HomeMy WebLinkAbout#8141-Aventura Orient LLC ZBA application I Lk
Received
JUN 12 .2026
TOWN OF SOUTHOLD
BUILDING DEPARTMENT Zoning Board of Appeals
SOUTHOLD,N.Y.
NOTICE OF DISAPPROVAL
DATE:May 22,2026
TO: Pat Moore(Aventura Orient LLC)
51020 Main Road
Southold,NY 11971
Please take notice that your application dated May 14,2026:
For permit: to le alit an"`as built"artist studio in an existing accessory buildi at:
Location of property: 1740 Village Lane.Orient.NY
County Tax Map No. 1000—Section 24 Block 2 Lot 18
Is returned herewith and disapproved on the following grounds:
.The accessoly structure co tainin an"as built"artist studio on this nonconforn in
4,485.27 N.ft. lot in the R-40 District is not a germitted acM§M use pursuant to
Article 11I Section 280-1 C .
Addition er ZBA file#4761.the accessory structure shall not be used for
site ping or habitable quarters.
Authorized Sig
Note to Applicant:Any change or deviation to the above referenced application may
require further review by the Southold Town Building Department.
CC: file,Z.B.A.
<?U
APPLICATION TO THE SOUTHOLD TOWN BOARD O d
AREA VARIANCE
House No.1740 Street Village Lane Hamlet Orient JUN 12 2026
SCTM 1000 Section: 24 Block: 2 Lot(s)18 Lot Size: 4,485.27 Zone R-40Zoning Board of Appeals
I(WE)APPEAL THE WRITTEN DETERMINATION OF THE BUILDING INSPECTOR
DATED May 22,2026 BASED ON SURVEY/SITE PLAN DATED 3-17-26
Owner(s): Ayentura,Orient LLC'
Mailing Address: 1740 Village Lane Orient
Telephone:914-217-7317 Fax: Email: Mi .hael,ventu:ra.4 mail.com
NOTE:In addrti n to the above,please complete below if application is signed by applicant's attorney,agent,
architect,builder,contract vendee,etc.and name of person who agent represents:
Name of Representative: Patricia C.Moore for(X)Owner( ) Other:
Address: 51020 Mgin_Road,Southold NY 11971
Telephone: (631)765-4330 Fax: (631)765-4643 Email: pernoore(a),mooreattys.com
Please check to specify who you wish correspondence to be marled to,from the above names:
( )Applicant/Owner(s), ( X)Authorized Representative, ( )Other Name/Address below:
WHEREBY THE BUILDING INSPECTOR REVIEWED SURVEY/SITE PLAN
DATED 3-17-26 and DENIED AN APPLICATION DATED MAY 14,2026 FOR:
(X )Building Permit Art Studio on second floor of accessoa buildin
( )Certificate of Occupancy( )Pre-Certificate of Occupancy
( )Change of Use
( )Permit for As-Built Construction
( )Other:
Provision of the Zoning Ordinance Appealed. (Indicate Article,Section,Subsection of Zoning Ordinance
by numbers.Do not quote the code.)
Article:III Section:280-13 C Subsection:
Type of Appeal. An Appeal is made for:
(x )A Variance to the Zoning Code or Zoning Map.
( )A Variance due to lack of access required by New York Town Law- Section 280-A.
( )Interpretation of the Town Code,Article Section
( )Request for Reversal or Overturn the Zoning Officer's Denial
Other
A prior appeal(x )has, ( )has not been made at any time with respect to this-
property,UNDER Appeal No(s). 4761 Year(s). 12/14/99 decision&de minimus
determination in 2015 for%bathroom,5468 02-12-04
(Please be sure to research before completing this question or call our office for assistance)
%A
Page 2, Area Variance Application
Revised 6/2023 Received
REASL)NS FOR APPEAL JUN 12 2026
(Please be specific,additional sheets may be used with preparer's signature notarized):
1.An undesirable change will not be produced in the CHARACTER of tr11��1 $ or a f Appeals
detriment to nearby properties if granted,because: The two-story garage was constructed in 1999
by the prior owner.In addition to the variances for the reconstruction of a two-story house,the
zoning board granted setback variances(2' setback from rear property line)to construct a two-story
garage,with the total lot coverage for all structures 27%. The 1 st floor of the garage was approved
for a workshop with insulated finished walls to control noise from the workshop,and the 2°d story
was finished space but could not be used as sleeping quarters or habitable quarters.In 2015 the owner
requested a''/z bathroom which was approved by the Chairperson Leslie Kanes Weisman as a"de
minimus determination". The prior owner had improperly used the 2°d floor as sleeping quarters with
a full bathroom.
The new owner purchased the house and will continue to use the first floor as a workshop;however,
the 2nd floor is proposed as an art studio for Alison Field Ventura(co-owner). Alison's creative
works are with textile art,including seaweed pressing and painting in watercolors and oils.The bright
and open space is an ideal art studio. The shower was removed from the existing bathroom,and the
second floor is not used for sleeping. The two-story existing accessory structure remains the same.
There may be architectural exterior renovations consistent with the historic district,for example the
existing balcony is out of character to the architecture on Village Lane. The interior space is existing
and laid out as a workshop and open 2„d floor with a 12 bathroom. The space will not be sleeping
quarters;the space is open and brightly lit and is an ideal art studio.
An art studio in the existing building and finished interior space will not change the character of the
neighborhood or detriment to nearby properties,if granted. The applicant is the owner of the
adjacent property. The adjacent residence is the primary residence,and the subject property was
purchased for their personal residential use.
"Art studio"is a recognized accessory use if proposed by an artist. The following criteria has been
provided in prior appeals that the Board when presented with the proposed use of an art studio:
List and consider the 13 conditions imposed; and the terms that they do qualify, listed below:
The Board has also determined that for workshop/art studio use to be considered incidental to a principal use,
they must maintain a personal and/or hobby aspect to them and not become a more commercial type of use. To
that end,the Board has determined that the following elements/conditions led to the determination that these uses
are customary and incidental to the principal use:
1. Such use is incidental to the principal residential use on the premises. The existing residence facing the
street is the principal residential use. The residence has only one bedroom and the owners use the house
for their family and guests. The two homes are the Ventura's family compound.
2. The artist's studio/workshop in an accessory structure is not rented to or used by anyone other than the
property owner of the principal dwelling. The owner, Michael Ventura and Alison Field Ventura occupy
the accessory residential structure. The property is owned in an LLC (Aventura Orient LLC)members are
Michael &Alison Ventura.
3. No individual or group instructions, classes or demonstrations related to the production/fabrication of
crafts/art works in the studio/workshop may take place on the property. The use is private to the owners
and not commercial use.
4. The property owner may not employ or engage unpaid assistance by any other persons(s) in relation to the
production/fabrication of art/crafts in the accessory structure. No employees are employed by the owner.
There is no exterior effect on the property line such as noise,traffic, odor, dust, smoke, gas,fumes or
V k
radiation. The original "workshop" of the first floor included this protection by making th building
insulated. The 21d floor studio has no exterior impact at the property line. Receive
5. No display of products/artwork/crafts etc. is visible to the street. Confirmed. This is a private use.
6. No sales to the public are permitted on the subject property. Confirmed. There J�Nol;$n Hcial use
operated on the property.
7. Plumbing in the accessory structure is limited to a half bath(toilet and si i&%iatpisihopealsnfirmed-
a shower built by the prior owner was removed.
8. Activities in the artist's studio/workshop in the accessory structure are limited to the production of crafts
and works of art such as painting, sculpture, photography, ceramics, weaving/textiles, glass art(but not
glass blowing), and personal woodworking/carpentry and auto mechanics on vehicles belonging only to the
property owner. Confirmed, seaweed pressing,textiles, oil painting and watercolors are artistic activities.
9. No sleeping or cooking is permitted in the accessory structure. Confirmed,there is no kitchen.
10. An accessory structure used as an artist's studio/workshop may only contain that one use in addition to
non-habitable (unfinished, open rafters and stud walls)storage of general household items, garden tools
and/or vehicles. The previous variance granted permitted the first floor to be used as a workshop. The 2nd
floor was conditioned space, and the owner wishes to use this space as an art studio. The workshop and art
studio are all personal and artistic uses. Workshop and artist studio have been interchangeable uses prior
to the Board's interpretation of an"artist studio". The workshop was specifically allowed by variance in
1999; the second floor was approved as conditioned, but not habitable space (i.e. not sleeping)the Zoning
Board must authorize the artist studio on the 2nd floor. The artist studio merely requires "conditioned
space", as approved in 1999, nevertheless, an artist studio must be described and meet the Zoning Board
interpretations.
11. An accessory apartment in the accessory structure is not permitted unless the artist's studio/workshop use
is removed and a special exception permit is obtained from the Zoning Board of Appeals. Confirmed.
12. The following uses are not, by this determination, considered to be permitted uses in an artist's
studio/workshop in an accessory structure, as defined herein and are prohibited: workout/fitness activities,
recreational activities, and home offices (as defined in the Town Code). Confirmed.
2.The benefit sought by the applicant CANNOT be achieved by some method feasible for the
applicant to pursue,other than an area variance,because:The space is existing and the applicant
purchased the property for their residential use.They own the house next door and purchased the main
house for their personal use. The two homes are the personal residential family"compound"of the
owner. The principal residence was constructed with only one bedroom and the existing accessory
building with conditioned space.
3.The amount of relief requested is not substantial because:the building and interior finishes exist,the
accessory building will continue to be used as an accessory residential structure and the owner is an artist.
There is no commercial use of the accessory structure.The accessory structure remains customary and
ancillary to the residential use of the house.
4.The variance will NOT have an adverse effect or impact on the physical or environmental
conditions in the neighborhood or district because: It is an existing structure and was used by the
former owner as ancillary to the residential use of the property. The applicant wishes to maintain the
residential character of the property and the use supports the"artsy"character of the Orient community.
There are many artists who live in Orient and artis studio use was partly developed by the Zoning
Board to support the artist living in Southold Town.
5.Has the alleged difficulty been self-created? {x }Yes,or{ } No Why:The Zoning Board granted the 2°d floor
of the garage for use other than as sleeping quarters or habitable space(living space). The space has always been
conditioned space. An artist studio continues to use the space as conditioned space,however,Zoning Board approval is
required.
• Are there any Covenants or Restrictions concerning this land? {X }No { } Yes(please furnish
a copy) Received
• This is the MINIMUM that is necessary and adequate,and at the same time preserve and protect the
character of the neighborhood and the health,safety and welfare of the community. ,JU N 12 -2026
By signing this document,the PROPERTY OWNER understands that pursuanf�o ffipqer�L�O- Appeals
146(B)of the Code of the Town of Southold,any variance granted by the Board of Appeals shall
become null and void where a Certificate of Occupancy has not been procured,and/or a subdivision
map has not been filed with the Suffolk County Clerk,within three(3)years from the date such
variance was granted. The Board may,upon written request prior to the date of expiration,grant
an extension not to exceed three(3)consecutive one(1)year terms. IT IS THE PROPERTY
OWNER'S RESPONSIBILITY TO ENSURE COO"hPLI TH THE CODE REQUIRED
TIME FRAME DESCRIBED HEREIN.
Sig c o Applicant or Authorized Agent
(Agent must submit written Authorization from Owner)
Sworn to before me this day Is'�
of � { 0
Nota y Ply Iic
MADISON MESSINA
140TARYP9Jt jjC,5TATOOf NEW YORK
U&Mflom'WOIt ON2I6r5
Q allt d In Suffolk Cams
Cpmmissio EsphM9v l7,
A-r, �-;U-P;0
Received
Alison Field Ventura �\ JUN 12 2026
1740 Village Lane
Orient, NY 11957 Zoning Board of Appeals
Re: Artist's Studio at 1740 Village Lane
I am writing to request a permit for a residential artist's studio at my home at 1740
Village Lane in Orient, NY.
I hold a BFA in Fine Arts from Syracuse University and an MA in the History of Design
and Curatorial Studies from The New School, and I have worked in museums and
cultural institutions for many years. My creative practice encompasses textile art,
seaweed pressing, and painting in watercolor and oils.
A dedicated studio space is a practical necessity for this work. Seaweed pressing in
particular requires significant floor space and ready access to a water supply for rinsing
and preparing specimens. Textile work similarly calls for large, open surfaces for laying
out and manipulating fabric. Oil painting requires adequate ventilation and space for
canvases to dry undisturbed.
As Executive Director of the Oysterponds Historical Society, I am deeply committed to
the cultural life of this community.A dedicated workspace at home would allow me to
pursue my own creative practice alongside my professional responsibilities.
appreciate your consideration of this application.
Sincerely,
Alison Field Ventura
(gill
Received
Zoning Board of Appeals
APPLICANT'S PROJECT DESCRIPTION JUN 12 2026
APPLICANT:Patricia C.Moore SCTM No. 100!L24-2 n oard of Appeals
1.For Demolition of Existing Building Areas
Please describe areas being removed:none
II. New Construction Areas(New Dwelling or New Additions/Extensions): none
Dimensions of first floor extension: n/a
Dimensions of new second floor: nlal.
Dimensions of floor above second level: n/a
Height(from existing natural grade):n/a
Is basement or lowest floor area being constructed?If yes,please provide height(above ground)measured from
natural existing grade to first floor: existing
III.Proposed Construction Description(Alterations or Structural Changes)
(Attach extra sheet if necessary).Please describe building areas:
Number of Floors and General Characteristics BEFORE Alterations:
Two story accessory building with conditioned space. 111 floor workshop
Number of Floors and Changes WITH Alterations: use of second floor for artist studio
IV.Calculations of building areas and lot coverage,sky plane(From Surveyor,Design Professional):
Existing square footage of buildings on your property: no change
Proposed increase of building coverage: no change
Square footage of your lot: 4,485.27 SF
Percentage of coverage of your lot by building area(lot coverage)27% per ZBA variance
Gross Floor Area(GFAI of single family dwelling including the attached garage and/or habitable detached
accessory structure: (Please refer to Chapter 280, Section 280-207 of the Town Code):
For Residential lots,is project within the allowable Sky Plane?(Please refer to Chapter 280, Section 280-208 of
the Town Code): n/a
V.Purpose of New Construction: 2"1 floor artist studio
VI.Please describe the land contours(flat,slope %,heavily wooded, marsh area,etc.)on your land and
how it relates to the difficulty in meeting the code requirement(s): Describe on separate page if needed:
flat fully developed parcel in the middle of Village Lane Orient
Please submit 8 sets of photos,labeled to show different angles of yard areas after staking corners for
new construction,and photos of building area to be altered with yard view.
Revised 6/2023
QUESTIONNAIRE
FOR FILING WITH YOUR ZBA APPLICATIOIReceived
A. Is the subject premises currently listed on the real estate market for sal ION 12 2026
Yes x No
B. Are there any proposals to change or alter land contours? Zoning Board of Appeals
X No Yes,please explain on separate sheet.
C. 1.)Are there areas that contain sand or wetland grasses?no
2.)Are those areas shown on the survey submitted with this application?N/A
3:)-Is the property bulk headed between the wetlands area and the upland building area?
4.)If your property contains wetlands or pond areas,have you contacted the Office of the
BOARD OF TRUSTEES for its determination of jurisdiction?N/A
Please confirm status of your inquiry or application with the Board of Trustees:
If issued,please attach copies of your permit listing conditions of approval with a copy of
the approved survey.
D. Is there a depression or sloping elevation near the area of proposed construction at or
below five feet above mean sea level?no
E. Are there any patios,concrete barriers,bulkheads or fences that exist that are not shown
on the survey that you are submitting?no
If any of the aforementioned items exist on your property,please show them on a site
plan.
E Are there any construction projects currently in process on your property?no
If yes,please submit a copy of your building permit and survey as approved by the Building
Department and please describe scope of work:
G. Please attach all pre-certificates of occupancy and certificates of occupancy for the subject
premises. If none exist,please apply to the Building Department to obtain them or to obtain an
Amended Notice of Disapproval. Attached
H. Do you or any co-owner also own other land adjoining or close to this parcel?YES-
personal name 1000-24-2-17 If yes,please label the
proximity of your lands on your survey and identify the Suffolk County Tax Map No.
Adjacent House
1. Please list present use or operations conducted at your property,and/or the proposed use
Existing residence&accessory building with work shop on first floor and proposed art studio on second floor
J. (examples:existing single family,proposed:same with garage,pool or other)
Ath signature Date
FORM NO. 4
q I
Received
TOWN OF SOUTHOLD
BUILDING DEPARTMENT JUN 12 .2026
Office of the Building Inspector
Town Hall
Southold, N.Y. Zoning Board of Appeals
CERTIFICATE OF OCCUPANCY
No: Z-30367 Date: 06/16/04
THIS CERTIFIES that the building ADDITION
Location of Property: 1740 VILLAGE LA ORIENT
(HOUSE NO.) (STREET) (HAMLET)
County Tax Map No. 473889 Section 24 Block 2 Lot 18
Subdivision Filed Map No. Lot No.
conforms substantially to the Application for Building Permit heretofore
filed in this office dated APRIL 2B 2004 pursuant to which
Building Permit No. 30270-Z dated APRIL 29, 2004
was issued, and conforms to all of the requirements of the applicable
provisions of the law. The occupancy for which this certificate is issued
is DORMER ADDITION TO EXISTING SINGLE FAMILY DWELLING AS APPLIES] FOR &
AS PER ZBA 55468.
The certificate is issued to RICHARD A & DOROTHY POGGI
(OWNER)
of the aforesaid building.
SUFFOLK COUNTY DEPARTMENT OF HEALTH APPROVAL N/A_
ELECTRICAL CERTIFICATE NO. N/A
PLUMBERS CERTIFICATION DATED NIA
A ize Sign ure
Rev. 1/81
FORM NO. 4
TOWN OF SOUTHOLD Received
BUILDING DEPARTMENT
Office of the Building Inspector
Town Hall JUN 12 2026
Southold, N.Y.
Zoning Board of Appeals
CERTIFICATE OF OCCUPANCY
]1o: Z-27273 Date: 08/25/00
THIS c=TIFIZS that the building DWELLING
Location of Property: 1740 VILLAGE LA ORIENT
(HOUSE NO. ) (STREET) (HAMLET)
County Tax Map No. 473889 Section 24 Bloch 2 Lot 18
Subdivision Filed Map No. Lot No.
conforms substantially to the Application for Building Permit heretofore
filed in thin office dated AUGUST 27 1999 pursuant to which
Building Pernit No. 26078-Z dated OCTOBER 26f 1999
was issued, and conforms to all of the requirements of the applicable
provisions of the law. The occupancy for which this certificate is issued
is DEMOLISH & REPLACE EXISTING ONE FAMILY DWELLING AS APPLIED FOR
& AS PER ZBA #4761.
The certificate is issued to RICHARD A POGGI
(OWNER)
of the aforesaid building.
OF IWAL"i'H APPROVAL N/A
ELECRICaL CXRTIFIC = NO. N-531064 07/24/00
PLUS CIMIFIGTleff Djaw N/A
Authorize S ignature
Rev. 1/81
FORM NO. 4
TOWN OF SOUTHOLD Received
BUILDING DEPARTMENT
Office of the Building Inspector JU N 12 2026
Town Hall
Southold, N.Y.
Zoning Board of Appeals
CERTIFICATE OF OCCUPANCY
No: Z-27273 Date: 08/25/00
THIS CB MFIES that the building DWELLING
Location of Property: 1740 VILLAGE LA ORIENT
(HOUSE NO.) (STREET) (HAMLET)
County Taz Map No. 473889 Section 24 Bloch 2 Lot 18
Subdivision Piled leap No. Lot No.
conforms substantially to the Application for Building Permit heretofore
filed in this office dated AUGUST 27, 1999 pursuant to which
Building perait Mo. 26078-Z dated OCTOBER 26, _1999
was issued, and conforms to all of the requirements of the applicable
provisions of the law. The occupancy for which this certificate is issued
is DEMOLISH & REPLACE EXISTING ONE FAMILY DWELLING AS APPLIED FOR
& AS PER ZBA #4761.
The certificate is issued to RICHARD A POGGI
(OWNER)
of the aforesaid building.
DXPATa30= OF MMTH APPROVAL NJA
�wr+wQrq�, C6RTIFICAI'S NO- N-531064 07/24/00
pXA MBRIS C=1FIC kT1 DATM N/A
Author ize)PfSignature
Rev. 1/81
FURM NU. 4
Received
TOWN OF SOUTHOLD
BUILDING DEPARTMENT JUN 12 2026
Office of the Building Inspector
Town Hall Zoning Board of Appeals
Southold, N.Y.
CERTIFICATE OF OCCUPANCY
No: Z-27274 Date: 08/25/00
THIS COMIFIES that the building ACCESSORY
Location of Property: 1740, VILLAGE LA ORIENT
(HOUSE USE (STREET) (HET)
County Taz map No. 473889 Section 24 Bloch 2 Lot 18
Subdivision Filed flap No. Lot No.
conforms substantially to the Application for Building Permit heretofore
filed in this office dated AUGUST 27 1999 pursuant to which
Building Pelvit No. 26078-Z dated OCTOBER 26 1999
was issued, and conforms to all of the requirements of the applicable
provisions of the law. The occupancy for which this certificate is issued
Le DEMOLISH AND REPLACE EXISTING ACCESSORY GARAGE AS APPLIED FOR & AS
PER ZBA #4761.
The certificate is issued to RICHARD A POGGI
(OWNER)
of the aforesaid building.
S DWATOMUM OF HEALTH APPROVAL N/A
ELECTRICAL CKRTMCKTE NO. N-531064 07/24/00
PLUl MIM CERTIFICaTICK DATED N/A
Authorized 8 nature
Rev. 1/81
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APPEALS BOARD MEMBERS � f '
Southold Town Hall
Gerard R Goehringer,Chairman ', 53095 Main Road
- P 0.Box 1179
James Dinizio,Jr. �
Lydia A. Tortora �, Southold,New York 11971
ZBA Fax(516)765-9064
Lora S. Collins ' 6)765-1809
George Homing �" RWwa
BOARD OF APPEALS JUN 12 2026
TOWN OF SOUTHOLD
Zoning Board of Appeals
FINDINGS, DELIBERATIONS AND DETERMINATION �--(
MEETING OF DECEMBER 14 1999
Appi. No. 4781 -Richard
STREET&LOCATION: 1740 Tillage Lane, Orien# 1000-24-2-18
DATE OF PUBL-1C BEARING: November 18, 1999; December 14, 1999
FINDINGS OF FACT
PR INERT" F CTSID�ESCR,_1ON: The applicant's property consists of 4,48 i sq. ft. with
43.0 ft. along Village Lane (Main Street), In Orient. A two-story frame house has been
demolished and Is being replaced with a 2-story house in the same footprint.. There Is a
accessory garage in the rear yard measuring 12 x 20 feet.
BASIS O AEPL1 ATION: The Building Inspector's Notice of Disapproval dated September
23, 1999 denied authorization for a balcony addition to the house, and for a garage
expansion, because these elements would Increase lot coverage from the existing 28% to
29.9%, Code section 100-30A.3 limits coverage to 20%. The denial also states that the
garage expansion violates the 3-foot lot line setback requirement of Code Section 100-
30A.4, which refers to Section 100-33(B)(1), and that the house violates the 10-foot side yard
setback of Code Section 100-244(B ..
AREA VARIANCE ELlEF TED: Applicant requests aluthoriation to build a new
Douse in the footprint of the demolished house, with addition of a rear balcony, and to
expand,.. the garage width by 8.5 feet to 20.5 feet. Existing lot coverage (former house
footprint plus garage) is ""80'16, The proposed balcony of 50 sq. ft. adds 1.1%to lot coverage,
and the proposed garage, expansion of '170 sq. ft. adds 3.80/6 to coverage. Applicant
therefore requests a variance authorizing total lot coverage of 29.90/6.
Applicant's plans show that the existing garage is 2 feet from the rear lot line, and
that the expanded portion will also be 2 feet from the line. Code section 100-242(A) allows
enlargement of a nonconforming building (i.e., one with nonconforming setbacks) provided
the degree of nonconformance Is not increased. The Board therefore concludes that no
variance is needed for the 2-foot setback of the garage addition from the rear lot line.
Applicant has obtained a building permit to erect a new house in the footprint of the
demolished structure.
RE6gon FOR BOARD ACTION DE CRIBED BELOW: On the basis of testimony
presented, materials submitted and personal inspection, the Board makes the following
findings:
w Page 2-Deoember 14, 1999
ZBA Appl. No.4761 -R. Poggi
' Parcel 1000-24-1-18 at Orient
Received
JUN 12 20H
Zoning Board of Appeals
qlq i
(1) Village Lane was built up in the 18th and 19th centuries. The lots are small and
many have high percentages.of lot coverage generally as a result of construction which
occurred long before the adoption of a zoning law in Southold Town.
(2) Applicant purchased a property on which coverage, at 25%, is already high.
Because the lot is one of the smallest in the neighborhood, 25% coverage results in a
significantly crowded appearance. (In this connection, the Board notes that members were
able to view the property before the former house was demolished.)
(3) Applicant has created his current difficulty by proposing an expansion. Even
though coverage is already at 25%, Code section 100-242(A) would allow repair and
renovation of the structures so long as the degree of nonconformance (i.e., excess
coverage)was not increased; however, any expansion requires a variance.
(4) The requested variance allowing 29.9% coverage is substantial, in terms both of
the increase in the coverage percentage and of the proposed actual amount of coverage.
On a Town-wide basis, the Board has been generally reluctant to authorize lot coverage
much above 25%. In previous cases where applicants on Village Lane have sought to
increase lot coverage, the highest coverage percentage the Board has authorized is 26%.
(5) Grant of the relief set forth below will enable applicant to make some changes in
the house and garage. The relief will not produce an undesirable change in the character of
the neighborhood or detriment to nearby properties because the resulting increase in
coverage will be very limited, and because the applicant's project is expected to improve
the appearance of the property, to the benefit of the neighborhood.
(6) There is no evidence that grant of the relief set forth below will have an adverse
effect or impact on physical or environmental conditions.
(7) The action set forth below is the minimum necessary and adequate to enable
applicant to enjoy the benefit. of a new house and renovated accessory garage on his
property while preserving and protecting the character of the neighborhood and the health,
safety and welfare of the community.
RESOLUTICJN TiON: On motion by Chairman Goehringer, seconded by Member Collins, it
was
RESOLVED, to DENY the variance applied for and ALTERNATIVELY to GRANT
a variance authorizing total lot coverage not to exceed 27.0% of the total lot area, subject to
the following CONDITIONS:
(1) The renovated garage shall be an accessory use of the owner as permitted by
Code and shall under no circumstances be used as sleeping or habitable quarters.
Page 3-December 14, 1999
ZBA Appl. No.4761-R. Poggi
Parcel 1000-24-1-18 at Orient Re6 ived
JUN 12 .2026
Zoning Bcar+d of Appeals
. 0141
(2) The renovated accessory garage shall be set back at least two (2) feet from the
rear property line, as set forth in applicant's architectural drawing dated August 10, 1999.
(3) If woodworking facilities, accessory to the owner's residence on the property, are
installed in the renovated garage as applicant has stated will be done, the garage shall be
Insulated in a manner that protects the neighborhood from excessive workshop noise.
(4) The height of the renovated garage shall comply with the requirements of the
Code in the manner set forth in the letter of November 30, 1999 from applicant's attorney.
Vote of the Board: Ayes: Goehringer, Homing, and Collins. Nay: Member Dinizio. This
Resolution was duly ADOPTED (3-1). (Member Tortora was absent.)
/21./9 approved for ing
�Y
RECEIVED AND FILED BY
THE SOUTTIOLD TOW14 CLERK
DATE i o"I4119FHOUR
r
p.
r
Tot�3�a �lcrk. Tot�n of Scut1told
W " Received
PATRICIA C. MOORE
Attorney at Law JUN 12 ,2026
51020 Main Road
Southold,New York 11971 Zoning Board of Appeals
TeL(516)765-4330
Fax:(516)765-4643
Margaret Rutkowski
Secretary
November 30, 1999 NOVr� U i -,i
Southold Town Zoning Board of Appeals Y� '
Gerard P. Goehringer, Chairman
Southold Town Hall
53095 Main Road
Southold, NY 11971
Re: Poggi Application
Dear Chairman and Board members :
Mr. and Mrs. Poggi met with their neighbors in
Orient to discuss the proposed Garage. Mr. and Mrs.
Poggi have decided to construct the proposed garage
without living quarters over the work-shop. The garage
will not contain a bathroom and is to be used strictly
as storage space. The second story of the garage is
necessary due to the lack of storage space in the house.
The height of the garage, measured to the mean height
between eaves and ridge, is 16 % feet (16 feet maximum
permitted pursuant to 100-33 (A) ) . The height of the
structure to the top of the peek roof is 21 feet .
Robert Brown has prepared revised building plans
which reflect the above. I will forward a copy of this
letter and plans to the building department for their
review. Because the garage has been revised to eliminate
the living space, I do not believe that the notice of
disapproval needs to be amended.
Ve 'y" y yours,
ricia C. Moore
cc: Ed Forrester
Mr. and Mrs. Poggi
PATMCTA C. MOORE
Attorney at Law
51020 Main Road
Southold,New York �11971 ceive�.
Tel_.(631)765-4330
Fax ;(631)765-4643
June 8, 2015 Zo6,rtg board of AP ealvu
Chairperson Leslie Weisman and
Zoning Board of Appeals Board members
via email & US Mail
Re: Richard Poggi
sctm: 1000-24-2-18/1740 Village Lane, Orient
Dear Ms. Weisman and Board members:
The building department recommended that I submit this letter to the Board
regarding the above property.
I filed a building permit application for an "as built" '/2 bathroom in the existing
garage. In 1899 Mr, and Mrs. Poggi received a variance to construct the garage,
Enclosed for your convenience is Appeal f4761 together with a letter made part of that
file. Mr. Poggi was permitted to use his garage as a "work shop", provided he Insulated
the garage to mitigate possible noise from his work shop. During the hearing, the
Zoning Board requested a letter from me, his attorney, stating that the garage would not .
be used as sleeping quarters and In my letter I stated that no bathroom was proposed.
At the time Mr. Poggi did not intend to have a bathroom in the garage,
Sometime after 2010, the owners added a '/2 bathroom on the first floor of the
garage adjacent to the workshop_
The building department suggested that I submit this letter because '/2
bathrooms are permitted and are customary in accessory structures. It is my
understanding that they would issue a building permit for the Y2 bathroom.
Please advise if the Board will require my client to amend #4761 variance in
order to obtain a building permit.
Thank you for your anticipated courtesies.
Very t" urs,
F..
tr is C,,Moore
PCM/bp
encls
cc Mr. and Mrs. Poggi
Janet Markarian
BOARD MEMBERS Southold Town Hall
Leslie Kanes Weisman,Chairperson �'" , 53095 Main Road-P.O.Box 1179
Southold,NY 11971-0959
Eric Dantes Office Location:
Gerard P.Goehringer Town Annex/First Floor,Capital One Bank
George Horning 54375 Main Road(at Youngs Avenue)
Kenneth Schneider ' Southold,NY 11971
Receive
http://southoldtown.northfork.net bjZONING BOARD OF APPEALS JUN 12 2026
TOWN OF SOUTHOLD Zoning Board at Aweal
Tel.(631)765-1809.Fax(631)765-9064
June 9,2015
Patricia Moore
Attorney at Law
51020 Main Road
Southold,NY 11971
RE: ZBA#4761 -Poggi
Dear Ms.Moore:
I have reviewed your letter dated June 8, 2015 requesting a de minimus determination in the above
referenced Z,BA decision. The bathroom originally proposed in the 1999 application was removed in
relationship to proposed habitable space in the accessory garage which was also eliminated. Since half
baths are permitted in accessory structures by code,the addition of same is not in conflict with the 1999
decision.
Based upon the information provided above,I have determined that your requested modification is de
minimus in nature because no additional nonconformity will be created, and the intent of the original
ZBA decision will not be altered. Please also note that the applicant must comply with Chapter 236 of the
Town's drainage code.
Sin erely,
eslie Kanes W strata
Chairperson/Dept.Head
CC: Michael Verity, Chief Building Inspector
FFol
APPEALS BOARD MEMBERS Received Southold Town Hall
Ruth D. Oliva, Chairwoman 53095 Main Road
Gerard P. Goehringer - JUN 12 .2026 P.O. Box 1179
Lydia A. Tortora Southold,NY 11971-0959
Vincent Orlando ,' Zoning Board of NpXSL�631)765-1809
James Dinizio,Jr. " ► Fax(631)765-9064
RECEIVED
http://southoldtown.northfork.net
BOARD OF APPEALS
TOWN OF SOUTHOLD MAR 3' 2004
FINDINGS, DELIBERATIONS AND DETERMINATIO� �
MEETING OF FEBRUARY 12, 2004 uthold Tow,clot
Appl. No. 5468- RIOI#ARCS and DOROTMY PQGGI
Property Location: 1740 Village Lane, Orient; Parcel 24-2-18.
SEQRA DETERMINATION: The Zoning Board of Appeals has visited the property under
consideration in this application and determines that this review falls under the Type II category of
the State's List of Actions,without an adverse effect on the environment if the project is implemented
as planned.
PROPERTY FACTS/DESCRIPTION: The applicants' property consists of 4,485 sq. ft. in area with
43 ft. along Village Lane, in Orient. The property is improved with a single-family, two-story frame
- house and accessory building, as shown on the March 29, 1999 survey prepared by Anthony
Lewandowski, L.S.
BASIS OF APPLICATION: Building Department's December 10, 2003 Notice of Disapproval,
amended January 12, 2004, citing Sections 100-244A and 100-244 in its denial of a building permit
application concerning a cantilevered bay window addition at the second floor of the existing
dwelling which will have a total side yard area of less than 25 feet. Also noted in the Building
Department's Notice of Disapproval is increase by an additional 28.5 square feet.
t FINDINGS OF FACT
The Zoning Board of Appeals held a public hearing on this application on January 22, 2004, at which
time written and oral evidence were presented. Based upon all testimony, documentation, personal
inspection of the property, and other evidence, the Zoning Board finds the following facts to be true
and relevant:
AREA VARIANCE RELIEF REQUESTED: Applicants wish to construct a 3'x 9.5' dormer extension
at the second floor of the existing dwelling.
REASONS FOR BOARD ACTION: On the basis of testimony presented, materials submitted and
personal inspections,the Board makes the following findings:
1. Grant of the area variance will not produce an undesirable change in the character of the
neighborhood or detriment to nearby properties. The applicant proposes to extend the existing
dormer at the second floor to match the height of the existing ridge, as shown on the sketch
prepared by Architect Frank W. Uellendahl signed 12/10/03. The 3 ft. dormer extension will be 12+-
feet from grade, measuring 9.5 ft. wide. The extension will be cantilevered at the northerly side of
Page 2—February 12, 2004
Appl.'No. 5468—R. and D. Poggi
CTM 24-2-18
received
JUN 12 2026
Zoning Board of Appeals
the house, to allow for a bay window and built-in floor area, with direct sunlight into the dark master
suite area.
2. The benefit sought by the applicant cannot be achieved by some method, feasible for the
applicant to pursue, other than an area variance for this-28.5 sq. ft. upper level dormer. Structural
improvements to this home would not be possible without a variance process, due to existing 6-inch
and 19.5 ft. nonconforming setbacks of the house.
3. The area variances are minimal, representing a 3 ft. reduction in the code's required 25 ft. total
side yards and the single side yard. The existing single side setback is shown at 6 inches,
measured from the northerly wall of the house, which does not change. The lot coverage will
increase by 28.5 sq. ft.for this 3 ft. extension at the second floor.
4. The difficulty is related to the existing 6-inch and 19.5 ft. setbacks of the house, which are
nonconforming under the current code requirements.
5. No evidence has been submitted to suggest that a variance in this residential community will
have an adverse impact on the physical or environmental conditions in the neighborhood.
6. Grant of the relief is the minimum action necessary and adequate to enable the applicant to enjoy
the benefit of a small dormer extension, while preserving and protecting the character of the
neighborhood and the health, safety and welfare of the community.
RESOLUTION OF THE BOARD: In considering all of the above factors and applying the balancing
test under New York Town Law 267-B, motion was offered by Member Orlando, seconded by
Chairwoman Oliva, and duly carried, to
GRANT the variance as applied for, as shown on the diagrams and copy of the March 29,
1999 survey modified by Architect Frank W. Uellendahl 12/10/03.
This action does not authorize or condone any current or future use, setback or other feature of the subject
property that may violate the Zoning Code, other than such uses,setbacks and other features as are expressly
addressed in this action.
Vote of the Board: Ayes: Members Oliva (Chairwoman), Orlando, and Dinizio. (Member Tortora
abstained.) (Member Goehringer was a �et.) This Resolution was duly adopted (3-0).
Ruth D. Oliva, Chairwoman 3/4/04
Approved for Filing
October 1%200311:48 AM=. _ -J 1718424444,5 � b1
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Zoning
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AGRICULTURAL DATA STATEMENT
ZONING BOARD OF APPEALS
TOWN OF SOUTHOLD
WHEN TO USE THIS FORM: This form must be completed by the applicant for any special use
permit,site plan approval,use variance, area variance or subdivision approval on property within
an agricultural district OR within 500 feet of a farm operation located in all riculturaOnty
rice.
All applications requiring are agricultural data,statement must lie _ to
Department of Planning in accordance with Section 239m and 239n of the General Municipal
Law. JUN 121,2026
1. Name of Applicant:Aventura Orient LLC gals
2. Address of Applicant: 1740 Village Lane,Orient
3. Name of Land Owner(if other than Applicant):
4. Address of Land Owner:
5. Description of Proposed Project:use of art studio on second floor of accessory structure
6. Location of Property: (Road and Tax map Number)1000-24-2-
7. Is the parcel within 500 feet of a farm operation? { } Yes { X} No
8. Is this parcel actively farmed? { } Yes {X }No
9. Name and addresses of any owner(s)of land within the agricultural district containing active
farm operations. Suffolk County Tax Lot numbers will be provided to you by the Zoning Board
Staff, it is your responsibility to obtain the current names and mailing addresses from the Town
Assessor's Office(765-1937)or from the Real Property Tax Office located in Riverhead.
NAME and ADDRESS
L
2.
3.
4.
5.
6.
(Please use the ckftl if there are additional property owners)
Signatu Applicant Date
Note:
1.The local Board will solicit comments from the owners of land identified above in order to consider the
effect of the proposed action on their farm operation. Solicitations will be made by supplying a copy of
this statement.
2. Comments returned to the local Board will be taken into consideration as part as the overall review of
this application.
3. Copies of the completed Agricultural Data Statement shall be sent by applicant to the property owners
identified above. The cost for mailing shall be paid by the Applicant at the time the application is
submitted for review.
61 Z20 eceived
Appendix B l�
Short Environmental Assessment Form 'JUN 12 2026 � 1
Instructions for Como fin Zoning Board of Appeals
Part 1-Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses
become part of the application for approval or funding,are subject to public review,and may be subject to further verification.
Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully
respond to any item,please answer as thoroughly as possible based on current information.
Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful
to the lead agency;attach additional pages as necessary to supplement any item.
Part 1-Project and Sponsor Information-Art Studio
Name of Action or Project:Aventura Orient LLC
Project Location(describe,and attach a location map): 1740 Village Lane,Orient
Brief Description of Proposed Action:use of existing 2"1 floor of accessory building for artist studio
Name of Applicant or Sponsor:Aventura Orient LLC Telephone:c/o 631-765-4330
E-Mail:pcmoore@mooreattys.com
Address: 1740 Village Lane,
City/PO:Orient State:NY Zip Code:
1.Does the proposed action only involve the legislative adoption of a plan,local law,ordinance, NO YES
administrative rule,or regulation? X
If Yes,attach a narrative description of the intent of the proposed action and the environmental resources t hat
may be affected in the municipality and proceed to Part 2. If no,continue to question 2.
2. Does the proposed action require a permit,approval or funding from any other governmental Agency? NO YES
If Yes,list agency(s)name and permit or approval: X
3.a.Total acreage of the site of the proposed action? .025 acres
b.Total acreage to be physically disturbed? 0 acres
c.Total acreage(project site and any contiguous properties)owned
or controlled by the applicant or project sponsor? 0 acres
4. Check all land uses that occur on,adjoining and near the proposed action.
9 Urban 9 Rural(non-agriculture) 9 Industrial 9 Commercial X Residential(suburban)
9 Forest 9 Agriculture 9 Aquatic 9 Other(specify):
9 Parkland
Page 1 of 4
5. Is the proposed action, " NO YES N/A
a.A permitted use under the zoning regulations? I X
b.Consistent with the adopted comprehensive plan? "ece,ive X
6. Is the proposed action consistent with the predominant character of the existing built or natural NO YES
landscape? JUN 12 2026 X
7„ Is the site of the proposed action located in,or does it adjoin,a state listed Cr` 'Cal Environmental'Ares? NO YES
If Yes,identify. Mnin Board of App X
8. a.Will the proposed action result in a substantial increase in traffic above present levels? NO YES
X
b.Are public transportation service(s)available at or near the site of the proposed action? X
c.Are any pedestrian accommodations or bicycle routes available on or near site of the proposed action? X
9.Does the proposed action meet or exceed the state energy code requirements? NO YES
If the proposed action will exceed requirements,describe design features and technologies: X
10. Will the proposed action connect to an existing public/private water supply? NO YES
X
If No,describe method for providing potable water: existing
11.Will the proposed action connect to existing wastewater utilities? NO YES
X
If No,describe method for providing wastewater treatment:
12. a.Does the site contain a structure that is listed on either the State or National Register of Historic NO YES
Places? X
b.Is the proposed action located in an archeological sensitive area? X
13.a.Does any portion of the site of the proposed action,or lands adjoining the proposed action,contain NO YES
wetlands or other waterbodies regulated by a federal,state or local agency? X
b.Would the proposed action physically alter,or encroach into,any existing wetland or waterbody? X
If Yes,identify the wetland or waterbody and extent of alterations in square feet or acres:
14. Identify the typical habitat types that occur on,or are likely to be found on the project site. Check all that apply:
❑ Shoreline ❑ Forest ❑ Agricultural/grasslands ❑Early mid-successional
❑ Wetland ❑ Urban ® Suburban
15.Does the site of the proposed action contain any species of animal,or associated habitats, listed NO YES
by the State or Federal government as threatened or endangered? X
16.Is the project site located in the 100 year flood plain? NO YES
X
17.Will the proposed action create storm water discharge,either from point or non-point sources? NO YES
If Yes, X
a.Will storm water discharges flow to adjacent properties? ®NO ❑ YES
b.Will storm water discharges be directed to established conveyance systems(runoff and storm drains)?
If Yes,briefly describe: ® NO ❑ YES
Page 2 of 4
18.Does the proposed action include construction or other activities that result in the impoundment of NO YES
water or other liquids(e.g.retention pond,waste lagoon,dam)? x
If Yes,explain purpose and size:
19.Has the site of the proposed action or an adjoining property been the location(11PIRM-1VAM NO YES
solid waste management facility? x
If Yes,describe:
i�qmirxi Bnaici of Ann
20,Has the site of the proposed action or an adjoining property been the subject of remediation(ongoing ar NO YES
completed)for hazardous waste? x
If Yes,describe:
I AFFIRM THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY
KNOWLEDGE
Applicant/spo so, name: 6
Date:
Signature:
Part 2-Impact Assessment. The Lead Agency is responsible for the completion of Part 2. Answer all of the following
questions in Part 2 using the information contained in Part I and other materials submitted by the project sponsor or
otherwise available to the reviewer. When answering the questions the reviewer should be guided by the concept"Have my
responses been reasonable considering the scale and context of the proposed action?"
No,or Moderate
small to large
impact impact
may may
occur occur
1. Will the proposed action create a material conflict with an adopted land use plan or zoning
regulations?
2. Will the proposed action result in a change in the use or intensity of use of land?
3. Will the proposed action impair the character or quality of the existing community?
4. Will the proposed action have an impact on the environmental characteristics that caused the
establishment of a Critical Environmental Area(CEA)?
5. Will the proposed action result in an adverse change in the existing level of traffic or
affect existing infrastructure for mass transit,biking or walkway?
6. Will the proposed action cause an increase in the use of energy and it fails to incorporate
reasonably available energy conservation or renewable energy opportunities?
7. Will the proposed action impact existing:
a.public/private water supplies?
b.public/private wastewater treatment utilities?
8. Will the proposed action impair the character or quality of important historic,archae ological,
architectural or aesthetic resources?
9. Will the proposed action result in an adverse change to natural resources(e.g.,wetlands,
waterbodies,groundwater,air quality,flora and fauna)?
Page 3 of 4
No,or Moderate
small to large
Received �, impact impact
may may
occur occur
VL
10. Will the proposed action result in an increase in the potential for erosion,flc odmg or drainage
problems?
11. Will the proposed action create a hazard to environmental resources or human health?
Part 3-Determination of significance. The Lead Agency is responsible for the completion of Part 3. For every
question in Part 2 that was answered"moderate to large impact may occur",or if there is a need to explain why a particular
element of the proposed action may or will not result in a significant adverse environmental impact,please complete Part 3.
Part 3 should,in sufficient detail,identify the impact,including any measures or design elements that have been included by
the project sponsor to avoid or reduce impacts. Part 3 should also explain how the lead agency determined that the impact
may or will not be significant.Each potential impact should be assessed considering its setting,probability of occurring,
duration,irreversibility,geographic scope and magnitude. Also consider the potential for short-term,long-term and
cumulative impacts.
9 Check this box if you have determined,based on the information and analysis above,and any supporting documentation,
that the proposed action may result in one or more potentially large or significant adverse impacts and an
environmental impact statement is required.
9 Check this box if you have determined,based on the information and analysis above,and any supporting documentation,
that the proposed action will not result in any significant adverse environmental impacts.
Name of Lead Agency Date
Print or Type Name of Responsible Officer in Lead Agency Title of Responsible Officer
Signature of Responsible Officer in Lead Agency Signature of Preparer(if different from Responsible Officer)
Page 4 of 4
Received
Board of Zoning Appeals Application
JUN 12 .2026
OWNER'S AUTHORIZATION Zoning Board of Appeals
(Where the Applicant is not the Owner)
Michael Ventura, Managing Member of Aventura Qront LLC
I, reading at
do hereby authorize Patricia.C.Moore to apply for variance(s)on my behalf from the
Southold Zoning Board of Appeals.
By signing this document,the Property Owner understands that pursuant to Chapter 280-
146(B)of the Code of the Town of Southold any variance granted by the Board of Appeals
shall become null and void where a Certificate of Occupancy has not been procured,
and/or a subdivision map has not been filed with the Suffolk County Clerk,within three
(3)years from the date such variance was granted. The Board of Appeals may, upon
written request prior to the date of expiration,grant an extension not to exceed three(3)
consecutive one(1)year terms.IT IS THE PROPERTY OWNER'S RESPONSIBILITY
TO ENSURE COMPLIANCE WITH THE CODE REQUIRED TIME FRAME
DESCRIBED HEREIN.
MICHAEL VE T RA,MANAGING MEMBER
gAq I
Received
JUN 12 2026
APPLICANT
TRANSACTIONAL DISCLOSURE FORM Zoning Board of Appeals
(FOR SUBMISSION BY OWNER and OWNERS AGENT)
The Town of Southolds Code of Ethics Prohibits conflicts of interest on the part of Town,officers
and employees._The purpose of this form is to p,rovideinformation,wbich can alert the Town of
possible conflicts of interest and allow it to take whatever aefton is necessary to avoid same.
YOUR NAME: AVENTURA ORIENT LLC AND PATRICIA C.MOORE
NATURE OF APPLICATION:(Check all that apply.)
Tax Grievance
Variance
Special Exception ..........
If Other,
name the activity:'
Change of Zone
Approval of Plat
Exemption from Plat
or Official Map
Other Trustees
Do you personally,(or through your company,spouse,sibling,parent,or child)have a relationship
with any officer or employee of the Town of Southold?Relationship includes by blood,marriage,
or business interest. " business interest means a business, including a partnership, in which the
Town officer or employee has even a partial ownership of(or employment by) a corporation in
which the Town officer or employee owns more than 5%of the shares.
YES- NO_X
Complete the balance of this form and date and sign below where indicated.
Name of person employed by the Town of Southold:
Title or position of that person:
Describe that relationship between yourself(the applicant) and the Town officer or employee.
Either check the appropriate line A through D(below)and/or describe the relationship in the space
provided.
The Town officer or employee or his or her spouse,sibling,parent,or child is(check all that apply):
A)the owner of greater than 5%of the shares of the corporate stock
of the applicant(when the applicant is a corporation);
13)the legal or beneficial owner of any interest in a non-corporate entity
(when the applicant is not a corporation);
Q an officer,director,partner,or employee of the applicant;or
D)the actual applicant.
DESCRIPTION OF RELATIONSHIP
Submitted this day of April 2026
Signature: I
a�m 7
Michael Ventura, Managing Member
Signature:
C.Moore
Town of Southold Received
JUN 12 2026
A. INSTRUCTIONS Zoning Board of Appeals
1. All applicants for permits* including Town of Southold agencies, shall complete this CCAF for
proposed actions that are subject to the Town of Southold Waterfront Consistency Review Law.This
assessment is intended to supplement other information used by a Town of Southold agency in
making a determination of consistency. *Except minor exempt actions including Building Permits
and other ministerial permits not located within the Coastal Erosion Hazard Area.
2. Before answering the questions in Section C, the preparer of this form should review the exempt
minor action list,policies and explanations of each policy contained in the Town of Southold Local
Waterfront Revitalization Program. A proposed action will be evaluated as to its significant
beneficial and adverse effects upon the coastal area(which includes all of Southold Town).
3. If any question in Section C on this form is answered"yes",then the proposed action may affect the
achievement of the LWRP policy standards and conditions contained in the consistency review law.
Thus, the action should be analyzed in more detail and, if necessary, modified prior to making a
determination that it is consistent to the maximum extent practicable with the LWRP policy
standards and conditions. If an action cannot be certified as consistent with the LWRP policy
standards and conditions, it shall not be undertaken.
A copy of the LWRP is available in the following places: online at the Town of Southold's
website(southoldtown.northfork.net),the Board of Trustees Office,the Planning Department,all
local libraries and the Town Clerk's office.
B. DESCRIPTION OF SITE AND PROPOSED ACTION
SCTM# 1000-24-2-18 ZBA
The Application has been submitted to(check appropriate response):
Town Board ❑ Planning Dept. ❑ Building Dept. ❑ Board of Trustees ❑
1. Category of Town of Southold agency action(check appropriate response):
(a) Action undertaken directly by Town agency (e.g. capital construction,
planning activity,agency regulation, land transaction)❑
(b) Financial assistance(e.g. grant, loan,subsidy) ❑
(c) Permit, approval, license,certification:❑
Nature and extent of action:
artist studio in an existing structure
Location of action: 1740 Village Lane '�H I
eceved
Site acreage: 4,485 SF
Present land use: residence and accessory structure with workshop JUN 12 -2026
Present zoning classification: r-40 Zoning Board of Appeals
2. If an application for the proposed action has been filed with the Town of Southold agency,the following
information shall be provided:
(a) Name of applicant: Avenura Orient LLC
(b) Mailing address: 1740 Village Lane, Orient
(c) Telephone number:Area Code( )914-217-7317
(d) Application number, if any:
Will the action be directly undertaken,require funding,or approval by a state or federal agency?
Yes ❑ No ® • If yes, which state or federal agency?
DEVELOPED COAST POLICY
Policy 1. Foster a pattern of development in the Town of Southold that enhances community character,
preserves open space, makes efficient use of infrastructure, makes beneficial use of a coastal location,and
minimizes adverse effects of development. See LWRP Section III—Policies; Page 2 for evaluation
criteria.
®Yes ❑No ❑Not Applicable
An artist studio in an existing accessory structure fosters the local artist character in Orient
Attach additional sheets if necessary
Policy 2. Protect and preserve historic and archaeological resources of the Town of Southold. See
LW" Section III—Policies Pages 3 through 6 for evaluation criteria
®Yes ❑ No ❑ Not Applicable
the existing building is in the historic district.No exterior change to the building is
required.
Attach additional sheets if necessary
Policy 3. Enhance visual quality and protect scenic resources throughout the Town of Southold. See
LWRP Section III—Policies Pages 6 through 7 for evaluation criteria
® Yes ❑ No ❑ Not Applicable Received
oning Board
Attach additional sheets if necessary
NATURAL COAST POLICIES
Policy 4. Minimize loss of life, structures, and natural resources from flooding and erosion. See LWRP
Section III—Policies Pages 8 through 16 for evaluation criteria
❑Yes []No ®Not Applicable
Attach additional sheets if necessary
Policy 5. Protect and improve water quality and supply in the Town of Southold.See LWRP Section III
—Policies Pages 16 through 21 for evaluation criteria
❑Yes ❑No ®Not Applicable
already connected to water and sanitary(an existing 1/2
bathroom)
Attach additional sheets if necessary
Policy 6. Protect and restore the quality and function of the Town of Southold ecosystems including
Significant Coastal Fish and Wildlife Habitats and wetlands. See LWRP Section III— Policies; Pages 22
through 32 for evaluation criteria.
❑Yes []No ®Not Applicable
Policy 7. Protect and improve air quality in the Town of Southold. See LWRP Section III — Policies
Pages 32 through 34 for evaluation criteria. S141
❑Yes ❑No ®Not Applicable Received
JUN-fl- 202
oar of 6
Attach additional sheets if necessary
Policy 8. Minimize environmental degradation in Town of Southold from solid waste and hazardous
substances and wastes. See LWRP Section III—Policies; Pages 34 through 38 for evaluation criteria.
❑Yes ❑ No ® Not Applicable
PUBLIC COAST POLICIES
Policy 9. Provide for public access to, and recreational use of, coastal waters, public lands, and public
resources of the Town of Southold. See LWRP Section III—Policies; Pages 38 through 46 for evaluation
criteria.
❑Yes ❑ No ®Not Applicable
Attach additional sheets if necessary
WORKING COAST POLICIES
Policy 10. Protect Southold's water-dependent uses and promote siting of new water-dependent uses in
suitable locations. See LWRP Section III—Policies; Pages 47 through 56 for evaluation criteria.
0 Yes ❑ No ® Not Applicable
Policy 11. Promote sustainable use of living marine resources in Long Island Sound, the
Peconic Estuary and Town waters. See LWRP Section III—Policies; Pages 57 through 62 for
evaluation criteria. 14
❑Yes ❑ No ® Not Applicable Received
in hoar
Attach additional sheets if necessary
Policy 12. Protect agricultural lands in the Town of Southold. See LWRP Section III—Policies;
Pages 62 through 65 for evaluation criteria.
❑Yes ❑ No ® Not Applicable
Attach additional sheets if necessary
Policy 13. Promote appropriate use and development of energy and mineral resources. See
LWRP Section III—Policies; Pages 65 through 68 for evaluation criteria.
❑Yes ❑ No ® Not Applicable
Created on 5125105 1-1:20 AM
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Michael Ventura JUN 12 2026
1740 Village Lane
Zoning Board of Appeals
Orient, NY 11957
Re:Application for Artists' studio in accessory building at 1740 Village Ln
I have been tying flies for over 40 years, a craft that has evolved from a hobby into a
technical and artistic discipline. My work at the vise is used by world-class anglers,
including members of the Fly Fishing Hall of Fame and IGFA world-record holders.
These flies have been tested on iconic waters ranging from the rivers of Montana and
Patagonia to the saltwater flats of the Florida Keys.
Closer to home on the North Fork, I have introduced several prominent local anglers to
the art of fly tying. It has been rewarding to watch many of them transition from their first
casts to adopting fly tying as a serious art form. My engagement with fly fishing also has
a literary dimension. My poetry has been published in Anglers Journal, which is widely
recognized as the preeminent literary collection for the sport. This allows me to capture
the nuance of the experience beyond the mechanics of the catch.
My output remains consistent; this past year alone, I created and tied over 500 saltwater
and freshwater patterns— many of which are used on the great lakes by hearty
Steelhead anglers. I am currently moving into a new studio and workshop space,
providing a dedicated environment to continue refining patterns and exploring new
techniques. Whether I am matching a specific hatch or designing durable saltwater
patterns, my focus remains on the precision and quality that 40 years of experience
demands.
I am also a novice fly-rod builder—an art which requires pinpoint precision and a steady
hand. While I have only a few years of experience, I hope to utilize my new workshop
to learn and improve with time.
Finally, I am also a furniture maker and plan to use this space to create small-scale
post-modern pieces for my homes. Almost all of my wood is pre-cut at Riverhead
Building supply, and as a result there is virtually zero noise associated with my pursuits.
Received
JUN 12 .2026
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PATRICIA C. MOORE
Attorney at Law Received
51020 Main Road
Southold,New York 11971 JUN 12 -2026
Tel: (631) 765-4330
Fax: (631) 765- 4643 Zoning Board of Appeals
Betsy Perkins Paralegal
Madison Messina, Paralegal
June 2, 2026
Chairmain Weisman
Zoning Board of Appeals
54375 Main Rd
P.O. Box 1179
Southold,NY 11971
Re: 1740 Village Lane, Orient SCTM#1000-24-2-18
Dear Chairman Weisman and Board,
Enclosed is my attorney escrow check for the filing fee in the amount of$1,500 for the
art studio on the second floor of the existing accessory building.
Also enclosed is the application and accompanying documents. If there is anything else
you need, please do not hesitate to contact me.
Very truly yours,
,w
L—Patticia C. Moore, Esq.
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Encl.
Cc: Aventura Orient LLC