADE .'. 45 AVE B ° ea FISHERS ISLAND, NY ENVELOPE DETAILS - <~ °d da ENERGY CODE ° ° f- 1 ENERGY CODE COMPLIANCE sEAL&sl DATE: 09/12/2025 `�'��R GRCyyy� PROJECT NO: 2490 —,sLI � t�� DRAWING BY: ARB CHK BY: JDB M * DWG NO: 18020 �0 A-501 OF NE`N M C B R I D E A R C H I T E C T S STRUCTURAL NOTES: GARAGE WALL BRACING CALCULATIONS 37 West 28th Street 11th Floor New York, NY 10001 T:212.941.0818 I. GENERAL 1. THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS AT THE SITE AND REPORT ANY DISCREPANCIES TO THE ARCHITECT/ENGINEER FOR CLARIFICATION PRIOR TO PROCEEDING WITH THE WORK. 2018 IRC graced Wall Calculations 2. ARCHITECTURAL AND STRUCTURAL DRAWINGS MUST BE USED IN CONJUNCTION DURING ALL PHASES OF CONSTRUCTION. CONTRACTOR SHALL REPORT ANY DISCREPANCIES. IBracing Braced Walt R602.10.3 (1) R602.10.3 (2) Adjustment Factors BW BW Provided End OTHERWISE NOTED. e Length ( g 7 Modern Structural 3. ALL METHODS OF CONSTRUCTION, NOTES ETC INDICATED ON THE DRAWINGS ARE TO BE CONSIDERED TYPICAL FOR ALL SIMILAR CONDITIONS UNLESS Location ■I'tilte#had Spacing (f# q'd Length (ft 1 2 3 4 5 6 7 8 Min L #h ft Length f# Status undidEngineering, PLLC II. DESIGN CRITERIA: ;'�.�.. �:� ` � - A. BUILDING CODES AND DESIGN STANDARDS: Level-1 - RHODE ISLAND BUILDING CODE 86 NOOKS HILL RD. - INTERNATIONAL BUILDING CODE 2018 1 WSP 21.7 5.63 1.501 0.70 0.90 1.30 1.00 1.00 1.00 1.00 6.92 11.30 OK NA CROMWELL, CT 06416 - INTERNATIONAL RESIDENTIAL CODE 2018 2 GB 19.3 9 1.50 0.70 0.90 1.30 1.OD 1.00 1.00 1.00 11.06 23.50 OK NA 860.295-3818 - ASCE 7-16"MINIMUM DESIGN LOADS FOR BUILDINGS AND OTHER STRUCTURES" - NDS 2012"NATIONAL DESIGN SPECIFICATION FOR WOOD CONSTRUCTION" 2.9 GB 16.3 7.7 1.50 0.70 0.90 1.30 1.00 1.00 1.00 1.00 9.46 23.50 OK NA WWW•MODERNSTRUCTURALENG.COM - NDS 2012"SPECIAL DESIGN PROVISIONS FOR WIND&SEISMIC" - ACI 318-11 "BUILDING CODE REQUIREMENTS FOR STRUCTURAL CONCRETE" F WSP 23.7 6.1 1.50 0.70 0.90 1.00 1.00 1.00 1.00 1.00 5.76 25.30 OK NA B. LIVE LOADS J WSP 23.7 6.1 1.00 0.70 0.90 1.00 1.00 1.00 1.00 1.00 3.84 28.25 OK NA - ROOF LIVE LOAD 20 PSF C. DEAD LOADS - WEIGHT OF STRUCTURE D. SNOW LOAD -GROUND SNOW LOAD, Pg= 25 PSF Notes: -SNOW IMPORTANCE FACTOR, Is= 1.0 -SNOW EXPOSURE FACTOR, Ce= 1.0 1. Ultimate design windspeed=134 mph -SNOW TEMPERATURE FACTOR, Ct= 1.0 2' Exposure=D -FLAT ROOF SNOW LOAD, 18 PSF -MINIMUM FLAT ROOF SNOWW LOAD, Pfmin= 25 PSF (GOVERNS) 3; WSP FASTENING- .131" SHANK NAILS, 4f 12 FASTENER SPACING, BLOCK ALL JOINTS E. WIND LOAD 4� GB FASTENING- 1.25" DRYWALL SCREWS @4" -DESIGN PROCEDURE:ASCE-7 ALL HEIGHTS METHOD (PORCH)/IRC BRACED WALL METHOD (GARAGE) -RISK CATEGORY I (PORCH)/II (GARAGE -ULTIMATE WIND VELOCITY,Vult= 124 MPH (PORCH)/134 MPH (GARAGE F. HANDRAIL AND GUARD RAIL LOADS HANDRAIL AND GUARD RAILS: 200 LBS CONCENTRATED OR 50 PLF INTERMEDIATE RAILS, BALUSTERS: 50 LBS ON 1 SW. FT.AREA G. UNDER NO CIRCUMSTANCES SHALL THE CONSTRUCTION LOAD ON THE STRUCTURE EXCEED THE DESIGN LOAD WITHOUT WRITTEN PERMISSION FROM THE STRUCTURAL ENGINEER OF RECORD. III CONCRETE 1. CONCRETE CONSTRUCTION SHALL COMPLY WITH ACI 318-11 BUILDING CODE REQUIREMENTS FOR STRUCTURAL CONCRETE. 2 LOCATION L CONCRETE CONCRETE 4,000 PSI STRENGTH 50 MAX W/CM RATIO STRUICTURAL DRAWING LIST 3. CONCRETE EXPOSED TO AIR OR WEATHER SHALL BE AIR ENTRAINED. 4. PROTECTIVE COVER FOR REINFORCING: SO STRUCTURAL NOTES CONCRETE CAST AGAINST AND PERMANENTLY EXPOSED TO EARTH: 3" S1 G;ARAGE STRUCTURAL PLANS CONCRETE EXPOSED TO EARTH OR WEATHER: S2 G;ARAGE SECTION #5 BAR AND SMALLER: 1.5" #6 BAR AND LARGER: 2" S3 POORCH FRAMING PLANS AND SECTIONS CONCRETE NOT EXPOSED TO WEATHER OR IN CONTACT WITH THE GROUND: 3/4" S4 POORCH DETAILS 5. STANDARD REINFORCING BARS SHALL COMPLY WITH ASTM A615-GR 60 SPECIFICATIONS FOR DEFORMED BILLET STEEL BARS FOR CONCRETE S5 TYPICAL DETAILS REINFORCING WITH A MINIMUM YIELD STRENGTH, Fy=60 KSI. 6. PROVIDE KEYS AT ALL CONSTRUCTION JOINTS, UNLESS OTHERWISE NOTED ON PLANS. 7. WHEN REINFORCING IS SHOWN CONTINUOUS IN GRADE BEAMS, WALLS, BEAMS, SLABS, ETC., SPLICE REINFORCING ONLY WHEN UNAVOIDABLE DUE TO STOCK LENGTHS, UNLESS OTHERWISE SHOWN. STAGGER ALL SPLICES A MINIMUM OF 4'-0". LOCATE TOP BAR SPLICES WITHIN THE MIDDLE HALF OF THE SPAN. LOCATED BOTTOM BAR SPLICES AT THE SUPPORTS OR BETWEEN THE SUPPORT AND 1/2 OF THE SPAN, UNLESS OTHERWISE NOTED. &REINFORCING BAR DEVELOPMENT LENGTH (Ld)AND TENSION LAP SPLICE SHALL BE IN ACCORDANCE WITH THE TABLE SHOWN IN THE TYPICAL DETAILS. 9. COMPRESSION BAR EMBEDMENT SHALL BE 22 BAR DIAMETERS,AND COMPRESSION BAR LAP SPLICE SHALL BE 30 BAR DIAMETERS. 10. ALL CONSTRUCTION JOINTS SHALL BE SHOWN ON SHOP DRAWINGS SUBMITTED AND APPROVED BY THE STRUCTURAL ENGINEER OF RECORD. 11. HORIZONTAL CONSTRUCTION JOINTS IN WALLS AND BEAMS ARE NOT PERMITTED UNLESS SHOWN ON DRAWINGS. 12. CHAMFER EXPOSED CONCRETE CORNERS 45 DEGREES AND 3/4", UNLESS OTHERWISE NOTED. 13. ALL NECESSARY SLEEVES AND INSERTS ARE TO BE FURNISHED AND PLACED BY THE VARIOUS TRADES IN FULL COOPERATION WITH THE CONTRACTOR. 14. STRUCTURAL DRAWINGS SHALL BE USED IN CONJUNCTION WITH THE ARCHITECTURAL, MECHANICAL, ELECTRICAL,AND PLUMBING DRAWINGS, THESE DRAWINGS SHALL BE REFERRED TO FOR SIZES AND LOCATIONS OF OPENINGS, BENTS, PIPES, INSERTS,AND HANGERS. 15. CUT NO BARS, OMIT NO BARS ON ACCOUNT OF SLEEVES OR DUCT OPENINGS IN FLOORS OR WALLS EXCEPT AS SPECIFICALLY DETAILED ON DRAWINGS. BARS MAY BE MOVED ASIDE, WITHOUT CHANGE OF DEPTH OR LEVEL. 16. ALL CONCRETE SURFACES SHALL BE COMPLETELY CLEANED OF ANY DIRT, TRASH, OR ANY OTHER CONTAMINATION TO THE SURFACE PRIOR TO PLACING NEW CONCRETE. 17. ALL SEALANT SHALL BE SIKAFLEX-2C NS BY SIKA CORPORATION OR A PRODUCT DEEMED EQUAL BY THE ENGINEER,ALL COMPRESSIBLE JOINT FILLER SHALL BE DECK-O-SEAL'S DECK-O-FORM EXPANSION JOINT FILLER OR A PRODUCT DEEMED EQUAL BY THE ENGINEER. 18. CONTRACTOR SHALL SUBMIT FOR APPROVAL PLANS AND/OR ELEVATIONS INDICATING THE LOCATION OF ALL CONTROL JOINTS AND CONSTRUCTION JOINTS IN CIP WALLS AND SLABS. 19. CONTRACTOR TO SUBMIT TO ENGINEER FOR APPROVAL ALL CONCRETE MIX DESIGNS TO BE UTILIZING ON THE PROJECT. CONTRACTOR TO RECEIVE APPROVAL ON MIX DESIGNS PRIOR TO PLACEMENT OF CONCRETE. III CONCRETE ANCHORS 1. PROVIDE SIZE, TYPE,AND EMBEDMENT OF ANCHOR INDICATED IN THE CONTRACT DOCUMENTS. 2. ALL ADHESIVE ANCHORS SHALL USE ASTM F1554 GR55 THREADED ROD WITH HILTI HY-200 EPDXY, OR EQUIVALENT EPDXY APPROVED BY THE ENGINEER. 3. ALL EXPANSION TYPE ANCHORS SHALL BE KWIK BOLT-3 MANUFACTURED BY HILTI, OR EQUIVALENT EXPANSION ANCHOR APPROVED BY THE ENGINEER. 4. ANCHOR INSTALLATION SHALL BE IN ACCORDANCE WITH THE MANUFACTURERS WRITTEN INSTRUCTIONS. 5. THOROUGHLY CLEAN POST INSTALLED ANCHOR HOLES OF WATER, DUST,AND DEBRIS IN ACCORDANCE WITH MANUFACTURERS WRITTEN N�wrQ IN IONS PRIOR TO PLACING ANCHOR. CO W.�pC IV WOOD 1. ALL JOIST, RAFTERS, POST&COLUMNS, BUILT UP MEMBERS SHALL BE DOUGLAS FIR LARCH #2 OR BETTER. 2F O ♦c 2. ALL STUDS SHALL BE DOUGLAS FIR LARCH STUD GRADE OR BETTER. `"_n cn 4 3. ALL LVL OR PSL BEAMS SHALL BE GRADE 2.0E OR BETTER. w 4. ALL TIMBER FRAMING TO BE EASTERN WHITE PINE GRADE#2 OR BETTER cl -'. 5. ALL WOOD IN DIRECT CONTACT WITH CONCRETE, OR IN CONTACT WITH THE WEATHER SHALL BE PRESSURE TREATED. ycf' N Q941 6. ALL FLUSH MOUNTED JOIST, RAFTERS,AND BEAMS SHALL BE FASTENED TO SUPPORTING MEMBER USING APPROPRIATELY SIZED HANGERS Fop o MANUFACTURED BY SIMPSON STRONG TIE CORPORATION, OR EQUIVALENT APPROVED BY THE ENGINEER.ALL HANGERS SHALL BE INSTALLED IN OFES ON ACCORDANCE WITH THE MANUFACTURERS INSTRUCTIONS. 7. ALL FLOOR AND ROOF SHEATHING SHALL BE APA RATED 24/16 UNLESS OTHERWISE NOTED. 8. ALL WALL SHEATHING TO BE MINIMUM 15/32"APA RATED SHEATHING, SHEATHING GRADE. 9. FRAMING CONTRACTOR SHALL COORDINATE LOCATION OF ALL HOLD DOWN ANCHORS, SILL ANCHORS,AND COLUMN BASE ANCHORS WITH FOUNDATION CONTRACTOR PRIOR TO PLACEMENT OF CONCRETE. 10. ALL SHEAR WALLS,AS SHOWN ON THE DRAWINGS SHALL BE BE FULLY BLOCKED AT ALL SHEATHING JOINTS. 11. ALL GLU-LAM BEAMS TO BE 24F-V4 DF GRADE PATTERSON-WALLS ACCESSORY BUILDINGS 45 AVE B FISHERS ISLAND, NY STRUCTURAL NOTES SEAL& DATE 08.11.25 SIGNATURE PROJECT NO: 25062 DRAWING JC HK JC 1NG NO: So 00 37 West 28th Street 11 th Floor 0"I 02 S2 03 04 A R C H I T E C T S 2x6 PT DECK JOIST @ 16" O.C. I I New York, NY 10001 3'- 10" 12'-75/8" 21'-31/4" 4'-81/4" 10"Q! SONO-TUBE 30" MIN T:212.941.0818 b BELOW GRADE (2)-2x6 FLUSH F - - - - - — Modern Structural Engineering, PLLC co c i 6x6 P ST, TYPICAL 6x6 POST, TYPI "CONCRETE SLAB ON GRADE 6x6 POST, TYPICAL 86 NOOKS HILL RD. FINISH PER ARCH CROMWELL, CT 06416 i o SAW CUT CONTROL 860.295-3818 JOINTS @ 12' O.C. MAX WWW.MODERNSTRUCTURALENG.COM � EACH WAY WWF4x4/W2.9xW2.9 TOP • 10 MIL VAPOR BARRIER G - - - - - - - - - - - - - - - - UNf)ERSL�INStJLATK�N- - - - - - PER ARCH 00 6"WELL COMPACTED 7 GRAVEL FILL • WELL COMPACTED SUB- GRADE x N - - - - — - - — - - - - - - - - - N j_ 00 � I �r 6x6 PC ST, TYPICAL - - - - - - - - - - - - - - - - - - - - - - - - - - 24"x24' RADON PIT, SEE PORTIONS OF RETAINING (D I DETAIL ON SHEET S5 WALL EXPOSED TO VIEW n 6x6 POST, TYPICAL 4"x24"RADON PIT, SEE 6x6 POST, TYPICAL SHALL BE BOARD - C) DETAILON SHEET S5 FOARMED, TYPICAL 00 � 2 ---- I I I I I I I I I I I 1 33'-0" I 1 GARAGE FOUNDATION PLAN S 1 1/4" = 1'-0" 00 011 ( )t S2 (]03 04 12'-7 5/8" 21'-3 1/4" 9'- 7/8" - --- _ ---- _ I I I I I I GLULAM GLULAM F - - - -- - 5.50x14.00 -- -- ---- --------- �_ _ 5.50x14.00 I jr 1 ,' 2x8 ROOF RAFTERS @ 16"O.C. �OF NSW y 00 I '< 0 I j i I II �'CP �C)N W CO f O �c GLULAM - --- - GLULAM j I 5.50x14.00 5.50x14.00 ' G - A P F O ON ES . I I i l DRYWALL SHEAR WALL • BLOCK ALL JOINTS, FASTEN TO ALL - - - - - - - - - -SUPPORTS@ .C- - - - - - -1/2 T GALV ANCHOR ROD @ 48„O.C. - - 1- - - I I n Oo PATTERSON-WALLS GLULAM GLULAM 5.50x14.00 5.50x14.00 j -- - - - - - - - - - - - - - - - - — - - - _ - - - - �' ACCESSORY BUILDINGS - __ -- 45 AVE B --__-- ,:-- a.-_—..T_._._-_____,oFo___ FISHER S ISLAND, NY 2x8 ROOF RAFTERS "RS 16 O.C.00 � i II I , GLULAM I GLULAM _ -_5.5dx14.00 I 'I I GARAGE STRUCTURAL PLANS SEAL& DATE 09.29.2025 SIGNATURE PROJECT NO: 25062 2 GARAGE ROOF FRAMING PLAN DRAWING JC S 1 1/4" = 1'-0" HK JC 1/VG NO: S1 M C B F11 D E A R C H I T E C T S 37 West 28th Street 11 th Floor New York, NY 10001 T:212.941.0818 F G H ) I PROVIDE SIMPSON RIDGE Modern Structural STRAP, SEE TYPICAL DETAIL r Engineering, PLLC T-63/8" 4'-41/8" 4'-4 7'-63/8" 86 NOOKS HILL RD. CROMWELL, CT 06416 RIDGE_ _ _ _ _ _ - L - - - - - - - - - — - - - - — - - � - _ - - - — - - OOF GONSTRUCTtGN- — - - — 860.295-3818 - —4 8-' -- 4 1/2"SHEATHING, FASTED WWW.MODERNSTRUCTURALENG.COM 8d@6"O.C. 2x8 ROOF RAFTERS @ ' 16"O.C. j I I I i I HURRICANE CLIP, TYPICAL � I 2'-7 1/2" GLU-LAM PER PLANS NO SHEATHING JOINT HERE co WALL CONSTRUCTION: 1/2"SHEATHING, BLOCK ALL JOINTS, FASTEN 8d@6" EDGES/12" FIELD ' I 2x6 STUDS @ 16"O.C. r 4"CONCRETE SLAB ON GRADE • FINISH PER ARCH 2 SAW CU--CONTROL JOINTS @ 12' S2 2x6 PT SILL WITH SILL SEAL, 1/2"0 O.C. MAXACH WAY GALV ANCHOR ROD @ 48"O.C., 8" • WWF4x4,W2.9xW2.9 TOP EMBEDMENT 10 MIL VdPOR BARRIER UNDERS B INSULATION PER ARCH d li 6"WELL COMPACTED GRAVEL FILL WELL COMPACTED SUB-GRADE 1/8" PER 12" TOP OF SLAB ad d-.e #5@48" O.C.VERTICAL 1 1/2" (3)-#5 HORIZONTAL (3)-#5 HORIZONTAL ud O I i Q" le 8" 0 13/1 ih 1 TYPICAL GARAGE SECTION S2 1/2" = 1'-0" of NEW�,O 1 03 pN W 00 01 02 S2 03 04 z� o �p OFES I I I I I 5 1/2" 2 1/2" 2 1/2" 2" M I" M TOP OF SLAB ' i _ a-. . . $ a d -- =n - ��- - - - - - - - - ��- PATTERSON-WALLS 36' - 6" - - - a ° - I , . d .a ; a •; f _ ACCESSORY BUILDINGS ° 45 AVE B a 2x8 PT LEDGER, FASTEN TO M °' • p°, co FISHERS ISLAND, NY FOUNDATION WITH (3)-1/4"Ox3" " TAPCONS @ 16" O.C. a 'd :.•- eat' .a�- • < 4" 8" �4" I I I I GARAGE SECTION 2 GARAGE FLOOR LONG SECTION S2 1/2" = 1'-0" SEAL& DATE 08.11.25 SIGNATURE PROJECT NO: 25062 DRAWING JC HK JC VVG NO: S2 MCB R� IDE A R C H I T E C T S 37 West 28th Street 11 th Floor New York, NY 10001 T:212.941.0818 Modern Structural L-;, Engineering, PLC 86 NOOKS HILL RD. wwF4x4/W2.9xW2.9 NAILING SCHEDULE CROMWELL, CT 06416 _ CONCRETE SLAB ON GRADE 860.295-3818CON CO NNECTION NAILING WWW•MODERNSTRUCTURALENG.COM �N SIMPSON LSTA12 RIDGE STRAP (NOT REQUIRED IF < ° ° 1. JOIST TO SILL OR GIRDER,TOENAIL 3-8d d °a ° 2x4 COLLAR TIE IS 2. BRIDGING TO JOIST,TOENAIL EACH END 3-8d PROVIDED) _-aff__ - -ffiffiffmamm 1-I I-III-I 1=1 I-III-III-I I-III-III-III-I I III--- VAPOR RETARDER 3. 1"X 6"(25 mm X 152 mm)SUBFLOOR OR LESS TO JOIST, FACE NAIL 2-8d RIDGE BOARD OR RIDGE III=11I-1I1= -1I I_II�I_II-II1=111=111=1I1=1 -III=1 - i I-I I =-��=�' - 6"COMPACTED GRANULAR BEAM 4. WIDER THAN 1"X 6"(25 mm X 203 mm)SUBFLOOR TO EACH JOIST, FACE NAIL 3-8d ROOF RAFTERS FALL COMPACTED SUBGRADE 5. 2"(51 mm)SUBFLOOR TO JOIST OR GIRDER, BLIND AND FACE NAIL 2-16d 6. SOLE PLATE TO JOIST OR BLOCKING,TYPICAL FACE NAIL 16d @ 16"(406 mm)O.C. SOLE PLATE TO JOIST OR BLOCKING, @ BRACED WALL PANELS 3-16d PER 16"(406 mm) 7. TOP PLATE TO STUD END NAIL 2-16d TYPICAL SLAB ON GRADE DETAIL TYPICAL RIDGE DETAIL a"-1'-0" 8. STUD TO SOLE PLATE 4-8d,TOENAIL OR 2-16d, END NAIL 311=11_011 9. DOUBLE STUDS, FACE NAIL 10d @ 24"(610 mm)O.C. 4 10. DOUBLED TOP PLATES,TYP FACE NAIL 10d @ 16"(406 mm)O.C. DOUBLE TOP PLATES, LAP SPLICE 8-16d 11. BLOCKING BETWEEN JOISTS OR TOP PLATES,TOENAIL 3-8d 12. RIM JOISTS TO TOP PLATE,TOENAIL 8d @ 6"(152 mm)O.C. SAWCUT JOINT 13. TOP PLATES, LAPS AND INTERSECTIONS, FACE NAIL 2-10d � CONCRETE SLAB ON GRADE � 14. CONTINUOUS HEADER,TWO PIECES 16d @ 16"(406 mm)O.C.ALONG EACH EDGE °° ° a d. 15. CEILING JOISTS TO PLATE,TOENAIL 3-8d d c ea e 16. CONTINUOUS HEADER TO STUD,TOE NAIL 4-8d _ _ _ _ _ _ _ _ _ _ _ _ _ _ 17. CEILING JOISTS, LAPS OVER PARTITIONS,FACE NAIL 3-1Od 1-1 I1=1 I -I 11=11 -I 1 I-1 11-1 11=1 I -I 1 I-11 I-I 11-1 11=1 11= III=1II=1I1= =1I1=1I1=1I1=1II-1I1=1I1=1I1=1I1=1I1=1II I- 18. CEILING JOISTS TO PARALLEL RAFTERS, FACE NAIL 3-10d 19. RAFTER TO PLATE,TOE NAIL 3-10d NOTES: 20. 1"(25 mm)BRACE TO EACH STUD AND PLATE, FACE NAIL 2-8d 1. SAWCUT JOINTS USING A "SOFT-CUT" MACHINE OR EQUAL AS 21. 1"x8"(25 mm X 205 mm)SHEATHING OR LESS TO EACH BEARING, FACE NAIL 2-8d SOON AS POSSIBLE AFTER FINISHING SLAB WITHOUT DISLODGING 22. WIDER THAN 1"x8"(25 mm X 203 mm)TO EACH BEARING,FACE NAIL 3-8d LARGE AGGREGATE. 2. FILL JOINT WITH EPDXY SEALANT AFTER SLAB HAS BEEN 23. BUILT-UP CORNER STUDS 16d @ 12"(610 mm)o.C. CURED. 813 24. BUILT-UP GIRDER&BEAMS 10d @ 32" ( mm) O.C. @TOP AND 3. CONSTRUCTION JOINT MAY REPLACE CONTRACTION JOINT. pFNEW BOTTOM & STAGGERED 2-10d �� �'p 0cP �. 'CO y @ ENDS AND @EACH SPLICE � TYPICAL SLAB ON GRADE CONTROL JOINT DETAIL ,z . 0 25. 2"(55 mm)PLANKS 2-16d @ EACH BEARING �s 3"=1'-0" 1 W 4 k 26. WOOD STRUCTURAL PANELS AND PARTICLEBOARD. SUBFLOOR, ROOF AND WALL SHEATHING (TO FRAMING)(1"=25.4 mm) �'' OFFS ONP� 1"AND LESS 8d 6"EDGES/12" FIELD OVER 1" NA 3"O PVC VENT PIPE COMBINATION SUBFLOOR-UNDERLAYMENT(TO FRAMING)(1"=25.4 mm) 1"AND LESS 8d 6" EDGES/8" FIELD ° ^ d OVER 1" NA PATTERSON-WALLS ° a ° e d e ACCESSORY BUILDINGS I=1I1=1 I_ -III I1= 27. DRYWALL 45 AVE B I I 1=1 11=1 I I III-I I -I i I-I I1=1 I1=1 I I-III III 1/2" 1 1/4" DRYWALL SCREWS 7" FISHERS ISLAND, NY III-III-III - - - - - - - - - - - - - - -III-III @ III-I I i- I=1 I I I I=1 I I=1 I I-1 I I-1 I I-1 I I-1 I I-1 I I-1 11=1 11=1 11=1 11=1 11=1 11=1 I -III-III 5/$" 1 5/8" DRYWALL SCREWS @ 7" I_=1 11= 1=1 I = - =1 11=1 I I-III-III-I -I 24" 0x8" DEEP CRUSHED TYPICAL RADON PIT DETAIL 6 MIL POLYETHELENE VAPOR 3"=1' STONE _0" BARRIER *NOTE: NNIING ITEMS NO] A� BEEN PUCABLF TO PROJECT HAVE N PEIv1OVFD a T-FITTING 2 TYPICAL RADON PIT DETAIL 3/4" = 1'-0" TYPICAL DETAILS S5 SEAL& DATE 08.11.25 SIGNATURE PROJECT NO: 25062 DRAWING JC HK JC VVG NO: S5