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Home My WebLink About53056-Z �,�ola TOWN OF SOUTHOLD BUILDING DEPARTMENT .�� SOUTHOLD, NY BUILDING PERMIT (THIS PERMIT MUST BE KEPT ON THE PREMISES WITH ONE SET OF APPROVED PLANS AND SPECIFICATIONS UNTIL FULL COMPLETION OF THE WORK AUTHORIZED) Permit#: 53056 Date: 06/09/2026 Permission is hereby granted to: Silver Sands Hldgs I LLC c/o Alexander Perros Southold, NY 11971 To: legalize an "as built"conversion of an existing accessory boathouse to a restaurant as applied for per Trustees,SCHD waste water and food services, Planning and ZBA approvals. Additional certification maybe required. Premises Located at: 1400 Silvermere Rd, Greenport, NY 11944 SCTM#47:2-15.1 Pursuant to application dated 09/06/2023 and approved by the Building Inspector. To expire on 06/08/2028. Contractors: Required Inspections: Fees: As Built Commercial $2,476.00 CO Commercial $100.00 Total $2,576.00 Building Inspector ,p 0 -OUTHOLD BUILDING DEPARTMENT Town Nall Annex 54375 M ain.Road P. ( . .Box 1179 Southold, NY 11971-0959 a 63 ) 765-1902 Fax 31 7 5- 502 lift s./,/www SWUM, Y„ mn,rrmmnsm"lF ,•.,^r .r mraf a A f ( n ,�411- �9 *v >..��• r �. »ro.-. g.alw��rao ��,"d7��i�/,dd�lm „�,.-�mom` n r •• .... ... Cute Received 'rAPPLICATION FOR BUILDING PERIVII Far Office Use Only E 1"' 2 0 u MIT Zo, AUX0=4 A, �a Applications and fc:�- s ,"rus-c '11led, out ir, their entirety. Incomplete `cans will not accepted. iPhere the Applicant i not the owner,air �.. fa Ili '� C` rI h � 0 , j� ..,........- o k' 4 „.,„iw�:,avuuuewn mmi rnmro,^•^^ummemmivi+^,rr•••.n..,«...�r�rc r,n oiiar rr... ...�.-.+�* rrm�re�mrwrvm�nn�nx i�....v�wm w,wrvw_.,a „-mmm��mww�urumnm wn�rv�nw won,mmm�^--+a+-z••- u, mi i ^+wlM '^rr.uumren pp .1 I I p SCTM# - _ � +I t- �D Z� Vti-�t �1 ' D GR'r-,rnEaEil:AL---L—''R'"@T SILV 1 1�/1yy��/gyp 4 �..,,. A T y+�,,.,�r n,,w...,u��..q.�lsial fuu.;i,,f.':�3,. �� N��yy •� N 1 ■V 4 4 1 L - A _ t ♦++ 4 L,� y iN EOM in w +yy G �. 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', .. .., rwvuw di pr �I�A I[ Lurtnrvrvmi..ewwvn�'mm'mmrr�rrr'mmuzrrr'r' rrtrri«....i�. ................. .......... ry eri� m 000ioio n.mi n rmwm wminaia ... rrro .... If x f a I m m U IU U ,i 4 i i it u, — o . r 0 �� mn tern use o-� property- � Restaurant � .r �' ....................................... J I ° ry 9 .I a � ��coo respect t u d covenants restrltlos with !� o e Are there F 1 Lhis property? l'IYes W No IF YES, PROVIDE A COPY. Check Box After Reading,., .t_..:::"1,�, -; �',i.' -L r1d,1 r� rofessional is responsible fcjx all drainage and storm water I55U£' ��provided by t V.-,iI 4,C, j;Department for tcie�ss;iance of a Bull iiig Permit pur�su o ►� 3�.�Nlding,Zone 1 :r�,licable Laws,Ord'r"�;�� ,r Regulations,or die co tru In of bull Ings,� v uV on s ` l!e F;0cant(agrees to corn I with all applicablci.`i»w ,ordin es,bui! code, fin cc:o6t4 ..yrv.k i+ W J 1 0It%I lnspecters on prerritses and in builldin (s)for necessary Inspections,False statements made herein,are � 4 �-abl 2y' C .r VorlS State Pena Penai Lait,,. A V�la a�F °' 9 i�, r r + 1':t) s>x C El" ;I gene Lrner u ate. t I: s U[[ V G IIII yy P A ., rmw v atr being duly sworn, deposes and says that(s)he is the applicant a � oI r ac or, Corporate Officer, etc.) o,l�said o wne=-or ov ier-s. 1:r= is 2.L ")G,,lZed to per-.--i or have pei forr ::d the said worl<and to make arc filethis C,,r,� � �r,�,��„�- �+ ;. 1:hii q plic@�,,on are true to the hest of his/her knowledge and belief; and � i the application e therewith.tr! tr:2 a��er se, o c Lt ,t e vor \rt, 00, r u , ry PubMllc PROPERTY OWNER AUTHORIZATION NMA14Y PUBLIC,,STX M OF NEW , rs J� ` NO,("Dws"OM rea L is not the ov, , I nk �;y r . ....._. + 1 0 n �y u� II, MW¢°Q (^y V r� C�� ....................................I U A r W� �. a l as described herein. i~o r a p,I , u YX u �fir yy V rw An Ww H Date ,r { r w 2 026 l U N ,. N . JO MAZZAFE'RR,Q211,P*hOP ... PO Bo 7, "rreenport,N.Y. 119�44 .. . a �w P Phone - 516-457-5596 .nickmazzaferro@verizon.net Consulting Engineer 0, Des11,211, Construction,Inspection May 25, 2026 Town of Southold-Building Department 505 Main Road Southold NY 11971 Re: 1400 Silvermere Road; Greenport,N.Y. 11944 District-1000, Section-4 ' Block- , Lot-1 .1 (Building 3 5 This is in reference to existing structure known as Building 35 located on the property listed above. The purpose of this document is to support the application for a building permit. This additional information is provided for the wall and roof areas which are located within 5 foot of the property line on the westerly side of the building. Attached is the Design Professional's Analysis of the Assembly that is shown on the submittal drawings. If you have any questions,please contact me by phone or email, Thanks, Nicholas J. Mazzaferro, P.E. Engineering 'Anaty'sis —Fire Resistance I I I Z;*Z" 00� E,r2a, grt cat 01 y L,o ion,*,. 1400 Silvermere Road; Greenport, N.Y. 11944 District-1000, Section-47 Block-2,Lot-15.1 (Building 35) Purvocllch* o q-.. Provide analysis to establish the fire rating for the wall and roof portion of the westerly side of Building 3 5. This area is located Within 5 feet of the adjacent property. Criteria: (Note—NYS Building Code Assembly Group -A-2 Restaurant - Section 303.3 Type 5 Construction—(Solid.Wall No Openings) from Chapter 6 Section 602.5 Type V-A- I hour fire rating required. Per Table 601 Fire Separation Distance less than 5 feet- 1 .our fire rating required. Per Table 602 Distance to Property Line—Less than 5 feet for west Wall and part of Roof Exterior Wall - Rated for Exposure to Fire from Both Sides - Chapter 7 Section 705.5 Result: Based upon the A-2 Assembly, the Type V-A and the building location ont he property, the exterior wall on the west face and the attached roof structure require a 1-hour fire rating. A OF , 0 v 4, o9b 7" Method for determining,Fire Reslistance: Per ChavAer 7'Section 703.3 "The required fire resistance of a building element, component or assembly shall be permitted by an v of the following methods 9, (3)—Calculation in.accordance with Section 722. 1 —By Code Definition(Chapter 2)the Wall and Roof Elements are LIGHT-FRAME CONSTRUCTION. 2—Per Section 704-Paragraph 704.4.1 - Boundary elements that are integral elements in walls of light-frame construction and are located entirely between the top and bottom plates shall be permitted to have the required fire resistance ratings provided by the membrane protection provided for the wall. 3 -Based upon 1 & 2 the walls elements fire rating can be obtained using the membrane elements of the wall assembly. 4—Per Section 722-Paragraph 722.6.1 Wood Assemblies -General The maximum fire resistance rating is limited to I hour. Dissimilar membranes-2 sided exposure-rating determined by the weaker side. 5 —Per Section 722-Paragraph 722.6.2.1 Fire resistance rating of wood frame assemblies - The fire resistance rating is equal to the sum of the time assigned to the membrane on the fire exposed side, the time assigned to the framing members and the time assigned to for additional contribution by other protective measures. The membrane on the unexposed side shall not be included in the fire resistance of the assembly. - The times used in the calculation were the ones assigned to the elements in accordance with Paragraphs 722.6.2.2 through 722.6.2.5. - From Tables 722.6.2(1), 722.6.2(2), 722.6.2(3), 722.6.2(3), 722.6.2(4), 722.6.2(5). OF 0, ono Calculation for Wall Structure: Please see the permit drawing submittal showing the design wall structure. This design uses the existing wall structure as the base and adds two layers of Type X- 5/8" sheetrock on the interior surface of the stud wall. In addition, V thick solid wood planking is provided over the sheetrock. There is also a Hardi Plank Fiber Cement Siding 5/16"thick added to the exterior of the existing structure. The component overall bi-directional fire rating for the assembly is as follows:: Interior to Exterior', 1 —Solid Wood Planking-3/4"—---------------------- -----------------------------10 minutes 2—Type X 5/8" Sheetrock—two layers-------------------------------------------80 minutes 3 —Mineral Wool Insulation---------------------------------------------------------15 minutes 4—Stud Cavity— 16 inches on center----------------------------------------------20 minutes 5 —Plywood Sheeting—%-- ----------------------------------- --------------------�15 minutes 6—Exterior Cedar Shingles _-____-___....__________________..___.._____________--_-_--___5 minutes 7—Exterior Hardi Board Fiber Cement Siding------------------------------------0 minutes Total 145 minutes Exterior to Interior.-. 7—Exterior Hardi Board Fiber Cement Siding-----------------------------------3 0 minutes 6—Exterior Cedar Shingles ----------------------------------------------------------5 minutes 5 —Plywood Sheeting-3/4-- _____..-___________..________________.._..____________-__-_--15 minutes 4—Mineral Wool Insulation---------------------------------------------------------15 minutes 3 —Stud Cavity— 16 inches on center----------------------------------------------20 minutes 2—Type X 5/8" Sheetrock—two layers_________-__________..__....______---_____-____ 0 minutes I —Solid Wood Planking-3/4"—reduces flame spread but no time added------ 0 minutes Total 85 minutes Sum —The new wall structure assembly shown in the design submittal and detailed above calculates to a fire resistance rating that exceeds the I hour requirement for this structure . The fire rating for both directions accomplishes the 40 minute need prior to reaching the stud cavity. The calculation is valid for both directions. Since it is limited by Code,this assembly has maximum I hour fire rating and meets the requirements for this application. OF N 'w Al 0 4s: Wi 0- 057 0' Is Sf I ot4 Calculation for Roof Structure: Please see the permit drawing submittal showing the design roof structure. This structure contains a double framing system of 2"x6" lower rafters and 2"x12"upper rafters resulting in a 12" 0.C. spacing. The cavity is 100% full with mineral wool insulation and 3 �1 /4 exterior plywood is the sheathing layer. The roof covering consists of 15-lb. Felt Paper and Class-A Shingles. The component overall bi-directional fire rating for the assembly is as follows.- Interior to Exterior: I —2 x 6 Frame Rafters (Interior Structure) -------------------------------------10 minutes 2—Interior Wood Finish—2 x 6 Solid Wood Deck-----------------------------10 minutes 3 —Mineral Wool Insulation--------------------------------------------------------15 minutes 4—2 x 4 Frame System (Rafter Support) -----------------------------------------10 minutes 5 —2 x 12 Rafter Cavity (Exterior Structure) ------------------------------------20 minutes 6—Plywood Sheeting-3/4-- -------------- ---------------- ------------------------15 minutes 7 - lee Shield Membrane--------------------------------------------------------------0 minutes 8 —GAF Shingles—Class A----------------------------------------------------------0 minutes Total 80 minutes Exterior to,, Interior: 8 —GAF Shingles—Class A-------------------------------------------------------- 10 minutes 7 - Ice Shield Membrane--------------------------------------------------------------0 minutes 6—Plywood Sheeting-3/4-- ----------- ------------------- -------------------------15 minutes 5 —Mineral Wool Insulation---------------------------------------------------------15 minutes 4—2 x 12 Rafter Cavity --------------------------------------------------------------20 minutes 3 —2 x 4 Frame System (Rafter Support) _________________________________________10 minutes 2—Interior Wood Finish—2 x 6 Solid Wood Deck-------------------------------0 minutes I —2 x 6 Frame Rafters (Interior) ---------------------------------------------------0 minutes Total 70 minutes Sum —The existing roof structure assembly shown in the design submittal and detailed above calculates to a fire resistance rating that exceeds the 1 hour requirement for this structure . The fire rating for both directions accomplishes the 40 minute need prior to reaching the stud cavity. The calculation is valid for both directions. Since it is limited by Code, this assembly has maximum I hour fire rating and meets the requirements for this application. OF N, 0 Nicholas J. Mazzaferro, P.E. 0 1CC EVALUATION SER'VICEI lcc=,ES Evaluation Report ESR-2290 Reissued March 2026 This report also contains: Revised April 2026 S M 0111 Subject to renewal March 2028 FL A u r � i , Yug yAkuopglem'"'Jnjir ICC-ES Evaluation Reports are not to be construed as representing aesthetics or any other attributes not specifically addressed,nor are they to be construed as an endorsement of the subject of the report or a recommendation for its use. There Is no warranty by ICC Evaluation Service,LL.C,express or implled,as to any finding or other matter in this report,or as to any product covered by the report. Co'' ri t � �ICC,r a1 on Service LL-Ca � 1 resew i, r r - DIVISION: 06 00 00— REPORT HOLDER: EVALUATION SUBJECT: � WOOD, PLASTICS AND JAMES HARDIE HARDIE'SHINGLE COMPOSITES BUILDING PRODUCTS, PANELS PRODU Section: 06 'I ► 1�--� " INC. HARD�IE PLANK LAP MIN* � � SIDING,ARTISANS LAP Sheathing SIDING,AND DIVISION: 07 00 00-- HARDIEVSHIN LE THERMAL AND INDIVIDUAL SHINGLES MOISTURE PROTECTION i Section: 07 46 46--- Fiber-Cement Siding 1.0 EVAL.UATION SCOPE 1.1 Compliance with the following codes: 20247 2021, 2018, 2015,2012 and 2009 lnleM 0aa° i d ng Co 'e- IB IQ 2024,2021, 2.0187 2015�2012 and 2009 i ternat na,, esi �n 1 Cede 1f C. in 2013 Abu Dhabi International Building Cade(A►DIBC)t fiThe ADIBC is based can the 2009 IBC.2009 IBC code sections referenced in this report are the same sections in the ADIBC. Properties evaluated: IN Weather protection in Structural Types 1, Ill 111, and IV(noncombustible)construction `ire-resistance-rated construction � Thermal resistance 1.2 Evaluation to the following green standards: 20209 2015,2012 and 2008 ICC 700 National Green,Baild1h St (ICC 700-2020, ICC 700-2015, ICC 700-2012 and ICC 700-2008) , 0 2025 California Green Building Standard Code(CALGreen),Title 24, Part 11 2024, 2021 and 2018 International Cireen Construction C'od'`ee(Igcc) _00'r, rip IYi Jwe Page 1 of 41 ESRo2290 Page 2 of 41 Must Widely Accepted and Trusted 2023, 2020 and 2017 ANSI/ASHRAEIUSGBC Standard 189.1 -- Standard for the Design of High- Performance Green Buildings, Except Low-Rise Buildings Attributes verified: See Section 2.0 . 0 USES James Hardie fiber-cement panels, plank lap siding, and cladding shingles are used as exterior wall covering. The products comply with 2024 IBC Section 1403.9 [2021 and 2018 IBC Section 1403.10 (20150 2012 and 2009 IBC Sections 1404.10)] and IRC Section R703,10.The products may be used on exterior walls required to be of Type 1, Il, III or IV construction (IBC). The HardieOPlank(CemplankO, Prevail°, and RFC8)Lap Siding products may also used as soffit panels and comply with 2024 IBC Section 1412.4. The attributes of the fiber-cement sidings have been verified as conforming to the provisions of(i) ICC 700- 2020, ICC 700-2015 and ICC 700-2012.Sections 602.1.6 and 11.602.1.6 (term ite-•resistant materials); (il) ICC 700-2008 Section 602.8(termite-resistant materials);(iii)CALGreen Section A4.405.1.3(prefinished materials) and A5.406.1.2 (reduced maintenance); (iv) ICC 700-2020 Sections 601.7 and 11.601.7 (prefinished materials); (v), ICC 700-2015 and ICC 700-2012 Sections 601.7, 11.601.7 and 12.1(A).601.7 (prefinished materials); (vi) ICC 700-2008 Section 601.7 (prefinished materials); (vii) ICC 700-2020 Sections 611.4.2 and 11.611.1.2 (Product Specific Declarations); (viii) ICC 700-2015 Sections 611.4.2 and 11.611.4.2 (Product Specific Declarations); (ix)2024 IgCC Section 901.4.2(Product Specific Declaration); (x)2021 and 2018 IgCC Section 901.4.1.4.2 (Product Specific Declarations); (A) 2015 IgCC Section 505.4.1 (Product Specific Declarations); (xii)2023 ASHRAE 189.1 Section 9.4.2(Product Specific Declaration);and (xiii)2020 and 2017 ASHRAE. 189.1 Section 9.4.1,4.2(Product Specific Declarations). Note that decisions on compliance for these areas rest with the user of this report. The users are advised of the project-specific provisions that may be contingent upon meeting the specific condition,and the verification of those conditions is outside the scope of this report. These codes or standards often provide supplemental information as guidance. Nate: The Environmental Product Declaration (Epp)provided to ICC-ES was verified by a Program Operator other than ICC-ES. ICC-ES makes no claims or warranties regarding the contents of the EPD provided. Please contact the report holder to obtain a copy of the E.PD and confirm its validity; see Section 7.0 for the report holder's contact information. 3.0 DESCRIPTION 3.1 General. The exterior sidings are single-faced, cellulose fiber—reinforced cement (fiber-cement) products_ Exterior sidings are identified as HardieOShingle panels, HardieQlPlenk(CemplankO, Prevail', and RFC') lap siding, Artisan' Lap Siding, and HardieOShingle individual shingles. Nominal product dimensions are noted in Table 1. The products comply with ASTM C1186, as Grade 11, Type A; are class A rated with a flame-spread index of 0 and a smoke--developed index of Less than 5 when tested in accordance with ASTM E84;and are classified as noncombustible when tested in accordance with ASTM E136.Thermal conductance(K)and resistance(R) values for the products are as shown in Iable 2 of this report, based on testing in accordance with ASTM +C177. 3.2 Siding: HardieOShingle panels, HardieOPlank (CemplankO, Prevail', and RFC') lap siding, Artisan' Lap Siding, and HardieOShingle individual shingles are supplied either coated, or uncoated for subsequent application of a compatible exterior-grade top coat. Nominal product dimensions are noted in Table 1. The products are available in a variety of finish textures. HardieOShingle panels are offered in three configurations: half-round, staggered-edge, and square--edge. HardieOShingle individual shingles are offered in two configurations:staggered-edge and square-edge. 3.3 Fasteners: Fastener type, size, spacing and installation method must be as shown in the tables of this report. Fasteners roust be made from corrosion-resistant steel. 4.0 IDESIGN AND INSTALLA"nON 4.1 Design. ESRm2290 Page 3 of 41 Mos!Widely Accepted and Trusted The maximum basic wind speeds for positive or negative transverse load resistance of Hardie°Shingle panels, Hardie°Plank(CemplankO, Prevail°, and R1=CO)lap siding,Artisan'O Lap Siding, and Hardie°Shinglo individual shingles are presented in l s a�through 26 as follows: Product Installation Method Table No. Hardier' hin le Panels Over all frame types Table g P Over steel framin 'Tables through 7 Hard'Ie Plank(Cemplank , g g' , Prevail, and TTCS) lap siding 8 3 wood framing Tables through 1 Over w g g 1-1- Over wood structural sheathing Ta blgs 1'4 through 1 Over walls constructed. of concrete masonry Tables 18 through 23 units complying with ASTI C90 Artisan@ Lap Siding Over wood framing Table 17 Over walls constructed of concrete masonry Tables 18 through 23 units complying with ASTM C90 Hardie@Shingle Individual Over all frame types Tables 24 through 2 Shingles 4.2 Installation:4.2.1 General: Installation must comply with this report, and a copy of this report must be available at all times on the jobsite during installation.All products may be cut to shape on-site by the score-and-snap method using a score-and-snap knife, a hand guillotine or a handsaw utilizing a carbide blade. A clear distance of 6 inches(152 mm)must be maintained between the siding and the earth. For installation above paved surfaces in areas designated as Hardier' Zone 5 (HZ54'), a distance of not less than 2 inches (50.8 mm) must be maintained. For installation above paved surfaces in areas designated as Hardie T"r Zone 10 (HZ100), a distance of not less than 1 Inch (25.4 mm) must be maintained, Unless otherwise noted in this report, the products must be installed in accordance with 2024 IBC Section 1404.17[2021 ,and 2018 IBC Section 1404.16 (2015, 2012, and 20091BC Section 1405.16 )]or 2024, 2021, 2018 and 2015 1RC Section R703.1 o and Table R703.3(2012 and 2009 IRC Section R703.10 and Table R703.4),as applicable.For all Sidi ne'ls la d shin-g e a water-resistive barrier must be applied over the wood or metal framing members or nailable substrates in accordance with Section 1403.2 of the 2024, 2021 and 2018 IBC (Section 1404.2 of the 2015, 2012 and 2009 IBC)and Section R703.2 of the IRC, as applicable. Siding may also be installed over exterior continuous foam insulation up to 4 inches(102 mm)thick complying with the International Energy Conservation Cade'(IECC).Attachment must be in accordance with this report. For insulation thicknesses of 1518 inches (41.3 mm) or less, the fastener length must be extended by the thickness of the exterior continuous insulation. For insulation thicknesses greater than 15/8 inches (41.3 mm), the siding must be attached to furring strips complying with the stud r+equirements.in this report. Furring strip thickness must equal the net penetration of the fastener,and attachment of the furring strips to the wall framing must be designed to withstand the maximum wind speeds in this report,The foam insulation must be evaluated in an ICC-ES evaluation report in accordance with ICC-ES AC377 or[CC 1100 for use can exterior walls, and installation must be in accordance with the evaluation report and manufacturer's installation instructions. 4.2.2 Flashing:A ale-inch(3.2 mm)gap must be left at locations where the siding butts against door,window or corner trim. Such butt-to installation gaps must be flashed or caulked in accordance with the applicable code.Vertical joints must occur over nailable substrates.Horizontal joints must be flashed with metal Z-flashing and occur over the solid blocking or wood structural panel sheathing. 4.2.3 HardieShingle Panels: The shingle panels require the use of a starter strip to set the first course on the proper angle and to create a drip edge. The panels must be fastened in accordance with the provisions of ,La I of this report. 4.2.4 Hardie@`Plank(CemplanV, PrevailO, and RF'CO) Lap Sitting:The lap siding must be fastened either through the overlapping planks (face nailed) or through the top edge of single planks (blind nailed) in accordance with the provisions of Tables 4 through 16 of this report. Lap siding installed over walls constructed of concrete masonry units complying with ASTM C90 must be applied in accordance with Tables 18 through 23.The lap siding requires the use of a starter strip to set the first course on the proper angle and to create a drip edge. Vertical joints must occur over studs,except where the"off-stud splice device"is installed or where the planks are installed to wood structural panel sheathing complying with the applicable code, and must be staggered ESRw2290 Page 4 of 41 Most Widely Accepted and rrusted on subsequent courses.where the "off-stud splice device" is installed,the splice device's bottom lip must be placed over the adjacent solid course of planks.The plank must then be fastened to the framing with corrosion- resistant fasteners. The abutting plank must be positioned and fastened into place ensuring that the lower edges of the two planks align. The metal device must be located centrally over the vertical joint. Vertical joints between planks must be lightly butted or gapped and must be protected by one of the fallowing methods:(a)sealed with caulking in accordance with the caulk manufacturer's published gapping requirements and caulking application instructions; or(b)covered with an H-section joint cover; or(c)located over a strip of non-perforated flashing complying with ASTM D225,Type I felt, or other approved flashing in accordance with IBC Section 1402.2 or IRC Section R703.1, as applicable. Trim and corners must be installed, and the siding must be finished in accordance with the manufacturer's application instructions. When used as soffit panels, installation of the lap siding must be in accordance with 2024 IBC Section 1412.4 or 2024 IRC section R704, as applicable. 4.2.5 Artisan'Lap siding:when installation is on wood framing members,metal framing members,or wood structural sheathing, the lap siding must be fastened through the top edge of single planks (blind nailed) in accordance with the provisions of Table, of this report.Lap siding installed over walls constructed of concrete masonry units complying with ASTM C90 must be applied in accordance with 'Tables 18,through 23.The lap siding requires the use of a starter strip to set the first course on the proper angle and to create a drip edge. Vertical joints must be made off-stud. Joints may be located centrally between studs but no closer than 4 inches (102 mm)from the edge of a stud. Nails must not be placed within 1 inch (25.4 mm)0f the end of the planks. Vertical joints must be staggered on subsequent courses. The plank must then be fastened to the framing with corrosion-resistant fasteners. Vertical joints between planks must be lightly butted and must be located over a strip of non--perforated flashing complying with ASTM D225, Type I felt, or other approved flashing in accordance with IBC Section 1402.2 or IRC section R703.1, as applicable. Trim and corners must be installed, and the siding must be finished in accordance with the manufacturer's application instructions.. 4.2.6 HardieOShingle Individual Shingles:when installed on wood structural panel sheathing,the cladding shingles are fastened in accordance with the provisions of either Table 4,,25,or 25 of this report. The individual shingles require the use of a starter strip to set the first course on the proper angle and to create a drip edge. The nominally 11/4—inch-wide-by-1/4—inch-thick starter strip and a minimum 31/4-inch-wide (210 mrn)HardieOPlank(CemplanV, Prevail°,and RFC')lap siding starter course are installed over the water- resistive barrier with the bottom of the starter strip and starter course even with the bottom of the bottom plate. Shingles are spaced a maximum of 1r4 inch (0.4 mm)apart, leaving a minimum side lap of 1'/z inches(38 mm) between the joints of successive courses. Fasteners must be spaced a minimum of 3/4 inch (19 mm) and a maximum of I inch (25.4 mm)from shingle edges and must be positioned to be covered a nominal 1 1/4 inches by the succeeding shingle course; for 12-inch-wide (305 mm)shingles, the third nail (see Table 25) must be installed mid-span of the shingle. Nails must secure shingles but must not be over-driven. Trim and corners must be installed, and the shingles must be finished in accordance with the manufacturer's application instructions. 4.3 Fire-resistance-rated Wall Assembly(HardieOP'lank(Cemplank`°, P"revail°, and RFCO)Lap Siding): The asymmetrical, load-bearing, one-hour fire-resistance-rated wall assembly must consist of nominally 2-by- 4 wood studs spaced a maximum of 24 inches (610 mm) on center, with two top plates and a single bottom plate. One layer of 51s-inch-thick (15.9 mm), Type X, gypsum wallboard complying with ASTM C35 or ASTM C1396,43 inches (1219 mrn)wide, must be applied vertically to the interior face of the studs and secured with minimum 1314--inch-long (44 mm) cup-head gypsum wallboard nails, spaced 7 inches (178 mm) on center at board edges and intermediate framing m ern bers.All board joints must be backed by framing.The 5/a-in ch-th ick (15.9 mm), Type X, gypsum wallboard joints and nail heads must be finished in accordance with ASTM C340 or GA215. The exterior face of the wall must be covered with one layer of 1/2-inch-thick (12.7 mm), Type X, water-resistant core treated gypsum sheathing complying with ASTM C35 or ASTM C 1390 and one layer of maximum 12-inch-wide(305 mm)Hardie@Plank(CemplankO, PrevailO,and RFCO)lap siding lapped a minimum of 11/4 inches (32 mm). The 1/2-inch-thick (12.7 mm), Type X, water-resistant core-treated gypsum sheathing must be applied vertically to the exterior side of the framing members with vertical edges staggered 24 inches (510 mm)from the joints on the opposite side.All board joints must be backed by framing. The %-t--inchwthick. (12.7 mm), Type X.water-resistant core-treated gypsum sheathing must be fastened to the framing members with 13/4-inch-long (44 mm) roofing nails spaced 7 inches (178 mm) on center in the field and 4 inches (102 mm) on center along the perimeter of each board. The cuter layer of 5/is-inch-thick(7.5 mm), maximum 12-inch-wide (305 mm) Hardie°Plank (Cemplane, Prevail°, and RFCO) lap siding must be applied over the 1/2-inch-thick (12.7 mm), Type X, water-resistant core-treated gypsum sheathing by attaching minimum ESA'.- 290 ft '41 aMcst Wtd"ety A�ccaeptetif at►d t'rtrst�d a, 11l4--1nc"_ ide (31.8 mm) Hardi&Plank(Cem lank ', rev 1 , an ) starter strips through tihe gypsuim sheathing Into,the bottom plate and the 12-inch ide 305 n Hard i,e ftnk(CernplankO, VI ,,and,RKP), w1th a single 6d lap siding applied hvnzc�ntall with � m�n�mum nornna�ll� 1�� inc��h � �ap, and -fastening nin corrosion-resistant common nail driven through the lapped planks l t each stud The axial load gust", be the lesser of the following, provided structural consideration for axial, flexural and bearing perpendicular-to-grain stresses is In accordance with ANSI/AWC NDS-•2,0 4,ibr the 2024! C and IRC-, ANSI AWC NDS-2,018 for they 2021, 2018 IBC and IRC; ANSI/AWE; CAS-2015 for the 2015 113C and IRC; ANSI/AF&PA NDS-2010 for the 2012 1 BC or I FCC(-2005 for the 2009 1 BC or I IBC): 1. Maximum 100 percent of full allowable axial compressive design Toad permitted for the wood species. 2. Maximum allowable woad axial stress of 0.78 F�,which must not exceed 0.78 F'at a slenderness ratio 1Wd of 33, 5.0 CONDITIONS OF USEI-W 'The Hardiee hin le panels, Hardie, PIlan�� CemplankO, PrevailO, and .FC9')lap siding, Artis�a�n, Lap Siding, and Harda Shingle individual, shingles described in this report comply with, or are suitable alternatives to what is specified in, those codes listed in Section 1.0 of this report,subject to the fallowing conditions: 5.1 James Hardie@) Building Products, Inc, products listed in this report must be installed in accordance with this report and the manufacturer's published installation instructions. In the event of a conflict between this report and the manufacturer's instructions,this report governs. 5.2 HardieOShingle panels, HardieOPlank(CemplankO, PrevailO,and RFC')lap siding,ArtisanO Lap,Siding,and Hardie°Shingle Individual shingles must be installed on exterior wails braced in accordance the applicable code. 5.3 Design wind speeds applied to James Hardie'D sidings described in this report must be determined in accordance with the applicable cede and must be less than those shown in the wind speed tables in this report. 5.4 The sidings must be installed over a code-complying water-resistive barrier and as noted in this report. 5.5 For use in fire-resistance-rated construction, installation must be in accordance with Section 4.3. 5.6 Flashing must be installed at all penetrations and terminations in accordance with the applicable code. 5.7 Under 2024 IBC Section 14 0.1and"2018, IBC Section 1402.5 ( 015 or 2012 113C 'Section 1403.5)], where a combustiblewater-resistive barrieris used, installation can exterior walls of buildings of Type I, 111 Ill, and IV construction is limited to buildings that are not greater than 40 feet in height above, ride plane, except as permitted under Exception 2 of the 2024 IBC Section 1402.6[2021 and 2018 IBC section 1402.5 (2015 113C Section 1403.5)]. 5.8 The products are manufactured at the fallowing locations, with quality control inspections by ICC-ES: Cleburne, Texas Peru, Illinois • Plant City, Florida Prattville,Alabama Pulaski, Virginia * Sparks, Nevada Tacoma, Washington Waxahachie, Texas • Fontana, California Summerville, South Carolina 6.0 EVIDENCE u! imux Datain,a,ocordance with the, cc to c Criteria for I ae f S[di'lIg Useclas, xt r or ll'Siding (A,C90), dat, d ctob r 2020edito ri ll revised June 2 ESR-2290 Page 6 of 41 Most Widely Accepted and Trusted 7,0 IDENTIFICATION 7.1 Pallets of the James HardieO Building Products, Inc., HardieOShingle panels, Hardie°Plank (Cemplank-0, Prevail°,and RFC°)lap aiding,A►rtisan�'Lap Siding,and Hardie°Shin,gle shingles must carry a label bearing the manufacturer's name and telephone number, the product name, the name of the inspection agency, ICC-ES,and the evaluation report number(ESR-2290). 7.2 The report holder's contact information is the following: JAMES HARDIE BUILDING PRODUCTS, INC. 10901 ELM AVENUE FONTANA, CALIFORNIA 92337 (909)942-7 43 0 TABLE I—STANDARD NOMINAL PANEL,PLANK AND SHINGLE DIMENSIONS PRODUCT WIDTH(INCHES) LENGTH THICKNESSES .INCHES Hardie'Plank lap skiing 8'�� R1 911. &12 12, 14 feet 'lira Artisan la sldln , 1 7114�5'/ 12,14 feet lI 5 1�, 5/4,67 /4,��4i Cem larsk�'la siding � ' j 1 1 � 1/2,81 12, 14 feet 5116 P 5/ gI &12 Prevai 8114 l0 lap siding 9112&�� 12,14 feet /is � � RFC"-'lap sidinq ? '5'/4 gi/ &12 1 4 /16 Hard OShingle 5-inch exposure 48 14 inches 14 (square&sta2gered I ed e HardieMShingle 7-inch exposure 48 151/4, 151/,ainches 114 s re&sta ear+sd ed e HardieShingle panel 48 15 inches 1/4 s Mare&staggereal edge) HardieO hingle panel 48 16,19 inches 1/4 half round Hardie'Shin le individual shingles g 0 inch er sure 31/2,41/2,51/2,T,8314 14 inches 1/4 Hardie Shingle individual shingles?'- 43/1a,51/2,6'1/41?114,10, 151/4 inches 1/4 inch exposure Hardle'Shingle individual shingles 6,8,&12 18 inches 1/4 For Sl:1 inch=25.4 mm, 1 ft=305 mm. TABLE 2- �-"K"and"R"VALUES FOR FIBER-CEMENT PRODUCTS PRODUCT THERMAL THERMAL ACTUAL THERMAL ACTUAL THERMAL THICKNESS-3- CONDUCTANCE' RESISTANCE' CONDUCTANCE2 RESISTANCE2 INCH K = ETU1HR-FT2-F/INCH R=1/K FF K R /4 1.95 0.51 7.80 0.1 / 2.07 0.4E1 6.62 0.15 For SE,1 inch=25.4 mm, 1 Btu/h-f#2°F=5.678 W1m2-K. 'Based on 1 inch of panel thickness. 2Actual value for panel thickness shown. ES R-2290 Page 7 Of 41 Mosf Widely Accepfed and Xrusfed TABLE 3—MAXIMUM WING SPEEDS FOR EXPOSURE CATEGORY(mph)FOR HARDIeSHINGLE PANEL 2015 IBCARC and 2012 2012 IRC,2009 1 JBc tBC11RC : (Liftimate Design Wind Speed,V A,7,6);2024, (Basic Wind Speed,faS1jk6,9A2) 2021 and 2018 IBCIIRC (Basic Design Wind Speed ,V10,11 ,11 EXPOSURE EXPOSURE CATEGORY ' S E C. CATEGORY PRODUCT' THICK FASTENER TvpE13 FASTENER ��►� STUD SPACING �La ,. (iN.) SPACING(IN.) TYPES HEIGHT(FT.) B C Cf B C D Attached to 0�-15 � 126 85 163 110 W HardiePShingle " ' "'wod Panel straight or 0.090 shank x„ structural /�s"W,SP 20 F '121 85 156 110 half round 114 0.215 HD x 116 13.75 panel attached to long ring shank nail � framing per code 40 � 105 85 �� 136110 � Installation) sheathing only 60 95 ®. . 123 - . Attached to 0-15 105 85 136 110 'hs"wood Hardie"Shingle 0.090 shank x '/,e WSP 20 105 136 1 structural Panel(staggered l4 0.215„HD x 1/2 13.75 panel attached to Installation) long ring shank nail sheathing framing per code 40 95 123 only 60 85 110 NNW Attached to 0-15 15B 143 130 204 185 168 "Its"wood — 0.090 shank x /16 WSP 20 158 139 127 204 179 164 Hardie`Shingle '14 0.215"HD x 1112" 8 structural attached to Panel long ring shank nails panel framing per code AO 152 130 120 196 168 155 sheathing only 60 143 124 115 185 160 148 Attached to 0-15 172 166 142 222 201 183 0.090"shank x 71»"wood 71,Cn WSP 20 172 151 138 z22 195 17$ HardleOShin9le '14 0.21�5"HD x 1'/2" 6 structural attached to Panel long ring shank nails pane! framing per code 40 165 141 130 213 182 166 sheathing only 60 156 135 126 201 174 163 HardleNail Studless 7"exposure, Attached to 0-15 113 102 iNhAl 93 146 132 120 Siding Fastener nailed at 16" 7/4'wood 7,ly$„WSP 20 113 100 91 146 129 117 Hardie IShingle 114 (TetraGrip),.117"x O.C. structural attached to Pan el 1 12 5 x.3 (horizontal) pane l p framing per cede � 40 108 93 86 140 120 110 (PART#650867 or and 7"o.c. sheathing #650964) (vertical) only 60 102 gg 132 115 Nominal 2x4 0-15 168 137 116 217 177 150 ", or Min.No, Hardie°Shingle 1 0.083 shank1x" 3 20 ga.x 3.62" 20 '168 137 116 217 177 l 150 Panel 14 0.187 HD x 1 /z at each stud x 1.375" 16 long ring shank nail2 40 168 126 105 217 163 136 Metal C-stud 60 158 116 105 204 150 136 Nominal2x4' 0-15 147 105 85 190 136 110 " or Min.No, �;, 0.083 shank x 2© a.x 3.62" 20 137 100_ 85 177 129 110 Hardie Shingle � C1.16T"Ht�►x 1 1/2" at each.�tud3 9 _< " 24 Panel long ring shank naII2 x 1.37l 40 126 95 163 123 Metal C-stud 60 116 89 150 115 For SI:1 foot=305 mm,1 inch 25.4 rnm,1 mph w 0.44 m/s. l aki, s are f°or,species of,wood having a specific,gravity of 0.40 or greater. Z or ap +a�tiorw t n eta�t t err�in members fa.stene�must be ET&F Fastening Systems,Inc.ET&F Panelfast�nail,ET&F No.AGS-�100-0150,head diameter=0.313 in.,shank diameter=0.100 in.,Ieng't'h 1.5 in.Metal studs must be,rnintrourn Fy W 33 ksi. 3For application to ASTM C90 conerete masonry unit,w,afl,,Fasteners must be either ET&F'Fastening Systems,Inc.ET&F black nail(ET&F No,ASM-144-0125,head dia. 0.30 in.,shank dia, ,14 in",length:1.25 in.),Max System block nail(CP-C 832"W74CC,head'diameter.=0 30 in.,shank dizrneter:=0.15 in.,lon th=1„3 in. Aardsmilh SurePin b look nail(head dia meter 0 30 ire.,shark diameter,=0.144 in.,length, 1.25 inj,or 3avaco Nalt Prop(1P148S heed diameter=0�30 in,,.shank diameter 0.145 In.,length=1.25 in.)appited at the equivalent.fastener or stud spacl"n,g. �ectiorf 8.� elh cd 2,of ASE 7-05�M 1.0 °W 1 8 , 0 18 G�r 1,4" �r� a 6s gn a.,ssurrn ons er. or appti ticn to wood f"romirIg cr wood-based sheathing,the rninimurn taster er Penetration reuse'be 1 Inch Into fr rning;or the sheathing thickness as applicable. 4 w nornirwal d' n wind speed. 7V °ultirnat deal n wind speed. � Ind speed design assumptions per Section 30.4,of ASCE 7-10:Kzt=1,Kd=0.85,GCpi=0,18,GCp w-1.4. 15 and 2012 IBC Sec4t n,16 9.3�.1,Eqn.16--33, Vasa=Vuh�0.6 "=basic design wired speed 11 Wind speed design.assumptions per Section 30.3,of ASCE 7-16 and ASCE 7-22:K j=11 Kd=0.85,GCp1=0.16,GCp=-1 A. 12 2024 IBC Section 1609.3.1,Egn.16.16,2021 IBC Section 1609.3.1,Egn.16-17 and 2018 I8C Section 1609.3.1,Egn,16-33, ';tsct V D.6 13 Smooth-shank stainless steel nails,are outside of the scope of this report. LS 1,CCs*ES Evaluation Report ESR=2290 IWSupplement Issued April 2026 This report is subject to renewal March 2028, TT.10 1 (800)423-6587 1 (562) 699-0543 A Subsidiary of the International Code Council° DIVISION:06 00 00—WOOD,PLASTICS AND COMPOSITES Section:06 16 00—Sheathing DIVISION:07 00 00--THERMAL AND MOISTURE PROTECTION Section:07 46 46--Fiber-Cement Siding REPORT HOLDER: JAMES HARDIE BUILDING PRODUCTS,INC. EVALUATION SUBJECT: HARDIEI@SHINGLE PANELS,HARDIE@PLANK LAP SIDING,ARTISAN°LAP SIDING,AND HARDIE®SHINGLE INDIVIDUAL SHINGLES 1.0 REPORT PURPOSE AND SCOPE Purpose: The purpose of this evaluation report supplement is to indicate that the Hardie°Shingle panels, Hardie°Plank lap siding, Artisan°Lap Siding,and HardieOShingle individual shingles,described in[CC-ES evaluation report,E,,SR-2290,have also been evaluated for compliance with the codes noted below: Applicable code editions: 10 2024,20219 2018,2015,2012 and 2009 International Wlldlanal Urbban Interface Code(IWUIC) 2.0 CONCLUSIONS -` The HardiePShingle panels, HardieOPlank lap siding,ArtisanO Lap Siding, and HardieShingle individual shingles, described in Sections 2.0 through 7.0 of the evaluation report -22� �comply as noncombustible materials in accordance with 2024 IWUIC Section 503.2.1 (2021,2018,2015,2+012,and 2009 IWUIC Section 503.2,Item 2).These products may be used in the design and construction, alteration, or repair of buildings located in any Fire Hazard Severity Zone under the International Wildland Urban Interface Code(IWUIC).The design and installation are in accordance with the International Wrldland-Urban Interface Code(IWUIC)and the International Building Code°(IBC)provisions noted in the evaluation report as applicable. This supplement expires concurrently with the evaluation report ES 2" 9,,0, reissued March 2026 and revised April 2026. IC'C.--ES Ewiliraflon Reports ave nor to be constowedl as representing aestherics or any other alrribtrres not spedrjic-cr V a(Hressedl,nor(111v thejl Ito,be consirtred J40 my an enelorse niew r1 the subject n the re part or a recrrmmendation ar its rrse.There is)ram way rant},b► r Evaluation •,H.�",��p revs o hod lied!as 1� ,1 �� 1 ,� �lCC'��drlrrntirr»5er�7rc I f r'�l� ,� � to ani).flirtling or other matter-in this r eporl,or as to dada,prrxhrc7 coven-ed bj.the report. Copyright @ 20261CC Evaluation Service,LLC, All rights reserved. Page 38 of 41 11 7j A _Ill, 1"I P 11 No J. MAZ F' "*****I* PO .Box 57, G-reenport,N.Y. 11944 Phone - 516-457-5596 Consulting Engineer 0 December 17, 2025 Dev,�,gn � "u tion. �� !gction Town of Southold-Building Department 53 095 Main Road Southold NY 11971 G ig w Re: Boathouse at Silver Sands - 1400 Silvennere Road �� II�� 4111121u IIIIIIII�III� ,a n T.Y. 11944 _'; Crreep ort, Tistrict--I000-; SeefionI47,Bloch.-02,Lot--W1.5 b ti Inspection—Insulation n On December 16, 2025, I verified the insulation installed at the noted location. The verification covered the west side exterior walls and the western edge of the roof. This work was part of the interior alteration. 1 --Walls— Insulation installed into existing walls cavity. The first-floor Tall insulation Rated R-13, the second-floor wall insulation rated R-15. The insulation provided complies with the applicable code for existing buildings, filling the cavity 100%. 2—Roof—Insulation installed into existing roof structure. The roof insulation rated R-38. The insulation provided was done in compliance with the applicable sections of the code for existing buildings, filling the cavity to 100%. Result- The insulation installation as verified by inspection on 12-1 6-25 is compliant with all applicable codes and conforms with the design specifications. The insulation for this interior alteration will be installed per the design plan. It will be in compliance With C501.7 of the NYS Energy Code (ASHRAE 90.1 -2016) for Existing Buildings. Nicholas J. Mazzaferro, P.T. FI, mn I py M' 5 COMcheck Software Version COMcheckWeb *f*cate Envelope Compliance C'erti I Project Information Energy Code: 2018 IECC Project Title: Silver Sands Boathouse Location: Greenport, New York Climate Zone: 4a Project Type: Alteration Vertical Glazing/Wall Area: 11% Construction Site: Owner/Agent: Designer/Contractor: Building Area Floor Area 1-Din 1439 Envelope Assemblies R-Value Proposed Max.Allowed Post-Alteration Assembly ...................................... ................. .............. Cavity Cont. U-Factor SH GC U-Factor SHGry Roof:Attic Roof, Wood joists, [Bldg. Use 1-Dining: Family], Exemption: Neither sheathing nor insulation is exposed. NORTH Ext.Wall: Wood-Framed, 161n.o.c., [Bldg. Use 1- Dining: Family], Exemption: Framing cavity filled with insulation. Ext.Wall: Wood-Framed, 16in. o.c., [Bldg. Use 1- Dining: Family], Exemption: Framing cavity filled with insulation. Door: Glass (over 50% glazing): Nonmetal Frame, 0.320 0.300 0.770 0.357 Entrance Door, Entrance Door, Entrance Door, [Bldg. Use 1-Dining: Family] SOUTH Ext,Wall: Wood-Framed, 16in. o.c., [Bldg. Use 1-Dining: Family], Exemption: Framing cavity filled with insulation. WEST Ext.Wall: Wood-Framed, 16in, o.c., [Bldg. Use 1-Dining-, Family], Exemption: Framing cavity filled with insulation. (a)Fenestration product performance must be certified in accordance with NFRC and requires supporting documentation. Project Notes 0 $61 Z. Envelope Compliance Statement Compliance Statement.- The proposed envelope alteration project represented in this document is consistent with the building plans, specifications, and other calculations submitted with this permit application.The proposed envelope systems have been designed to meet the 2018 IECC requirements in CO check Version COMcheckWeb and to comply with any applicable mandatory requirements listed in the Inspection Checklist. Project Title: Silver Sands Boathouse Report date: 12/03/25 Data filename: Page 1 6 " u Name i Ie ° Sigh to Dat Alteration to Existing Boathouse Structure for Restaurant taurant Use and office Space �W FUS 10", Project Title: Silver Sands Boathouse Report date: 12/03/2 Data filename: Page 2 COMcheck Software Version COMcheckWeb iance Intenor L�"igh�ting COM�pl, Cert,"fmcate Project Information Energy Code: 2018 IECC Project Title: Silver Sands Boathouse Project Type: Alteration Construction Site: Owner/Agent: Designer/Contractor: Allowed Interior Lighting Power A B C D Area Category Floor Area Allowed Allowed Wafts (ft2) Watts/ft2 1-Dining: Family Total Alowed Waits N/A Area Category Exemptilon Qualificatlions #Fixtures Total#Watts Activity Area Pre-Alt. Repl./Added Pre-Alt. Post-Alt. 12 0 1200.000 78.000 Exemption: Less than 10%fixture replacement. Proposed Interior Lighting Power A B C D E Fixture ID: Description I Lamp Wattage Per Lamp Ballast Lamps/ #of Fixture (C X D) Fixture Fixture Watt. Dinina: Farni 4 3 9 s ft- ExernDt Total Proposed Watts N/A Interior Lighting Compliance Statement Compliance Statement: The propos,,ed interior light,ing atteration, roject repTes,ented in this document is consistentwith the 01 building plans, specifications, and other calculations submitted h this pe ' if"t application.The proposed interior lighting systems have been designed to meet the 2018 IECC requ,Pern 'n COM ec�k Version COMcheckWeb and to comply with any Ch app,ficablit iandatory equirements listed in the Inspec' 7t 'Name-Title J, 51ig aT lire Date Of 0 CL 0. Project Title: Silver Sands Boathouse Report date: 12/03/25 Data filename: Page 3 COMcheck Software Version COMcheckWeb EXterimor Li'�ghtlng Compliance Cert"f*cate Project Information Energy Code: 2018 IECC Project Title: Silver Sands Boathouse Project Type: Alteration Exterior Lighting Zone 2 (Residential mixed use area (LZ2)) Construction Site: Owner/Agent: Designer/Contractor: Allowed Exterior Lighting Power A B C D E Area/Surface Category Quantity Allowed Tradable Allowed Watts Wafts I Wattage (B X C) Exterior-Deck (Dining area): Exempt NA 0 0 Total Tradable Watts(a)= 0 Total Allowed Watts= 0 Total Allowed Supplemental Watts(b)= 400 (a)Wattage tradeoffs are only allowed between tradable areas/surfaces. (b)A supplemental allowance equal to 400 watts may be applied toward compliance of both non-tradable and tradable areas/surfaces. Proposed Exterior Lighting Power A B C D E Fixture ID : Description/Lamp/Wattage Per Lamp Ballast Lamps/ #of Fixture (C X D) Fixture Fixture Watt. *ga WaMae", t Dqgk' i 03g,al� �gLmr_-_D( - ZMAU) Exam,' .I I I I LED: LED PAR 7W: 1 7 7 49 Total Tradable Proposed Watts 0 Exterior Lighting Compliance Statement Compliance Statement.- The proposed exterior lighting alteration pro :,ct represen-ad in this document is,consistent with the building plans, specifications, and other calculations submi d with', Yis perrnit a Ilicatioi,i,.The proposed exterlorlighting systems have been designed to meet the 2018 IECC requir n ents Mcheck' ,,rsio,n CO'Mfcheck'We.b and to wtr�ply with, any ,in,r applicabl �ndatoryiwquflrernents listed in the llnspectil d Name fl—e J Signa'U11'r 551t e, 0 -A 0,0 051 Project Title: Silver Sands Boathouse Report date: 12/03/25 Data filename: Page 4 COMcheck Software Version COMcheckWeb Mechanical Cornp(li'ance Certificate Project Information Energy Code: 2018 IECC Project Title: Silver Sands Boathouse Location: Greenport, New York Climate Zone: 4a Project Type: Alteration Construction Site: Owner/Agent: Designer/Contractor: Mechanical Systems List Quantity System Type&Description 2 HVAC System (Single Zone): Split System Heat Pump Heating Mode: Capacity= 6000 kBtufh, Proposed Efficiency= S.00 COP, Required Efficiency = 3.20 COP Cooling Mode: Capacity = 6000 kBtu/h, ,Air Economizer Proposed Efficiency = 10-00 EER, Required Efficiency = 9.50 EER Proposed Part Load Efficiency = 14.00 IEER, Required Part Load Efficiency= 10.60 IEER Mechanical Compliance Statement Compliance Statement: The proposed mechanical alteration project represented in this document is consistent with the building plans, specifications, and other calculations submitted with,this perm it applicat"It'). The pi"oposed mechanical systems have been designed to meet the 2018 IECC requirements in CO c''e, Versi M,c h ec, eb and to comply with any applicable mandatory requirenie,ts listed in the Inspection Checkl,st 's Name-Title _5"igava"It. �re a e OF 0 0 0,51 $100 Project Title: Silver Sands Boathouse Report date: 12/03/25 Data filename: Page 5 rn f j all, f , Lill, wo 111F, kO L j 0 IMIM V Lai f.c:')''r 5u-0 IL-"j t c�tn' 2018 IECC `7 S Iver Sands Boathousc-1 ct Greenpoi-t, New York 4,a -erat-ion �YPL AILL 11% W, it�fl rig VlVa[� Area:, ,rz'iv.§broct`i-wi Site: Owner/Agent, Designer/Contractor: t., ��C ilRIIQ 070@ fl-il-Ohloq-" -mily Nlowesiden'*Jal 1439 R-Va Lie E-0 0,S 0- AL'urlov"611ad ................... .................... ............... '-n V"Ii clun�. U-Factar 8�11 G,C IC Bid e I ROblfr,Ifflo,od Joists, g. Us Dining: 'Exemotion: iq eithel cz h Path i ng nDr insulation is Valh"W,0061-Frai-ned, 16in. o.c., [B'Idg. Use 1-Dining,* E--:>*,"ornj�tion: Framing cavity filled with inSLIlation. It -.'VVood-'Fran-ied, 16-in.,olllcll, [Bldg. Use I i ing: ption: Firaming cavity flIled with insulation. Orb,bs�-:,Gilass(ovei-50%-glazi,ng): Nonmetal Frarne, 0.320 0.300 0,770 0.357 Door, Entrance Door, [Bldg. Use Cati-nim I M 6 )V 11: VV'ood-f r'F ed, 1 in. O.c.., [Bldg. Use I- Dining: t-:xempdon: Firarning ravity filled with insulat-ion. ExIt.)VaT1:WoOd'Fra'm L-id, I 6in. o.,c., [Bldg. Use I-Dining4' E" 1XIC-If"Notion: Frarnin'g cavity�,filled with insulation (,el, 41 �51"L'I-Z"Clon product performancei-nust be certified in accordance vvi--h NFRC and requires,supporting docurnentation. 'fox cii�;:(: s o phartct-:' The alteration,plwojec" reprie%set'i�tesd in this docto"nentis consiste-M:twilt'h I:he btiflidiriq, -r- 1-11catiori. The pi-oposed envelope systernss havie bee-ri pl 'l ccij'tion�,,alld Other Cal"CU186011S SUI-)niitted�,Jthtlus pei nit cp.f I Che 201-8 IECC reqUirernents in COMc-heck Vei--sion CO-Nrichcack,VV63 and to coaip-ly with any applicable g, ri,Tf r i�&)'t z)- Y reqaireniei-lts fls"Le-d in the Inspection Checkdist. -%ort date: -2/03/25 1[-"k 0 a,L�)i b Rep Page I INf, 4 0, A 4 1 A 'V .......... e 4 14� T i I'.I e Sig 11'atur a b ;-Zj"Z,`j[Onto Exi"sMo 9-Boathaus,e Structure for Restau rant Use and Office Space 'Ilk Q F, Nil 40' 0i" ip, it 44 t 0 5 F,S, V, 25,.......... A- ............. ......... ..... ........... L L �L] J zn2 ....................... low" In 0D Ell�'Md C�`I b,C,D Do Energy Code- 2018 IECC �,mjez�-'t Ti"LL,I ca- Silver Sands Boathouse Pr�j,ett Type: Aheration C 6,1,76-ti-OC�'L l I w�,l 5 1 Un- Owner/Agent- Designer/Con-0-actor -IIJ 1-vr�lf; "C"C' u�l zQ, r III rz Total Allov.j,,--.d Watis TVA f Dfp C-�,-2S�PX P "Re c-]si "Ji 2 0 1200.D00 78.000 F 4", .........J. E,�c*;0roup'Ick�.4n:tess than 10%111,,�,/%tuil replace-ment. 11�1� ull E BA �jl 01, If c L Total Proposed WatUs N/A ............ lz Rte:l ,JC intefloi higl"Micting alterat'10111 f'X'Ofeclt� represented inthis documei"O.Js el'.1471"Nltl, i,t i o n I.-f h e p ropol��-e,d i nt'red 0 r I i Ph J,11 P, 'plans, spedNcaltions, andod),er calculadonsisub ittead U-11's p p,licI, aen dc�tign e d ropee't- i2 018 1 ECC C0. Versi o In C DTA c h llle�b wild 0 cornply �)�vi(I a i-1 v 'n'-ai-ve tae Co 11 %`lI j A*, nts Hs''L"ed in the ch �kj `�r7 -e f' , I t RIC i gn at, i i D a e� OF' S", 0 t'', ",MIA '13,Iw 1 10 I A 1?0 ........................................ ............. ...... ..................................................... �CIL fiFn Sa�nd�, Report-da-te.- 12/03125 I, �Z f-ige 3 d� f /Ai min, ffi '15A ITO 6 Poll Ri L (7o d e- 201811 1ECC 'ilver Sands Bc)aj-' oLisr-) L 11 -F�no,J1 e c�t T� A[tera'Cion E !1�0'�L1g1'1t11)G Z�'one. 2 (1Rasiden'CIC-4'I nn i S e .-_Inea (L72)) OOf1s,1'U-1-1t:tCLJon Site: Owner/Agent: Designer/Contractor.. 114(1�\J111'a'd [FIJ J ED E Ca 'JO.,Pf L-a'z "5 jr 18,11�s T 10 "a, E xeen,-ii plf�- j'D I n 111, 0 Total Tr-adable Watts 0 Total Allowed VVatLS= Tol(ail Allovved Supplemarital Waifs(b)= A00 '(8))'Icalctage Lraci"eoflfs are only allowed btstween tradable areas/sw-laces. allowance equal to 400 Watts I'llaY 10,e applied ttowarci compliancle- of both iion-traclable and tradable EEI",-t erokn!v Uglh'C"Ungi Plemm.-Iv ED ztqvc- [10), LCmiu, 1-1-7 a,C'L Llalnnps/ It 'r n VX L u�Y C, a2 t Lot R. t"M PAR 7VV,- T 7 49 olfal Tradable Proposed Wiafcs 0 '11" Ilk Ij"/, J !r ZI Zt. 'P:1�ii,;n I rg2j"t, 1"77?,) 7)1,C Lz S it,a,,C,"e r,i,,e,I -j,or llgtiidrig cafterca,"j,10fif,pj�ojf,�.4%ct If"l��o,�,P,r"eseFi�f�*,z-,,d in,this document isconsisbant vviLh the p,ropo_ btiitchjn�q Plial"154 SRe,C"i"ficadons. cand Tile p-Oposed e,,tei-ior lighting L Iilave�been dtj,sicjI,/i'),ed to 1"Ilee il",die.,2018 fE.CC requil ';i'7ff�0M1chc16 11'11rs'Jot") COMchecl,Web and 0 C01,11ply with cany the hisi- ent-s Hst�e�d 4"l We Via, U 11,�C--111 ,e c i� 'e 4l, '41 o, t--4- C1 i1i i U f" Date' j! 0, IS V dO,0 Pop �jl I V. 053 M Ak.), .:S11ver'SandS BOa'ChOLJse Repon". clate- 112/0.11�/2!5 a g e 4 All jjl,.��Il�,,,,, 1 0 3 t C Y r 20-1-8 IECC j C11" I 4"IC e-": Silver Sands BoathOUS�! -A. 00, Greenpoi L, New York Z.J,I h") ZI 0,rre: 4 p c t", 'me: Alteration t ,I (;K.'t i o n'S i i�?n Owner/Agent.- Designer/Con"Cractor OysIll Typc- l rjc-,s_,ct'�p I-11VAC Syste,nn,(Single Zme): spilt systen)1-il"'eat fl�ltIIMP Propmed 5.00 C011"o, Recjtfllred,Efflcienc� 3.20% C0f,1, 'Y C0011'119 1140(1(.�,: Capacity = 60100 k0tul/h. .Air Econormizei, Pr�oj')Osed Ei ti",icil(22M)' 10.00 EER,IRAC1,Ufred El"6"icienc, 91.550 tLEEIR 'Y Prbp,o�s.,i��d Pait Loa;d,yE_-PfibencV 121.00 ]E11_z-R,;ReqUi1_,&d Pall Load Eifficieancy 10.,60 1EET-1 �5t8tement: T'he C proposed me fianical alteration pi-�oiect repr�ase=nted in this docunie-�.n`is-co-Insisten't 1I thebUjidmg J .- j Ii l� -L e rn s I I a v lz III amd other calcul��tionss submitted vilth Ulis 7f'7','Z ill'opo-sed i-ne-chan'lical svIll-t, w �,, il , I i j I III_ q Ito, P, t10 i-iieiat"J"ie 2018 frzCC,reqLjjj-eijjejjtq C 17) a"', :1 to compk,' re, I 1h If, 4 listed'In the Inspection Ctiecotdlf u F%� IN .......... S 1 g Ica ti,''Fe Daba 05 0. OF I w PA' I �,,'111.1 Pli a ku leq.> lolp# 0,7, !rl)!y All sT C s,s 1, 1;'Iver'Sant's Bic E) N�s jb�i,'J t IT P iT e'. i tf-ouse Repoit datcn. Page :5 m7Z CIA Town HaIl Annex 1�f Sol Glenn Goldsmith, President 54375 Route 25 A. Nicholas Krupski,Vice President P.O. Box 1179 Z's Eric Sepenoski Southold, New York 11971 Liz Gillooly Telephone(631) 765-1892 I Wo" -6641 Elizabeth Peeples X., Fax(631) 765 2?F BOARD OF TOWN TRUSTEES TOWN OF SOUTHOLD CERT11FICATE OF COMPLIANCE Date"', Septem., ber 29 20,25 2314 C I TMS CERTIEFEES that the as-bu icce rvbarn,Nvith,as,-builtattached72mft. C111, c,otta e wi th a 4,'x 14 wd and e�x,i,stl,no,�,672sa,.ft.,,,,,S�eaw��,ardsid�e,wood,deck:forthe as-built 9�80 rround, 1, with 3, 01 2%.,ft c,k ,lip b Cor the as-by i It i -hasement stai g #1� ,, a,� ,�on,�,de, UY surround,and,360sa.ft. v I e4uiiv )2sa seasgnal bar a rea with canwwi iris ft ins ea/864.sg,ft,tiotal - Mal wetland *- risd on Toun' �ta 11 1� U al gjr�ea/�pu�, d�dist�uxb�anc�e: Total g a g I'll, I- .- anent 265 A. seas,,onal outdoor�seatin ig- install �Matqly eet of drain, line 20 1 inear,f non,p!mm P?.S q Wo,odbulkhead,to 'to v i'mately OU ,1111 1"2 5001SQ.,ft A"1111,;andfl7om ,S:O�y 11f, qpr-'rox ftoni acces buildin Jace a ilonvat 11 Lo�01 S 4 orrugge lurisdiction line,as shown on Plantill��11,Plan and Schedule. I 1),igg�gpp oxx,,.9� 3sa.-ft.-- la e liands es, ,f .rupsedgraS., , I I "I'll-, 4, ,of' seed'', f-,re sh ater�wet!and 2 0 57 ndward ofth fresh&La-ter wen,,tlil,-n-d-$,estz,,blis,]", Uffer iii,d landsc, ,ondition'that t L4 15. wi,th, the c ac r"wetland be iner,eased to 30feet. solut, 'v ery-, area o ut I, ance At 1135 Shoge Driye Greennp—Ort Suffolk County Tax Map#1�000-4�7-2-15 Conforms to the application for a Trustees Permit heretofore filed in this office Dated March 24 2,023 pursuant to which Trustees Wetland Permit#1,0 81, Dated May, '71,120:23,was issued and Amended on 01 to'ber''I and conforms to all of the requirements and conditions of the applicable provisions of law. The project ....... ...... ",I,V 0 for which this certificate is being issued i's for the as-by i It 1,4817-S "fit.'accesso"s i"bam �N ith a�,s-, 980SC,4ftt 2s seawardd—side wood, Luilt gqached 72sq,.ft,, stied and exi. s bu*If t * -arou .1,�oo,l witli a th a,4 gi 11 n TT-0 A''. brick-, 2 ourts at removed, round distut7b;ance: Total area, 0', 12"x36 ox i n,i,at� on-n-emianen't real- 1 n,Sta an)r 165,00S insta, a n pla roiX J,2.5,00 of'san. 01M finear&et of dmiin,line, ftom ac�,ce�-.sorv,,,�bui',,I,di,nv.,to drvwe,,]L _,c,e,a imatell 1,anLand,,ScheduJeL,4,.5- �Ie: wood bulkl�,i&,ad�too TT�ru,s�tee,�',,ur�t�sd'iction, Ime,as,show"n on'Planting, `hed,uie L4 '15 "I _P— _.1� , e ftes a , 2_0 571KA, andwgrd of th ee esnwater wed ad: xggg.sed,gLags Sped ., a ff�.h apom,ximaIgIv, .I L� n� df-6r are [Iand,&e,,s!A,b,..,1,-J'sh and, t maintain a, I DiSturbance B, .11 4�,&I L4 'I �Vith accorda,,ngic'with,'Plan ti� edu Ile L4, 1,12 L4, 11 3 L4, 5, Jant'1111P and,landsep 00 i n, 11,C Ca r ea q ff o f etlan he, incrcased, (o 30, thefreshwater w d the cond'Ition thalifiq southeriv Non�.,Disturba feet. The certificate is issued to S'1LVER SANDS HOLDINGS LLLC owners of the aforesaid property. ... ............ A uthorized Signature % L,,,� 2025 Novernber.25, 116-TH 1kDSTREET �GRCENPORT,W 11944 Sidfolk County Department of Health Services lel'. (631)477-0248 360 Yaphank Avenue -('631)477-1877 Yaphank,,NY 11980 Vi'llageofigreenport.org MAYOR, Re:'SILVE4R SANDS MOTEL INC KEVIN STUESSI EXT 215 SILVERMERE ROAD, GREENPORT NY 11944 TAX MAP ID# 11000047000200015000; 1000047000200014000) 1000047000200013000Y TRUSTEES 1000047000200012000� 1000047000200009000 'MARY BESSPHILLIPS PATRICK BRENNAN To whom it may concern: L11LY DOUGH ERTY-JOH NS'ON The sanitary se�Alers, appurtenances, and sewage disposal facilities for the above- JULIA ROBINS mentioned parcel have been inspected by the Greenport Sewer District and found to be satisfiactoq. VILLAGE TREASURER If I can be of any further assistance,please contact me at (631)477-0?.48 ADAM BRAUTIGAM EXT 217 Regards, VILLAGE CLERIC 'CANDACE HALL ,EXT 2-14 Adam Hubbard Village of Greenport Waste Water Treatment Plant Morrison Cohen James Squicciarini, Esq. October 29, 2025 Page 2 facilities for the above-mentioned parcels have been inspected by the Greenport Sewer District and found to be satisfactory." The parcels referenced in the"RE" line of the letter include Lots 9, 12, 13, 14,, and 15. An identical letter covers Lot 11, where the motel sits. In an email exchange from February 2023, between Adam Brautigam,from the Treasury Department for the Village of Greenport and Alexander Perros, principal for Silver Sands, Mr. Brautigain further clarifies that the December 28 letter "is the only letter regarding sewer systems that we [the Village of Greenport] produce." He explains that "The letter covers any hook up to the sewer line for the entirety of the parcel I.D. mentioned in the letter." A copy of that email exchange is attached hereto as Exhibit C. Both the Town of Southold and the Building Department previously relied on these letters when approving the diner in the building for the motel. These exhibits irrefutably demonstrate that Silver Sands has sewer availability from the Village of Greenport over Lot 15, which is the lot that the building permits would cover. The December 28 letter from the Village of Greenport provides confirmation that Silver Sands is connected to,, and served by, the Village of Greenport's sanitary sewer system. These exhibits further support the notation in the SCDHS survey showing sewer service. I do want to note that your most recent request is not in the spirit of our meeting on October 6, 2025. During that meeting, you and I agreed that you would obtain from the Building Department a final list of documents the Building Department purportedly required to review Silver Sands's building permit applications, some of which were submitted almost a year ago. Instead, the Building Department first requested documents it already had and reserved the right to request more documents. Nov the Building Department has requested additional documentation to "confirm" the SCDHS's approvals. Such unnecessary and inappropriate delay her highlights the concerns raised in Silver Sands's Article 78 petition. Please confirm that the applications for building permits are complete and will be reviewed by November 7, 2025. Very truly yours, /s/ Gayle Pollack Enclosures cc Charles Cuddy, Esq. Paul DeChance, Esq. x _ = t + WARY FLOW Al } t 1 I - r r=3 memo an ".tom _ WNRUMMIM 1F tMqDWMEWM `mom MUGM low Lhu wo c : ,. I"Mm ARM a � ¢XMQM 'w -CRAM a e w M& tas tit) LOCATION MAP kk t _ � I�orfi•>.iry surrc�rf .. i�t7�Mr iltf�0o Lwj 1 _ 1ti�aia i 8 r. ■piar �'.7 x }}ratGENERAL NOTES s, (D�rnitg W/h64c lYaret k f aY t rw r itt 4 tttl n 1 NOTE. +i!0 MMW UM k }saauii+Qt��+aKlmtititr�ra __ - _ 1 iirl[4 �f��lNi4T1t//tt�$tjtBlirE t>�iU4 }! } £� -. f •` -- RIB t�rt� rssp.al}i°;1�6if7L}Bi{.7i[ �04 �, t ` � � � tttaaiun>�a��•r�trttl�t.a a Iiutis� p f i7i�I{�7r•*iiMi/S� g.GM s s � .�t. r� �naa tva�ri�auer Leo - m ` r scMM -2 t� � G _ >� qua a��tt•s��ua+��rrc �MUM i 6 � toR.itit77 caGral-MR MR LAW W!�['lR 11 s MAM _ - - - = ' .at tiFy i tr Kilt t+n il�tilliNlrTg Mom � rN - �� , - ssrisrms�ttr++siVc�ti�r€rkwf�taross �aam � t t Iws g � _,.� TOW �� ,,, a�wrs�v�atairwawra�rt€a��snr�osarEr•zarras y " Mw rbasL cry ws i iac�ar uaceo MIM a � a•e u - e I \t�II �� y ��IIMAX -77 IPitt/l[it � pTt3.iRi:l�iallll+Rti4l �� LOW . Y� o _� -- P e r o goo _ �. t�i -Rea -Serv- .. PM.- .Ref Nloz. ---. _. g - _ r 3 #'iF— "- Based on the n fo rma ti on 54 .mid t `gins t d's s°r ; ? _ - r ti .... ..' _ .r. :tea +rr - s P - € z € '° r ap '°i c"'te 2 i 9 seats g _ .� final Approval is Hereby issued. _cam - - s � .. � � t gg w s _ 4 � ° Refer to the enclosed Permit Instructions f ar requirements for final . I�th f than approval date p e r _ I � Ai a � g s c s rCbF _ ..s t• I JUkL 2, Q411812025 CD' - _ c - - a - T-A - to Wr l f s law _ l Am Ar a. _z _4w,g � � M6*i. lIS7kD 6TW StT 6 r = ' FINAL APPROVAL ISSUED FOR ALL BUILDINGS,RESTAURANT 49 SEATS AND BAR 12 SEATS _ �° METLW RAG A 3,GTA-Mt.MO wr_47 ax 2 LOTS"s y —�—s Mm SUER Sedn ASS Condon Engineering,P.C. HOLDINGS ,IIG. SANITARY PLAN , t*wYat land SLVER R OF Mau*THE SITE IS CONNECTED TO PUBIC SEWER( 111AGE OF GREENPORT) �� (MI) �k�.�� .�� 3_ _ ow M&M ISANITARY PLAN Morrison Gayle Pollack (21 2) 735--8793 gpollack@morrisoncohen.com October 29, 2025 VIA EMA1L � t Southold Town.Attorney Attn: James Squ.icciarini, Esq. Town Hall Annex��Buildin �� 1�9 0 V 54375 Route 25 P.O. Box 1179VI Southold, New York 11971 s�so,utholdtow .g'OV .e: Silver Sands Motel &Beach Bur ,.o� �s�� `,B ii�di p`erm is Dear Jack: e write in response to your October 17, 2025 email requesting additional documentation before the Building Department will review Silver Sands's building permit applications. Specifically,the Building Department is now requesting a confirmation letter from the Village of Greenport stating that Silver Sands is presently connected to, and served by, the Village sanitary sewer system. As justification for this request, you state that 19 NYCRR 1203.3(a)(3) and (a)(5) require the Building Department to confirm that Silver Sands's proposed plans comply ,with SCDHS regulations, and accordingly that the Building Department has the authority to require proof of suer connection to ensure that the plans conform to SCDHS, regulations. In fact, SCDHS already has spoken on this topic. It reviewed and approved the plans submitted by 'Silver Sands. The approval explicitly states that the site is connected to public sewer via the village of Greenport. SCDHS's approval is based on its receipt and approval of a 1989 sewer contract between the Village of Greenport and the property at Silver Sands. The contract contemplates all sewer connections to all buildings, outlines that payments have been made for such connections, and contains detailed engineering to contemplate for future flow. SCDHS's sign off on Silver Sands's plans have been provided multiple times to the Building Department, and is enclosed here again. as Exhibit A. By seeking additional documentation, the Building Department suggests that it is empowered to review the SCDHS approval and overrule SCDHS's determination that the plans comport with SCDHS regulations. Even though the SCDHS approval is sufficient proof of connection, Silver Sands also is providing with this letter confirmation from. the Village of Greenport of sewer tie in and availability. Attached hereto as Exhibit B is the December 28, 2022 S-9 Letter from the village of Greenport that explicitly provides "All the sanitary sewers, appurtenances, and sewage disposal � w ,x E December 28th, 2022 I 2.36 YtflRD STREET Suffolk County Department of Health Services GREENPORT, NY 11944 360 Yaphank Avenue Yaphank, NY 11980 Tel (631) 477"-0248 Fax: (631) 477-1877 Re MAYOR IL'VER.MI RF ROAD GREENPORT, NY 11944 GEORGE W. HUBBARD,JR. EXT. 215 TAX MAP I.D# 1000047000'1100015-000, 1000047000200014000- 1 1 00047000200013000, TRUSTEE 1 JACK MAR.TILOT`YA DEPUTY MAYOR To whom it may concern PETER. CLARKE MAR.Y BESS PHILLIPS All the sanitary sewers,appurtenances, and sewage disposal facilities for the above- mentioned parcels have been inspected by the reenport Sewer District and found JULrA ROBIN to be satisfactory. VILLAGE If I can be of any farther assistance, please contact me at (631)477-0248 ADMINISTRATOR PAUL.J. PALL AS, P.E. EXT. 219 Regards, CLERK SYLVIA PIRILLO, F MC EXIT, 206 Adam Hubbard TREASURER Village of Greenport ROBERT BRANDT ExT. 217 Taste Water Treatment Plant QP� From: Adam Brautigam abrautigam@greenportvillage.org Subject: RE:Silver Sands Diner Date: February 2,2093 at 11:14 AM To: Alexander Perros alexanderperros@startmaii.com Cc: Adam Hubbard ahubbard@greenportvillage.org Hi Alex, The letter previously provided to you is the s-9 letter. It is the only letter regarding sewer systems that we produce, I'm not sure why or what SCDHS is asking you for, but the previously provided s-9 letter is as far as the village goes with producing letters for these instances. The s-9 does not mention anything about potential use, such as restaurants etc. It simply states that there is a current hookup or a possibility of a hook up to the Village lines. The letter is in terms of parcels, so the fact that you are making it a food establishment is irrelevant. The letter covers any hook up to sewer line for the entirety of the parcel I.D. mentioned in the letter. The Village will not be altering this letter to reflect different wording. This same templet has been used for SCDHS many times for similar connections with no issues. w t Adam Brautigam II Treasury Department Village of`Creenport II I IVY IIIP V i.�ii ioi Ifl Ip dill jM a'ui"ii"d a.o �dp'w 631- 77- #fi 'h •°p IMAO Please consider the environment before printing emails or attachments, 0 From: Adam Hubbard <ahubbard @ greenportvillage.org> Sent: Wednesday, February 1, 2023 3:47 PM To: Adam Brautigam <abrautigam @ greenportvillage.org> Subject: FW: Silver Sands Diner From: Alexander Perros <alexander toij.,malLc > Seat: Wednesday, February 1, 2023 2:49 PM To: Adam Hubbard c�ahubbard @green portvillage.org> Subject: Re: Silver Sands Diner Hi Adam, Hope all is well and that you're prepping for the deep freeze! SCDHS came back and requested a couple edits to the letter: They want a Sewer Availability Letter (or equivalent) approving to connect for the proposed use as a food service establishment. As mentioned, we are using existing connections so nerhans that lust needs to be swelled out for them? r �" �BOARDEBE .S Southold Town Hall � Leslie :banes Weisman, Chairperson 53095 Main Road • P.O. Box 1179 0 Southold,NY 11971-0959 Patricia Acampora Qffice Loc tton: Eric Dantes Town Annex/First Floor, Robert Lehnert, Jr. �"" 54375 Main Road(at Youngs Avenue) "��+� � Nicholas Planaento Southold,NY 11971 mnh^'wwwmuu;WYnl^YVXW'n m e"rx' m.r.n ,.e-rvv rr ,w http-.//southoldtownny.gov 4,.0� ZONING BOARD OF APPEALS a 5.31>H m TOWN OF SOUT:HOL D 1 r1B, 2 0 2024/-1 U Tel. 631 765-1809 a, FINDINGS, DELIBERATIONS AND DET'ERMINJi � MEETING OF DECEMBER 19, 2024 JAN 2 8 ZBA.FILE # 7894 2025 NAND. OF APPLICANT: Silver Sands Moldings LLC PROPERTY LOCATION: 1135 Silvermere Road, Greenport,NY Building Department SCTM# 1000-47-2-15 Town of Southold 5QRA . .R 1 `AT1 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 SE(„ RA. S `, 1` `1 : This application was referred as required under the Suffolk County Administrative Code Sections A 14-14 to 23,and the Suffolk County Department of Planning issued its reply dated January 25, 2024 stating that this application is considered a matter for local determination as there appears to be no significant county-wide or inter-community impact. L 'R,P P"TI r I' ", i This application was referred for review under Chapter 268, Waterfront Consistency review of the Town of Southold Town Code and the Local Waterfront Revitalization Program (LWRP) Policy Standards. The LWRP Coordinator issued a recommendation dated November 4, 2024. Based upon the information provided on the LR.P''Consistency Assessment Form submitted to this department, as well as the records available, it is recommended that the proposed action is INCONSISTENT with LWRP policy standards and therefore is INCONSISTENT with the LWRP. However, the structure which is the subject of this application is existing. The structure is in Flood zone x with a low to moderate flood risk (.2 percent annual chance). The proposed scope of work is for interior alterations and a change of use with no change to the as built structure's existing footprint. Therefore, with the conditions imposed herein, the Board of Appeals now finds, that the proposed application to maintain a pre-existing non-conforming side yard setback, is CONSISTENT with the L R..P. PRO ER 1 CT C I T1` � The subject property, Tax. lot # 15 is a conforming 88,340 square foot waterfront property located in the Resort:Residential(RR)zoning district. The property runs 182.41 feet along Pipes Cave on the South side. The property runs 681.92 feet on the West side, 123.77 feet on the North side, and 601.50 feet on the East side. The property is accessed via a:Right of way from Silvermere Road running across tax map lot 14. The property is improved with two frame buildings two wood decks, an awning over wood deck, a swimming pool,two bocce courts,and a wood bulkhead. All is show on a Survey by Young and Young L.L.S.dated December 145 2022 and last updated January 10, 2024. BASIS, 1 APRLC TI Request for a Variance from Article VII, Section 280-36; and the Building Inspector's January 10, 2024 Notice of Disapproval based on an application for a permit to construct a free-standing restaurant N no. N Page 2, December 19,2024 #7894, Silver Sands Holdings--Area Variance SCTM No. 1000-47-2-15 with office and storage space for restaurant operations; 1) located less than the code required minimum side yard setback of 15 feet; located at: 113 5 Shore Drivel113 5 Silvermere Road, Greenport,NY. SCTM No. 1000-47-2-15. RELIEF R S, 17E : The applicant requests a variance to make additions and alterations to an existing boat house that will convert the boathouse into a free-standing restaurant with office and storage space for restaurant operations which will maintain a pre-existing non-conforming side yard setback of+l- 4 feet where town cede requires a minimum 15-foot side yard setback.. ADDITIONAL OR A110M The applicant testified that the subject building will operate as the free-standing restaurant's dining room. The proposed kitchen will be in a separate building which is located near the dining room on the property. A neighbor came to the hearing and testified that he did not have any objections to the restaurant but that he did not want any of the kitchen venting to be located on the non-conforming side of the beat house building near his house. Further, the applicant testified that there were fumes from a seasonal pizza truck on the property adversely impacting his property. .DDITIONA .RACKGR0U D INFORMATIOM The subject beat house on tag.lot 15 is part of larger complex. The Silver Sands property consists of nearly 45 acres across 12 lots situated south of Rt. 25 on both sides of Silvermere Road. Inclusive in the 45 acres is an 18-acre salt marsh and a 15-acre riparian lot in Pipes Cove which is currently being utilized as an oyster farm. The original motel and restaurant on lot 11 served as the focal paint for the larger Silver Sands resort which was first established in 1957. ADDLTIONALO APPLICATIONS.- In addition to the subject request for variance relief the applicant has applied for ZBA application#7893 SE and 79145E for Special Exceptions to convert the subject as built boathouse on the west side of tax map lot 15 to a restaurant dining room and the frame building in the middle of the property("the dwelling") as a kitchen. The applicant has applied for ZBA application 7897 requesting the Zoning Board of Appeals rescind Building Department's condition on Certificate of Occupancy#473 889 dated January 16,2024.that limits the use of the motel diner and bar area on tax map lot 11 to hotel guests only. Further, in ZBA# 7915 the applicant applied for approval to allow an existing swimming pool located on lot #15 to be utilized as an accessory use for motel and cottage overnight guests on lots 11, 12, 13, and 14. This application was withdrawn by the applicant. WRITTEN SUBMr1S!$1 S: Numerous neighbors and community members signed and submitted a pre-printed letter of support for the applicant. Several of the neighbors attended the public hearing and generally spoke in support of the applications, and testified that their relationship with the applicant is cordial. One nearby neighbor sent in a letter of objection based upon loud noise intrusion caused by a wedding party that was held on the Silver Sands property. LETTER FRO, M OREENPORT VILLAGE R.E SEWAGE;,,In a letter dated June 3,2024 Greenport Village requested w that any approval be subject to Greenport Village's approval because Silver Sands complex uses Greenport Village's surer system. In response the applicant testified that he had paid to upgrade the village of Greenport's sewage pump at his own cast and expense, submitted testimony from a licensed engineer, submitted capacity documents from the Village of Greenport's technicians, and submitted engineering documents stating that there will not be a material change to the complex's sewage treatment needs. The ZBA and Town of Southold do not regulate sewage treatment. Any approval shall be conditioned on the applicant's compliance with the Suffolk.County Department of Health(the regulatory body for Southold Town's sanitary waste)approval. 'SOUTHOL.D TOWN PLANNING BOARD: At the hearing on November 5, 2024 the applicant testified that while tax map lot 15-is the subject of the Special Exception applications and request for variance relief the Planning Board is taking a holistic approach to the site plan approval and looking at the entire complex and its various legally separate properties. In a memorandum dated November 4,2024 to the Zoning Board of Appeals,the Southold Town Planning Board stated that"they are not opposed to a restaurant use and detached kitchen by Special Exception in this location- the current owners have clearly ingested meaningful resources in upgrading and enhancing an existing Resort Page 3, December 19,2024 #7894, Silver Sands Holdings—Area Variance SCTM No. 1000-47-2-15 Residential site-but the Board has concerns regarding the number of potential patrons/occupants, emergency access/service,, and deficient parking to support the layout of the site, it is difficult to provide typical mitigation measures such as vegetated buffers and distance." The Planning Board further states that there are mitigations that can soften the impact of the proposed restaurant including but not limited to decreasing the total number of seats to meet parking totals, meet the requirements for emergency access and prohibit the use of the Town Right of Way and road end beach parking for patrons, guests,, and employee parking, increase parking and screening to the extent feasible from the neighboring R-40 parcels, prohibiting outdoor music and ensuring that exterior lighting meets Town Lighting Code (Chapter 172 Lighting, Outdoor). The Planning Board further states that"with mitigation,the project can be found consistent with the Southold Town Comprehensive Plan. The Vision statement of the plan states that community character must be maintained while also maintaining a vibrant local economy (paraphrased). This proposal does contribute to the local economy, however maintaining community character,and with it,quality of life, will require mitigating the future intensity and possible impact to the neighbors."Goal I of the Economic Development Chapter states that existing local businesses should be helped to grow; while Goal 2 provides the need for balance in that growth to protect the community character. This is an existing local business that has and will continue to invest in the local economy. At the same time,growth of this business must be tempered by some limits to ensure the community character of the neighborhood is not adversely affected. FINDIN"GS OF FACT/REASONS FOR BOARD ACTION.:, The Zoning Board of Appeals held public hearings on this application on May 2,2024, and November 7, 2024 at which time written and oral evidence were presented. This subject application and related ZBA Silver Sands applications were all adjourned to the ZBA Special Meeting on December 19, 2024 at which time they were closed. 1. Town Law 267-b(3,'Xb')fI J. Grant of the variance will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties. The neighborhood is a resort neighborhood consisting of transient bungalows, and a motel with a diner. West of the subject property is a residential neighborhood. The subject boathouse is believed to be between 70 to 90 years old and long pre-dates the Town of Southold's zoning code. The applicant is not changing the foot print of the building or altering the exterior of the building. The conversion of the subject boat house into a restaurant dining room will not change the exterior of the building or the character of the neighborhood. The applicant can mitigate adverse impacts to nearby residential properties caused by the pre-existing non-conform side yard setback of the existing boathouse, now proposed as free-standing restaurant dining room,by adding solid fencing along the property line and vegetative screening where possible, and by adhering to the conditions of approval required herein. 2. Town Law.1.1§2�7,-hL3,)JhJ(2),* The benefit sought by the applicant can be achieved by some method, feasible for the applicant to pursue, other than an area variance. The applicant could demolish the existing building and build the restaurant in a code conforming location. However, by preserving and re-adapting the existing building the applicant is helping to maintain the historic character of the neighborhood and the Silver Sands property. I Tomn'lljalw 267-bQ)(law),( The variance granted herein is mathematically substantial,representing 74.4%relief from the code. However, the non-conforming side yard setback is existing and will not change, and moving the existing boathouse to a conforming location it is not feasible. 4. Town L2Lw,, §2'67 1"'b' (30)(4). No evidence has been submitted to suggest that a variance in this residential I � I community will have an adverse impact on the physical or environmental conditions in the neighborhood. The applicant must comply with Chapter 236 of the Town's Storm Water Management Code and the conditions imposed herein. Page 4, December 19,2024 #7894, Silver Sands Holdings—Area Variance SCTM No. 1000-47-2-15 5. Town Law §,267b(3)(b)($" *I The difficulty has been self-created. The applicant purchased the parcel after the Zoning Code was in effect and it is presumed that the applicant had actual or constructive knowledge of the limitations on the use of the parcel under the Zoning Code in effect prior to or at the time of purchase. 6. Town Law §267-b. Grant of the requested relief is the minimum action necessary and adequate to enable the applicant to enjoy the benefit of a restaurant dining room with office and storage space while preserving and protecting the character of the neighborhood and the health, safety and welfare of the community. 'RIESOIX""I'10 N'OFF14E 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 Dantes, seconded by Member Weisman(Chairperson), and duly carried,to GRANT the variance as applied for, SUBJECT TO,THE FOLLOW'ING CONDITIONS: MINN I The applicant shall submit a revised signed and sealed site plan prepared by a licensed professional depicting the removal of the in-ground swimming pool currently located on lot#15. 2. The septic system or sewer connection on the subject property must be approved by the Suffolk County Department of Health Services 3. The applicant shall submit plans showing all kitchen and bath and mechanical exhaust fans venting on the East side of the building or the Eastern side of the Roof. The subject building shall not vent any mechanical equipment off of the West side of the building. The applicant shall not place AC condensers or any mechanical equipment on the Western side of the building. 4. All parking and seating that is within 15 feet of a neighboring residential property shall be screened with a substantial wall, fence, or thick hedge as approved by the Southold Town Planning Board. This approval shall not be deemed effective until the required conditions have been met.At the discretion of the Board of Appeals,failure to comply with the above conditions may render this decision null and void That the above conditions be written into the Building Inspector's Certificate of Occupancy, when issued The Board reserves the right to substitute a similar design that is de minimis in nature for an alteration that does not increase the degree of nonconformity. IMPORTANT LIMITS ON THE APPROVAL(�) GRANTED HEREIN Please Read Carefu , Any deviation from the survey, site plan and/or architectural drawings cited in this decision, or work exceeding the scope of the relief granted herein, will result in delays and/or a possible denial by the Building Department of a building permit and/or the issuance of a Stop Work Order, and may require a new application andpublic hearing before the Zoning Board of Appeals. Any deviation from the variance(s)granted herein as shown on the architectural drawings,site plan and/or survey cited above,such as alterations, extensions, demolitions, or demolitions exceeding the scope of the relief granted herein, are not authorized under this application when involving nonconformities under the zoning code. This action does not authorize or condone any current or future use, setback or other feature of the subject property Y. NY Page 5, December 19,2024 #7894, Silver Sands Holdings—Area Variance SUM No. 1000-47-2-15 that may violate the Zoning Code, other than such uses,setbacks and other features as are expressly addressed in this action. TIME LIMITS ON THIS APPROVAL: Pursuant to Chapter 280-146(B) of the Code of the Town of Southold any variance granted by the Board of Appeals shall become null and void where a Certificate of Occupancy has not been procured, and/or a subdivision map has not been filed with the Suffolk County Clerk,within three (:3 years from the date such variance was granted. The Board of Appeals may, upon written request prior to the date of expiration, grant an extension not to exceed three (:3) consecutive one (1)year terms. IT,ISTHE PROPERTY OWNER'S, RESPONSIBILITY TO ENS,'URE COMPLIANCEWITH'THE CODE 11"RED T11",NtE FRAME DESCRIBED HEREIN.Fai"Jure to comply m* , atfi'mely mainner may result *in the denial by the Building Department of a Certificate of Occupancy, nullify the approved variance relief, and require a new variance application with public hearing before the Board of Appeals Vote of the Board: Ayes: Members Weisman(Chairperson), Dantes, Planamento, and Lehnert. (3-0)(Meniber Acampora Absent, Member Planamento Recused) .....................I ....Leslie Kanes Weisman, Chairperson Approved for filing f� /2024 5 BOAR MEMBERSS% Southold Town Hall Leslie Kanes Weisman, Chairperson 53095 Main Road a P.O. Box 1179 Southold,N 11971-1959 Patricia Acalx�pora Office; Location: Eric Mantes Town Annex/First Floor, Robert Lehnert, Jr. 54375 Main Road(at Youngs Avenue) +7UNV,11197l Nicholas PlanamentoSouthold,N C E 0 W http://southoldtownny.gov ZONING BOARD OF APPEALS J A N 2 8 2025 TOWN OF SOUTHOLD Tel. (631) 765-1809 � m / Building Department Town ofSouthold � FINDINGS, DELIBERATIONS AND DETERMIN XIV, 2 0 20M MEETING OF DECEMBER 19, 2024 ZBA. FILE No.: SE 7914 & 789 SE 3 ma`s�"+:"4 q."� !T �..fi:�°• � �;-; `,'! NAME OF APPLICANT: Silver Sands Holdings I LLC . . . PROPERTY LOCATION: 113 5 Silvermere :Road, Greenport, NY SCTM No. 1000-47-02-15 S,'fE, R, � .� . �:� 1� The c uthold Town Planning Ba►ard as Lead Agency, at the conclusion of their coordinated review, on May 6, 2024 classified the proposed Action for Special Exception Approval and Site Plan Approval, as Type 11, pursuant to Part 617 of the implementing regulations pertaining to Article 8 (State Environmental Quality Review Act) of the Environmental Conservation Lawry, and further determined that the Action having a Negative Declaration will not have a significant adverse impact on the environment. U FF LK C VFY� � ��1 'I��" �1 �"1 ��CODE#: This application was referred as required under the Suffolk.County Administrative Code Sections A 14-14 to 23,and the Suffolk.County Department of Planning issued its reply dated January 25,2024 stating that this application is considered a matter for local determination as there appears to be no significant county-wide or inter-community impact. LW'RP, DETERMINATION':' This application was referred for review under Chapter 268, Waterfront Consistency review of the Town of Southold Town Cade and the Local Waterfront Revitalization Program (LWRP) Policy Standards. The LWRP Coordinator issued a recommendation dated November 4, 2024. ,used upon the information provided on the LWRP Consistency Assessment Farm submitted to this department, as well as the records available, it is recommended that the proposed action is INCONSISTENT with LWRP policy standards and therefore is INCONSISTENT with the LWRP. However, the structure(s) which are the subject of this application are existing. The structure(s) are in Flood zone x with a low to moderate flood risk. (.2 percent annual chance). The proposed scope of work is for interior alterations and a change of use. Therefore, the Beard of.Appeals now finds that the applications for Special Exception requests to change the uses of the as built structures on the subject parcel from a"boathouse with dwelling" to a free-standing restaurant and commercial kitchen, along with the conditions of approval imposed herein, now finds the proposed actions to be CONSISTENT with the LWRP. P1Z 0 1 p�" A � �C , 1"Tl The subject property, Tax lot # 15 is a conforming 88,340 square foot waterfront property located in the Resort Residential (RR) zoning district. The property runs 182.41 feet along Pipes Cove on the South side. The property runs 681.92 feet on the ''Nest side, 123.77 feet on the North side, and 601.50 feet on the East side. The property is accessed via a 41 Page 2,December 19,2024 97893 &#7914, Silver Sands Holdings—Special Exceptions SCTM No. 1000-47-2-15 Right of way from Silvermere Road running across tax map lot 14. The property is improved with two frame buildings, two wood decks, an awning over wood deck, a swimming pool, two bocce courts,and a wood bulkhead. All is show on a Survey by Young and Young L.L.S.dated December 14 2022 and last updated January 10, 2024. In addition to the Subject lot the entire Silver Sands Hotel complex includes eight independent lots. The entire Silver Sands Hotel complex is located in the Resort Residential (RR)zoning district. The complex measures 265,207 square feet. Tax map lots 11; 12; 13; 14; and 15 are on the West side and South side of Silven-nere Road. The West side of the complex runs 615.69 feet along Pipes Cove. The complex runs 681.92 feet on the West side. The complex runs 182 feet on the North side to Silvermere Road. The complex then turns South running 205.40 feet on the East side before turning East and running 86.92 feet on the Northeast side. The complex then turns East and runs 189.49 feet on the North side. The complex again turns South and runs 218.88 feet on the East side bordering the Silveremere Road End parking lot. Another part of the complex,tax map lots 8;9; and 10 are on the North and East side of Silveremere Road. Tax map lots 8; 9; and 10 are a combined parcel which runs 98.13 feet along Silvermere Road on the West side, 40.84 feet on the Southwest side, and 167.76 feet on the South Side. The property runs 174.98 feet on the North side,and 121.09 feet on the East side. The North complex is improved. Tax map lots 8; 9; and 10 are improved with a frame building. Tax map lot 10 is used for parking. Tax map lot 11 is improved with a frame building with a wood deck and a concrete sea wall. Tax map lot 12 is improved with a frame building, a wood bulkhead,and concrete sea wall. Tax map lot 13 is improved with three frame buildings and a concrete sea wall. Tax map lot 14 is improved with eight frame buildings, a frame garage, and a concrete sea wall. Tax map lot 15 is improved with two frame buildings, a wood deck, an awning over wood deck, two bocce ball courts, a swimming pool, and a wood bulkhead. Tax map lots 14 and 15 are accessed by a right of way across lot 13 which borders Silvermere Road. All is show on a Survey by Young and Young L.L.S. dated December 14 2022 and last updated January 10, 2024. BASIS, 01" APPLICATION: Request for special exception pursuant to Article VII, Section 280- 35B(6) and Article VII, Section 280-35C(1); applicant requests; in ZBA file No. 7893 SE to 1) to convert an existing single family dwelling(30'4"by 26'4")to a commercial kitchen to be utilized in conjunction with converted restaurant on the same lot (Lot 15), and; 2) upon conversion, said commercial kitchen will be accessory to the principle use of the converted restaurant; and the applicant requests in ZBA file No. 7914 SE to 1) to convert an existing accessory boathouse to a freestanding restaurant with office and storage space, for restaurant operations; and (2) permission for an accessory seasonal outdoor barbeque/bar area all located at 113 5 Silvermere Road, Southold, NY. SCTM 1000-47-2-15. PROPOSED USE: The applicant proposes to develop a code conforming free standing restaurant on the property. The restaurant will consist of a kitchen in the Eastern building on the property, a dining room in the Western building on the property, an outdoor bar and dining area, and a pizza truck. The applicant is not building any new buildings on this property. The applicant testified that Suffolk County Department of Health will allow a dining room to be in a separate building from the kitchen if there is a canopy/awning system connecting them. ADI,,,DI,T,I,ONA,'L'I'NFORMA"F,ION:, A neighbor came to the hearing and testified that he did not have any objections to the restaurant but that he did not want any of the kitchen venting to be located on the non-conforming, Western, side of the boat house building. Further, the applicant testified that there is a pizza truck on the property which serves pizza during the summer months. A neighbor testified that the venting of the pizza truck is an issue and that an odor carries over onto his neighboring property. 4 Page 3,December 19,2024 #7893 &#7914, Silver Sands Holdings—Special Exceptions SCTM No. 1000-47-2-15 ,A D IT�I NAI. ' A,CKo Li D I " `10 ,-The subject boat house and dwelling(on tax lot 15) is P .art of ma largerp complex. Silver Sands property consists of nearly 45 acres across 12 lots situated south of Rt. 25 on both sides of Silvermere Road.. Inclusive in the 45 acres is an 18 acre salt marsh and a 15 acre riparian lot in Pipes Cove which is currently being utilized as an oyster farm. The original motel with diner/restaurant on lot 11 served as the focal point for the larger Silver Sands resort which was first established in 1957. In addition to the motel and riparian parcels the Silver Sands resort consists of the Silvermere bungalows,which are 11 free standing bungalow hotel rooms. In total between the hotel and diner on lot 11,the Silvermere bungalows are on lot 12, lot 13, and lot 14. Lot 11, Lot 12, Lot 13, and Lot 14 combined add up to 3.59 acres of land. Additionally, lot 15, the subject lot measures 2.125 acres of land consists of a dwelling and boathouse ADDITIONAL APPLICATIONS. In addition to the subject requests for Special Exceptions, the applicant has applied for ZBA application#7894 for variance relief for a non-conforming side yard setback of the as built "boathouse" proposed to be converted to a dining room. The applicant has also applied for ZBA# 7897 requesting the Zoning Board of Appeals rescind building department conditions that limit the use of the Diner and bar area of the hotel restaurant on tax map lot 11 to hotel guests only. Further, in ZBA# 7915 the applicant applied for approval to allow an existing swimming pool located on lot m 15 to be utilized as an accessory use for motel and cottage overnight guests on lots 11, 12, 133, and 14. This application was withdrawn by the applicant. WR'll"YENS C ISSION Numerous neighbors and community members signed and submitted a pre-printed letter of support for the applicant. Several of the neighbors attended the public hearing and generally spoke in support of the applications, and testified that their relationship with the applicant is cordial.one nearby neighbor sent in a letter of objection based upon loud noise intrusion caused by a wedding party that was held n the Silver Sands property. LETTER FROM,OM,GR V111AGE RE S.-VAOE: In a letter dated June 3, 2024 Greenport Village requested that any approval be subject to Greenport Village's approval because Silver Sands complex uses Greenport Village's sewer system. In response the applicant testified that he had paid to upgrade the village of Greenport's sewage pump at his own cost and expense,submitted testimony from a licensed engineer,submitted capacity documents from the village of oreenport's technicians, and submitted engineering documents stating that therewill not be a material change to the complex's sewage treatment needs. The ZBA and Town of Southold does not regulate sewage treatment. Any approval shall be conditioned on the applicant's compliance with the Suffolk County Department of Health (the regulatory body for Southold Town's sanitary waste) approval. To 'O U 1T I. P° ANY 4 A., At the hearing on November 7,2024,the applicant testified that while tax map lot 15 is the subject of the Special Exception applications and request for variance relief the Planning Board is taking a holistic approach to the site plan approval and looking at the entire complex and its various legally separate properties. In a memorandum, dated November 4, 2024 to the Zoning Board of Appeals, the Southold Town Planning Board stated that"they are not opposed to a restaurant use and detached kitchen by Special Exception in this location-the current owners have clearly invested meaningful resources in upgrading and enhancing an existing Resort Residential site-but the Board has concerns regarding the number of potential patrons/occupants, emergency access/service, and deficient parking to support the layout of the site, it is difficult to provide typical mitigation measures such as vegetated buffers and distance." The Planning Board further states that there are mitigations that can soften the impact of the proposed restaurant including but not limited to decreasing the total number of seats to meet parking totals, meet the requirements for emergency access and prohibit the use of the Town Row and road end Page 4, December 19,2024 #7893 &#7914, Silver Sands Holdings—Special Exceptions SCTM No. 1000-47-2-15 beach parking for patrons,,guests,and employee parking, increase parking and screening to the extent feasible from the neighboring R-40 parcels, prohibiting outdoor music and ensuring that exterior lighting meets town lighting code(chapter 172). The Planning Board further states that"with mitigation, the project can be found consistent with the Southold Town Comprehensive Plan. The Vision statement of the plan states that community character must be maintained while also maintaining a vibrant local economy (paraphrased). This proposal does contribute to the local economy, however maintaining community character,and with it, quality of life, will require mitigating the future intensity and possible impact to the neighbors." Goal I of the Economic Development Chapter states that existing local businesses should be helped to grow; while Goal 2 provides the need for balance in that growth to protect the community character. This is an existing local business that has and will continue to invest in the local economy. At the same time,growth of this business must be tempered by some limits to ensure the community character of the neighborhood is not adversely affected. FINDINGS OF FACT/-REASONS FOR BOARD ACTION:, The Zoning Board of Appeals held public hearings on this application on May 2,2024, and November 7, 2024 at which time written and oral evidence were presented. This subject application and related ZBA Silver Sands applications were all adjourned to the ZBA Special Meeting on December 19, 2024 at which time they were closed. 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: The Board has reviewed the General Standards governing Special Exception uses set forth in Section 280-142 and finds: A. That the use will not prevent the orderly and reasonable use of adjacent properties or of properties properties in adjacent use districts. The free-standing Restaurant is permitted by code. The boat house building is placed to block the outdoor dining area from the neighbor's view. The commercial kitchen is in the center of the property and not located near the property line. The Silver Sands motel complex has existed in this location for many years and adding this code conforming amenity conforms to code and is in line with Southold Town's Comprehensive Plan. B. That the use will not prevent the orderly and reasonable use of permitted or legally established uses in the district wherein the requested use is located or of permitted or legally established uses in adjacent use districts. The property is zoned R.R. The existino, boathouse and dwelling have historically been used as part of the Silver Sands Resort Complex. The nearby residential zone will be protected from any possible adverse impacts by the conditions imposed herein proposed restaurant will be in addition to the already established restaurant use that is on tax map parcel I I in the motel. C. That the safety, the health, the welfare,the comfort, the convenience or the order of the town will not be adversely affected by the proposed use and its location. There are no residential buildings on the part of Silvermere Road leading to the public parking lot in the Silver Sands resort complex. The applicant must obtain site plan approval from the Town of Southold Planning Board which can further mitigate possible adverse impacts and Health Department approval is also required. can mitigate the effects of the restaurant on the neighbors by installing a solid fence on the property line. Page 5,December 19,2024 #7893 &#7914, Silver Sands Holdings—Special Exceptions SCTM No. 1000-47-2-15 D. That the use will be in harmony with and promote the general purposes and intent of this chapter. The applicant testified that the proposed re-development of the Silver Sands Resort complex is in line with the most current version of the Town of Southold's Comprehensive Plan. The proposed free-standing restaurant is part of the larger Silver Sands Resort Complex. Merging tax map lots 11; 12; 13; 14; and 15, as conditioned herein, will mitigate the non-conformity of some of the proposed development and"as- built"development which does not conform to current zoning code.,thereby bringing the entire resort complex closer to conformity with the code. E. That the use will be compatible with its surroundings and with the character of the neighborhood and of the community in general, particularly about visibility, scale and overall appearance. The applicant proposes to maintain the existing exterior of the two existing buildings on the property and use their architecture as part of the design of the restaurant. The applicant is expanding the on-site parking available on the premises which will keep the motel and restaurant guest's cars off the street. F. That all proposed structures, equipment, and material shall be readily accessible for fire and police protection. G. That the proposal shall comply with the requirements of Chapter 236, Stormwater Management. In making such determination, consideration was also given to: A. The character of the existing and probable development of uses in the district and the peculiar suitability of such district for the location of any of such permitted uses. B. The conservation of property values and the encouragement of the most appropriate uses of land. The re-development of the Resort Complex will improve the property values in this neighborhood. C. The effect that the location of the proposed use and the location that entrances and exits may have upon the creation or undue increase of vehicular traffic congestion on public streets, highways or sidewalks to assure the public safety. This application is determined to by an unlisted action by the Southold Town Planning board under SEQRA standards. D. The availability of adequate and proper public or private water supply and facilities for the treatment, removal or discharge of sewage, refuse or other effluent (whether liquid, solid, gaseous or otherwise)that may be caused or created by or as a result of the use. The subject property is serviced by SCWA water and is connected to the Village of Greenport Sewer district and must obtain all required Department of Health approvals. E. Whether the use or the materials incidental thereto or produced thereby may give off obnoxious gases,odors,smoke or soot. The conditions of approval of this application require that the applicant keeps the kitchen venting away from the neighboring residential properties and the prohibition of any food trucks on the premises will remove the possibility of the additional emissions of smoke and smells that are currently caused by the presence of a pizza truck on the premises and the applicant has not been able to vent it away from the neighboring property. F. Whether the use will cause disturbing emissions of electrical discharges,dust,light,vibration or noise. Planning Board will require the restaurant to use dark sky compliant lighting as well as mitigation measures to screen the property from residential neighbors. G. Whether the operation in pursuance of the use will cause undue interference with the orderly enjoyment by the public of parking or of recreational facilities, if existing or if proposed by the Town or by other competent governmental agencies. The proposed use should enhance Page 6, December 19,2024 #7893 &#7914, Silver Sands Holdings—Special Exceptions SUM No. 1000-47-2-15 the enjoyment of the use of the Jurzenia park located at the end of Silvermere Road. Jurzenia park does not have a public bathroom or any eating facilities. With the proposed restaurant, park goers will now have a place to dine, or purchase take out. Parking at the park is limited to Town of Southold parking permit holders. H. The necessity for bituminous-surfaced space for purposes of off-street parking of vehicles incidental to the use and whether such space is reasonably adequate and appropriate and can be furnished by the owner of the plot sought to be used within or adjacent to the plot wherein the use shall be located. The applicant shall submit a parking plan which shall be approved by the Southold Town Planning Board. 1. Whether a hazard to life, limb or property because of fire, flood, erosion or panic may be created by reason of or as a result of the use or by the structures to be used therefor or by the inaccessibility of the property or structures thereon for the convenient entry and operation of fire and other emergency apparatus or by the undue concentration or assemblage of persons upon such plot. J. Whether the use or the structures to be used therefore will cause an overcrowding of land or undue concentration of population. The applicant has the land required for this use in the zoning code's bulk schedule. The applicant is not proposing to maximize permitted lot coverage. The applicant is proposing to re-use existing structures on the parcel without any new construction. K. Whether the plot area is sufficient, appropriate, and adequate for the use and the reasonably anticipated operation and expansion thereof. The subject property is a code conforming 2.125 acres in size. L. Whether the use to be operated is unreasonably near to a church,school,theater,recreational area or other place of public assembly. The subject property is not near a church school, or theater. It is near Jurzenia park and the proposed use will enhance the people's enjoyment of the park. A Whether the site of the proposed use is particularly suitable for such use. The site is in an RR zoning district which is part of a Resort Complex at a road end. It is appropriate for this use. N. Whether adequate buffer yards and screening can and will be provided to protect adjacent properties and land uses from possible detrimental impacts of the proposed use. The applicant shall receive site plan approval and approval of mitigation measures from the Southold Town Planning Board and must comply with the conditions of approval imposed herein. 0. Whether adequate provision can and will be made for the collection and disposal of stormwater runoff, sewage, refuse and other liquid, solid or gaseous waste which the proposed use will generate. The applicant shall submit a storm water runoff plan as approved by the Southold Town Planning Board and/or Town Engineer. P. Whether the natural characteristics of the site are such that the proposed use may be introduced there without undue disturbance or disruption of important natural features, systems or processes and without risk of pollution to groundwater and surface waters on and off the site. The applicant is proposing to re-purpose existing structures. There are no new structures being proposed;just renovations and re-purposing of existing buildings. Q. The issuance of a Special Exception permit, as applied for in this application, is also subject to the following specific criteria and requirements which have been met pursuant to Section 280- 35(B)6 of the Town Code: which permit the use of a freestanding restaurant. R. The character of the existing and probable development of uses in the district and the peculiar suitability of such district for the location of any of such permitted uses. S. The conservation of property values and the encouragement of the most appropriate uses of land. Page 7, December 19,2024 97893 &#7914, Silver Sands Holdings—Special Exceptions SCTM No. 1000-47-2-15 T. The effect that the location of the proposed use and the location that entrances and exits may have upon the creation or undue increase of vehicular traffic congestion on public streets, highways or sidewalks to assure the public safety. U. The availability of adequate and proper public or private water supply and facilities for the treatment, removal or discharge of sewage, refuse or other effluent (whether liquid, solid, gaseous or otherwise)that may be caused or created by or as a result of the use. V. Whether the use or the materials incidental thereto or produced thereby may give off obnoxious gases, odors, smoke or soot. W. Whether the use will cause disturbing emissions of electrical discharges,dust,light,vibration or noise. X Whether the operation in pursuance of the use will cause undue interference with the orderly enjoyment by the public of parking or of recreational facilities, if existing or if proposed by the Town or by other competent governmental agencies. The applicant shall maintain on- site parking as required by the Southold Town planning board. BO 11 -1,ARD RE'11S`O'1LU`,r10'N: In considering all of the above factors, motion was offered by Member Weisman(Chairperson), seconded by Member Dantes, and duly carried to GRANT the Special Exception applications as applied for, SUBJECT TO,THEi FOLLOWING CONINDIT1ONS: I The applicant shall submit a revised signed and sealed site plan prepared by a licensed professional depicting the removal of the in-ground swimming pool currently located on lot #15. 2. The applicant shall obtain site plan approval from the Planning Board within two years of this decision, which will include a determination by that Board of the total number of permitted indoor and outdoor seats in the proposed free-standing restaurant, known as Eddie's. on lot 15,,the seasonal outdoor awning over wood deck dining structure also on lot 15 known as Eddie's Oyster Bar, and the diner, known as Nookie's, located in the motel building on lot 11. Failure to obtain site plan approval will render this Special Exception Permit null and void. 3. All parking and seating that is within 15 feet of a neighboring residential property shall be screened with a substantial wall, fence, or hedge or buffered as approved by the Southold Town Planning Board. 4. All employee and guest parking must be on-site as finalized by site plan approval from the Planning Board. 5. No further expansion/enlargement of the proposed free-standing restaurant/dining room (Eddie's),related commercial kitchen, or motel diner(Nookie's) is permitted. Elie1 1, � '13, '14,;and 15. The merger ontax map lots I- 12, appl. e,,pr tleS/oper,I shall be approved by the Southold Town Planning Board and any approval as may be required by Suffolk County within one year of this decision. The septic system and sewer connection on the subject property must be approved by the Suffolk County Department of Health Services The applicant shall submit architectural plans to the ZBA showing all kitchen, bath and mechanical exhaust fans venting on the East side of the building or the Eastern side of the Roof. The subject building shall not vent any mechanical equipment off the West side of the building. The applicant shall not place AC condensers or any mechanical equipment on the Western side of the building. 9. The food truck (Pizza truck) on the subject premises must be removed and all food trucks are prohibited on all lots in the Silver Sands complex. Page 8, December 19,2024 #7893 &#7914, Silver Sands Holdings—Special Exceptions SCTM No. 1000-47-2-15 10. The applicant shall be limited to four(4)special events per year on the Silver Sands property, as proposed by the applicant. The applicant must apply for and obtain approval for a Special Event Permit from the Town of Southold Town Board for each of the four permitted special events. 11. No outdoor music is permitted on the premises 12. No busses or limousines are permitted on the entire premises, other than shuttle service provided by the Silver Sands business operation for overnight guests staying at the motel and bungalows 13. The Special Exception Permit granted herein involves a change in occupancy or a change in use or a change within a classification of the occupancy. Therefore, as a condition of approval, the applicant must contact the Building Department to make the determination whether or not a Building Permit is required and that changes will be NYS Code compliant. 14. This Special Exception Permit requires an operating permit and inspection by a Building Inspector from the Building Department that must be renewed annually. It is the;W&ant"S "resp re qn,�,smh,ility to contact the Building Department on an annual basis to schedule the required inspection.Failure to do so may require a public hearing before the Zoning Board of Appeals to review potential action to revoke the Special Exception Permit granted herein. 15. This Special Exception permit requires that the applicant complete construction on the dining room and kitchen in order to begin the approved special exception use in compliance with the conditions imposed by the Zoning Board of Appeals within three years. 16. In accordance with the Zoning Board of Appeals, approval shall thereafter be deemed a lawful use as if the same were permitted by this chapter without need for a special exception permit; provided,however,that: a. All conditions imposed by the special exception approval shall continue to apply unless they, by their express terms, are of limited duration; b. All conditions imposed on special exception approval uses generally or specifically by this chapter shall continue to apply, regardless of whether any such conditions were expressly incorporated into the special exception approval; c. The Zoning Board of Appeals shall retain continuing jurisdiction over the same; d. The duration of a special exception use may be limited to a specified time period as set forth in the approval of the Zoning Board of Appeals. If the approval is silent as to the duration of the special exception use,then said use shall be in perpetuity; e. A special exception use which has been discontinued for a period of one year or more shall be deemed abandoned. That the above conditions be written into the Building,Inspector's Certificate of Occupancy, when issued NOTE: Violations of Conditions: A violation of any limitation or condition of a special exception approval or of any provision of this chapter applicable to a special exception use shall constitute a violation of this chapter. The Zoning Board ofAppeals shall retain jurisdiction and shall have the right, after a public hearing, to modify, suspend or revoke such approval or any term or condition thereof or to impose thereon one or more new conditions, pursuant to Article AXV, Section 280-141 of the Town Code. Vote of the Board: Ayes: Members Weisman(Chairperson), Dantes, Planamento, and Lehnert. (3-0)(M mb,er Acampora Absent, Member Planamento Recused) ..... ............... lie-,te Kanes, eisman, Chairperson Approved for filing/A 1 qd 12024 MAILING ADDRESS w PLANNING BOARD MEMBERS � � P.0. 13ox, 1179 Southold, NY 11971 JA.MES H. RICH III Chairman OFFICE Town Hall Annex MIA.JE A.L(..)US-DAJNK /n / PIERCE I�A.FFE� 541'�5 State Route 25 w m MARTIN H.`�IDOR ,��,,,,��, � � (cor. Main Rd. &Youngs Ave.) DONAL D J.WILCENSKI Southold, NY Telephone: 66331 765-1938 www.southoldtownny.gov PLANNING BOARD OFFICE TOWN TN OF SOUTHOLD arm nf!"i'. June 24, 2025 J U L 2 3 2025 Alexander Perros 19215 soundview Avenue BuIlding Department Southold, NY 11971 Town of Southold Re' site Plan Approval with Conditions & Approval of Parcels Merged ,silver Sands Motel Restaurant 1135 silvermere road, Greenport SCTM#1000-47.-2-15.1 (previously S TM#1990-47.--2-11, 12, 13, 14, 15) Dear Mr. Perros: The following resolutions were adopted at a meeting of the Southold Town Planning Board on June 23, 2025: WHEREAS, this site Plan is for the proposed conversion of an existing accessory storage building (boathouse) to a restaurant, including an office and storage space for restaurant operations, and the conversion of an existing single-family dwelling to a commercial p kitchen for the restaurant, with 51 indoor/outdoor seats, and 19 parking stalls provided the restaurant use on 2.1 acres in the Resort Residential (FAR,) Zoning District; and WHEREAS, on January 25, 2024, Alexander Perms, owner, submitted site plans, information and materials for a site Plan review; and WHEREAS, on February 5, 2024, the Planning Board found the application incomplete for review, requiring the submission of corrected site plans and additional necessary information for review; and WHEREAS, on February 7, 2024, Alexander Perro , owner, submitted radius plans as required, for site Plan review; and WHEREAS, are March 5, 2024, Alexander Perms, owner, submitted information and materials for site Plan review; and Silver Sands Motel Restaurant, Page 2 June, 24, 2Q25 WHEREAS, on March 18, 2024, Alexander Perros, owner, submitted revised site plans for Site Plan review; and WHEREAS, on March 25, 2024, the Planning Board accepted the site plan application as complete for review; and WHEREAS, on May 6, 2024, the Southold Town Planning Board, pursuant to State Environmental Quality Review Act (SEQRA) 6 NYCRR, Part 617.5 (c), determined that the proposed action is a T ype 11 Action as it falls within the following description for 6 NYCRR, P a rt. 617.5(c)(18) reuse of a residential or commercial structure, or of a structure containing mixed residential and commercial uses, where the residential or commercial use is a permitted use under the applicable zoning law or ordinance, including permitted by special-use permit, and the action does not meet or exceed any of the thresholds in section 617.4 of this Part"; and WHEREAS, on May 23, 2024, the Southold Town Planning Board, pursuant to Southold Town Code §280-131 C., distributed the application to the required agencies for their comments; and WHEREAS, on May 28, 2024, Southold Town Code Enforcement submitted correspondence that although the applicant was in court addressing Town Code violations, those violations would possibly be corrected in the site plan process, and was therefore okay to proceed with the site plan review process, and WHEREAS, on May 29, 2024, the Southold Town Fire Marshal determined certain revisions were requ i red to provide adequate fire protection and emergency access for the site; and WHEREAS, on May 31, 2024, the Southold Town Engineer reviewed the proposed app lication and determined revisions were required in order for the site plan to meet the minimum requirements of Chapter 236 for Storm Water Management; and WHEREAS, on June 3, 2024 the Planning Board held a Public Hearing for the proposed action; and WHEREAS, on June 25, 2024, the Suffolk County Department of Health Services (SCDHS) provided correspondence to the Planning Board stating that a commercial waste water permit and a Food Protection Services permit are required for the proposed actions on site; and WHEREAS, on June 26, 2024, the Town of Southold Local Waterfront Revitalization Program Coordinator reviewed the proposed project and determined the project to be inconsistent with Southold Town LWRP policies with recommendations to the Planning Board; and , Silver Sands Hotel Restaurant Page 3 June 24 2025 WHEREAS, at a Work Session on July 22, 2024, the Planning Board reviewed the propose d application and re quired corrections to the Site Plan and additional information 0 necessary, for the Site Plan to comply with ,various applicable sections of the Town Code as detailed in the Work Session Staff Report; and WHEREAS, on August 1 , 2024, Nick Mazzaferro, P.P., submitted analysis regarding the capacity of the emergency access road for review; and WHEREAS, on August 22, 2024, the Greenport Fire District determined certain revisions were required to provide adequate fire protection for the site, consistent with the Southold Town Fire Marshal; and WHEREAS, on August 24, 2024, Alexander Perros, owner, submitted exterior lighting cut sheet specifications and photometric information for review; and WHEREAS, on September 1 , 2024, Nick Mazzaferro, P.E., submitted water usage details for review; and WHEREAS, on September 6, 2024, Alexander Perros, owner, submitted revised site plans and information as required for Site Plan review-7 and WHEREAS, on September 17, 2024, Alexander Perros, owner, submitted revised photometric details for review; and WHEREAS, on November 4, 2024, the Planning Board issued comments to the Zoning Board of Appeals regarding files #SE7914, 7893SE and 7894; and WHEREAS, on December 20, 2024, the ZBA granted Special Exceptions SE7914 and 7893SE for the proposed Detached Kitchen & Restaurant subject to sixteen (16) Conditions; and, granted Area Variance #7894 subject to four (4) conditions; and WHEREAS, on February 10, 2025, the Southold Town Planning Board reviewed the application to the policies of the Local Waterfront Revitalization Program (LWPP) and found that with the reduction in proposed seats for the restaurant, along with limitations imposed bythe Zoning Board of Appeals, and the requirement to use water conservation methods, native droug ht tolerant vegetation in landscaping, and best management practices for fertilizer application to further policy 5, this action is consistent with the LWRP; and WHEREAS, on February 10, 2025 the Southold Town Planning Board granted a Conditional Approval regarding the Site Plan entitled "Silver Sands Holdings" prepared by Howard W. Young, L.S. dated February 22, 2024 and last revised September 5, 2024, with nine (9) conditions to be met; and WHEREAS, on March 7, 2025, Alexander Perros, owner, submitted photographs of removed "Motel Parking" signage as required by Condition #5; and Silver Sands Motel Restaurant P _c4 u n e 2141, ,2 02,51 WHEREAS, on April 16, 2025, Charles Cuddy, authorized agent, submitted revised plans as required for review; and WHEREAS, on April 21, 2025, the Southold Town Planning Board referred the revised site p lan to the Office of the Town Engineer and Fire Marshal for review; and WHEREAS, on April 21, 2025, Alexander Perros, owner, submitted a plan showing all required approvals from t he, Suffolk County Depaillmen't of Health Services (SCD,HS), including the stamped, ealed, and signed approval. by the,SCDHS reviewer (Ref. No. C 25-0098), reflect' 11 ma,fing capacity, of'61 seats,,, as required by Condition #3; ing a maxiMUM se and WHEREAS, on May 9, 2025, the Southold Town Engineer reviewed the proposed app lication and determined that revisions were required in order for the site plan to meet the minimum requirements of Chapter 236 for Storm Water Management; and WHEREAS, on May 14, 2025, the Southold Town Planning Board issued a memo supporting the lot merger of five (5) Silver Sands Holdings parcels: SCTM#1 000-47.-2-111 SCTM#1 000-47.-2-12, SCTM#1 000-47.-2-13, SCTM#1 000-47.-2-14, SCTM#1 000-47.-2- 15, into a single tax parcel, as required by Condition #6 of the Southold Town Zoning Board of Appeals file #7893 S- E and SE7914; and WHEREAS, on May 24, 2025, the Southold Town Chief Building Inspector reviewed and certified the proposed use of Restaurant is permitted as a special exception by the Board of Appeals in the Resort R esidential (RR) Zoning District with reference to ZBA file #7893SE and #7914SE; and WHEREAS, on May 27, 2025, the Southold Town Fire Marshal reviewed the proposed application and determined that revisions were required in order for the site plan to meet the minimum requirements; and WHEREAS, on May 30, 2025, Alexander Perros, owner, submitted revised plans as required for review; and WHEREAS, on June 2, 2025, the Southold Town Planning Board referred the revised site plan to the Office of the Town Engineer and Fire Marshal for review; and WHEREAS, on June 16, 2025, the Southold Town Engineer reviewed the proposed ap plication and determined that the site plan prepared by Howard W. Young, L.S., dated February 22, 2024 and last revised June 20, 2025, met the minimum requirements of Chapter 236 for Storm Water Management, as required by Condition #6; and WHEREAS, on June 17, 2025, Alexander Perros, owner, submitted architectural drawings of floor plans and seating as required by Condition #4; and Silver Sands Motel Restaurant Page June 24,20.25 WHEREAS, on June 17, 2025, Alexander Perros, owner, submitted a revised site plan as required by the Planning Board follow-up letter dated June 16, 2025, and Condition #4-, and WHEREAS, at their work session on June 23, 2025, the Southold Town Planning Board determined that all nine conditions of conditional approval had been satisfied; therefore be it RESOLVED, that the Southold Town Planning Board approves the merging of Silver Sands Holdings parcels as detailed above, and as required by the Zoning Board of Appeals; and be it further RESOLVED, that the Southold Town Planning Board grants Approval with Conditions for this application including the following plans: Silver Sands Holdings, prepared by Howard W. Young, dated February 22, 2024 and last revised June 20, 2025; and Stormwater Management Control Plan, prepared by Howard W. Young, dated and; last revised 6/20/25 8/1/241 1 Interior and Exterior Seating Layout (SP-1); SP1 Enlarged Views (SP — 2) as noted; Building #33 Elevations (A201}; and Boathouse Elevations (A201), prepared by John J. Condon, P.E, dated December 14, 2021 and last revised February 26, 2025; and authorizes the Planning Board Chairman to endorse the plans listed above. The following conditions of approval are listed below: Cond*tfiqns. 1 The proposed restaurant and detached kitchen (subject of this application) shall not commence operation or open to the public until a certificate of occupancy is issued. 2. Prior to the issuance of a certificate of occupancy, all exterior light fixtures proposed to remain shall be documented and measured for compliance with Chapter 172. Please notify the Planning Department for this inspection. 3. Maximum Seating and Parking Limitations There are a total of fifty (50) parking stalls provided on site for both the motel and the proposed restaurant, with 19 of those parking stalls allocated for the restaurant. The seating capacity of the restaurant is capped at 61 seats, including both indoor and outdoor seats, based on the limited parking provided. Due to the environmentally sensitive nature of the subject property, the creation of additional parking areas to accommodate more seats is prohibited. staurant Pa e u 0 2 5 Silver sands Motel Re _,... _ 4. No outdoor music is permitted on the premises, pursuant to Zoning Board of Appeals file #7893SE and #7914S 5. Parking on-site is permitted only in areas designated as parking spaces, as shown on the approved site plan. 5. Busses and limousines are not permitted on the entire premises, other than the shuttle service provided by silver sands. 7. Vehicles are prohibited from parking, standing, or waiting in driveways, except when actively dropping off or picking up patrons. Please also note the followingrequirements in the Southold Town Code relating to site Plans: 1 . Proposed storm water run-off containment systems must be inspected by the Town Engineer at the time of installation. Please call the Southold Town Engineer prior to beginning this work. pp 2. Approved site Plans are valid for eighteen months fry the date of approval, within which time all proposed wor'c must be completed, unless the Planning Board grants an extension. 3. Any g pp es char from the Approved site Plan shall require Planning Board approval`. 4. Prior to the issuance of a Certificate of Occupancy, the Planning Board must inspect the site to ensure it is in conformity with the Approved site Plan, and issue a final site inspection approval letter. should the site be found not in conformance with the Approved site Plan, no Certificate of Occupancy may be issued unless the Planning Board approves the changes to the plan If Y you have an questions regarding the above, please contact this office. Y s c�fu l ly, i s K R ich III Chairman cc: Charles Cuddy, Esq. Michael Verity, chief Building Inspector Michael Collins, Town Engineer B signing this letter, the applicant acknowledges that there are Town Cade requirements Y s g g r pp - f and conditions includingthose listed above, that must be satisfied prior to the issuance o a Certificate of Occupancy. �' �-�- -�.-� Print name, Applicant Date Signature : . � MAILING ADDRESS: PLANNING BOARD MEMBERS P.O. Box 1179 ,JAMES H.RICH III ,Southold NY 11971 Chairmant OFFICE LOCATION: u MIAJEALOUS-DANK �° Town Hall Annex FIERCE RAFFERIY VSAF 54375 State Route 25 MART IN H.SIDOR � (cor. Main Rd.&Youngs Ave.) DONALD J.WIL+CENSEI '4 , u Southold, NY Telephone:631765-1938 www.southoldtownny.go,v PLANNING BOARD OFFICE TOWN OF SOUTHOLD February 11, 2025 Alexand er Perros 19215 Soundview Avenue F E B 1 3 2025 Southold, NY 11971 ding Department Re: conditional Approval - Silver Sands Motel Restaurant Town of Southold 1135 Silverrnere Road, Greenport SDTM#1000-47.-2-15 Dear Mr. Perros: The following resolutions were adopted at a meeting of the Southold Town Planning Board on February 10, 2025: WHEREAS, this Site Plan is for the proposed conversion of an existing accessory storage building (boathouse) to a freestanding restaurant with office and storage space for restaurant operations, and conversion of an existing single-family dwelling to a commercla! kitchen for the restaurant to include 111 indoor/outdoor seats and 19 parking stalls on 2.1 acres in the Resort Residential (RR) Zoning District; and WHEREAS, on January 2 , 2024, Alexander Perros, owner, submitted site plans, information and materials for a Site Plan review; and WHEREAS on February 5, 2024, the Planning Board found the application incomplete for review, requiring the submission of corrected site plans and additional necessary information for review; and WHEREAS, on February 7, 2024, Alexander Perros, owner, submitted radius plans as required, for Site Plan review; and WHEREAS, on March 5, 2024, Alexander Perros, owner, submitted information and materials for Site Plan review; and WHEREAS on March 18, 2024, Alexander Perros, owner, submitted revised site plans for Site Plan review; and new Pa Feb ruallu I 1 2025 st ver�,,Cands, Restaurant WHEREAS, on March 25, 2024, the Planning Board accepted the site plan application as complete for review; and WHEREAS, on May 6, 2024, the Southold Town Planning Board, pursuant to State Environmental Quality Review Act (SEQRA) 6 NYCRR, Part 617.5 (c), determined that the proposed action is a Type 11 Action as it falls within the following description for 6 NYCIRR, Part 617.5(c)(1 8) "reuse of a residential or commercial structure, or of a structure containing mixed residential and commercial uses, where the residential or commercial use is a permitted use under the applicable zoning law or ordinance, including permitted by special-use permit, and the action does not meet or exceed any of the thresholds in section 617.4 of this Part"; and WHEREAS, on May 23, 2024, the Southold Town Planning Board, pursuant to Southold Town Code §280-131 C., distributed the application to the required agencies for their comments; and WHEREAS, on May 28, 2024, Southold Town Code Enforcement submitted correspondence that the applicant was in court addressing violations that are also being accounted for in the site plan process and is therefore, okay to proceed; and WHEREAS, on May 29, 2024, the Southold Town Fire Marshal determined certain revisions were required to provide adequate fire protection and emergency access for the site; and WHEREAS, on May 31, 2024, the Southold Town Engineer reviewed the proposed application and determined revisions were required in order for the site plan to meet the minimum requiternents, of Chapter 236 for Storm Water Management; and WHEREAS, on June 3, 2024 the Planning Board held a Public Hearing for the proposed action; and WHEREAS, on June 25, 2024, the Suffolk County Department of Health Services (SC1D,HS) provided correspondence to the Planning Board stating that a commercial waste water permit and a Food Protection Services permit are required for the proposed actions on site; and WHEREAS, on June 26, 2024, the Town of Southold Local Waterfront Revitalization Program, Coordinator reviewed the proposed project and deterrm,'Ined the project to be Icles,with recommendations to the Planning inconsistent with Southold Town LWRP pol" Board; and WHEREAS, at a Work Session on July 22, 2024, the Planning Board reviewed the proposed app lication and required corrections to the Site Plan and additional informatilon necessary, for the Site Plan to comply with vanou;s applicable sections of the Town Code as detailed in the Work Session Staff Report; and ru, yjyy j(9 nds, Restaurant Page...3 IA u. . 11,2025 1 WHEREAS, on August 1, 2024, Nick Mazzaferro, P.E., submitted analysis regarding the capacity of the emergency access road for review; and WHEREAS, on August 22, 2024, the Greenport Fire District determined certain revisions were required to provide adequate fire protection for the site, consistent with the Southold Town Fire Marshal; and WHEREAS, on August 24, 2024, Alexander Perros, owner, submitted exterior lighting cut sheet specifications and photometric information for review; and WHEREAS, on September 1, 2024, Nick Mazzaferro, P.E., submitted water usage details for review; and WHEREAS, on September 6, 2024, Alexander Perros, owner, submitted revised site plans and information as required for Site Plan review; and WHEREAS, on September 17, 2024, Alexander Perros, owner, submitted revised photometric details for review; and WHEREAS, on November 4, 2024, the Planning Board issued comments to the Zoning Board of Appeals regarding files#SE7914, 78935E and 7894; and WHEREAS, on December 20, 2024, the ZBA granted Special Exceptions SE7914 and 78935E for the proposed Detached Kitchen & Restaurant subject to sixteen (16) Conditions; and, granted Area Variance #7894 subject to four (4) conditions; and WHEREAS, on February 10, 2025, the Southold Town Planning Board reviewed the application to the policies of the Local Waterfront Revitalization Program (LWRP) and found that with the reduction in proposed seats for the restaurant, along with limitations imposed by the,Zoning Board of Appeals, and the requirement to use water conservation methods, tine drought,tolerant,vegetation in landscaping, and best management practices for fertilizer app lication to further policy 5, this action is consistent with the LWRP; and WHEREAS, the Southold Town Planning Board has determined that with the exception of the items listed as conditions below, all applicable requirements of the Site Plan Regulations, Article XXIV, §280—Site Plan Approval of the Town of Southold were m et; therefore be it RESOLVED, that the Southold Town Planning Board has determined that this proposed action is consistent with the policies of the Town of Southold Local Waterfront Revitalization Program as noted above; and be it further Silver Sands, Restaurant Page 4 February 11, 2025 RESOLVED, that t e outbod Town Planning Board hereby,grants Conditional Approval regarding the Site Plan entitled "Silver andsHoldings" pre,pared by Howard W. You ng, L.S. dated February, , 2,024, and last revised September 5, 2024, with the following conditions: Condlti. ,nn to be met r to l site, lanw , NOW 1. Final Site Plan Approval Required for operation of the Proposed Restaurant The restaurant and detached kitc- le (subjectof this application) shall not proposed commence op r ion r open to the public until the conditions aremet and the site plan is approved b the Planning Board and endorsed by the Planning Board chairman. pp Y 2. Maximum Seating and Parking Limitations In accordance with the total available parking stalls (50), the proposed restaurant is limited to a maximum seating capacity of 51 including inside and outside seats. Due to the environmentally sensitive nature oft e subject,propertyand its, p,roximity to ad Jacentp riparian parcels, the creation of additional parking areas to accommodate more seats is prohibited. 3. Submission of Necessary Approvals from SCDHS Submit all p required approvals from the Suffolk county Department of Health Services g (SCDHS), including the stamped, sealed, and signed approval by the SCDHS reviewer. These plans must reflect a maximum seating capac1�ty of 51 and be substantially ;s rt � t drop e s� p an 4. Revised Site Plan Submission Nine 9) prints of the revised site plan, stamped, sealed, and signed by a New York State licensed professional, shall be submitted,., Additional sheets of the site plan may p . be required to ensure all information is clearly and comprehensively displayed. The revised site plan must include the following revisions, to the satisfaction of the Planning Board: a A revised site plan and floor plan that reflect the maximum seating capacity of 51. } b for at r managpLm ent details in compliancewith ha ".... *0 Test hole location and data, including depth to groundwater. ii Provide details for how the stormwater run-off from the proposed restaurant buildings will be channeled into the storm drain provided for the buildings. Solver Sands Restaurant Pa e Februal, c: mgArencv details as , ggged. E access r7e, i) Provide proof/verification that both the detached kitchen building and restaurant building will each be provided with sprinkler suppression systems. If these buildings do not provide these suppression systems, a 20' wide load-bearing driveway from Silvermere Road will be required. ii) Provide additional "No Parking$$ signs in the area of the proposed emergency vehicle turnaround. iii) Provide the overall occupancy capacity for the restaurant and outdoor area. The requirement is to provide the net overall occupancy on the grounds, including indoor and outdoor areas in addition to proposed seats. d) Incorporate all Zoning Board of Appeals (ZBA) conditions, as per ZBA file numbers 78947 7914SE, and 7893SE. e) Architectural plans, specifying roof fixtures associated with all kitchen, bath and mechanical exhaust fans venting on the east side of the building or the eastern side of the roof—as specified by the ZBA. f) Removal of the depicted swimming area and float lines. g) Location and details of the covered walkway between the restaurant and detached kitchen, as required by SCDHS food services, consistent with any SCDHS- approved plans. h) Designation of all parking spaces on the site plan, including parking bumpers. i) A compliant Photometric Plan, in accordance with Chapter 172. The current plan contains numerous foot-candle values that exceed 5.9fc and there are lighting fixtures designated as "up-lighting" which are not compliant with Town code. 5. The "Motel Parking)) signage located along the east side of the motel fencing must be removed. If the stockade fencing in this area is not currently located on the property line, the applicant must ensure that the property line is clearly marked. This delineation may be coordinated with the Town for potential improvements. 6. Approval of revised plans by the Town Eng ineer to verif� consistency with Chapter 236 Stormwater Management regulations. Ongoing Conditions: 7. No outdoor music is permitted on the premises. vqL3ands- stau rant Pam February Ij......2,025, 8. Parking Restrictions and Oversized Vehicle Regulations Parking is only permitted in areas designated as parking spaces by the Planning Board on the approved site plan. No busses or limousines are permitted on the entire premises, other than shuttle service provided by Silver Sands business operation for overnight guests staying at the motel and bungalows. When the approved parking areas are at full capacity, no vehicles may drop off patrons until a parking space becomes available. Vehicles are prohibited from parking, standing, waiting in driveways, except when actively dropping off or picking up patrons. 9. Enforcement of Parking Spaces All vehicles for motel guests, employees and patrons on-site must park in the designated parking spaces approved under Town Code Section 280-78H. Non- compliance will result in enforcement actions. Pursuant to §280-132 Duration of plan of the Town Code, all conditions are in effect and enforceable immediately. Upon submission of the revised site plan to the satisfaction of the Planning Board, the Board will refer the plan to the Building Department for a Use Certification. Once the conditions listed above are met, a final approval resolution will be issued by the Planning Board at a future public meeting, and the site plans officially endorsed. Only after that has been completed will the operation be allowed to receive any necessary building permits or certificates of occupancy, and/or be open for business. If you have any questions regarding the above, please contact this office. Respectfully,, James H. Rich III Chairman cc: Charles Cuddy, Esq. Michael Verity, Chief Building Inspector