HomeMy WebLinkAbout53232-Z TOWN OF SOUTHOLD
BUILDING DEPARTMENT
SOUTHOLD, NY
BUILDING PERMIT
{THIS PERMIT MUST BE KEPT ON THE PREMISES
WITH ONE SET OF APPROVED PLANS AND SPECIFICATIONS
UNTIL FULL COMPLETION OF THE WORK AUTHORIZED}
Permit#: 53232 Date: 08/25/2026
Permission is hereby granted to:
Alfred VonHassel
PO BOX 556
East Marion, NY 11939
To:
to demolish and reconstruct an accessory garage as applied for per ZBA approval.
Premises Located at:
275 West St, Greenport, NY 11944
SCTM#42.1-4
Pursuant to application dated 08/20/2026 and approved by the Building Inspector.
To expire on 08/24/2028.
Contractors:
Required Inspections:
Fees:
Accessory-New Structure $301.00
CO Accessory Structure $100.00
" Total $401.00
.5
Building Inspector
fR
TOWN OF SOUTHOLD—BUILDING DEPARTMENT
Town Hall Annex 54375 Main Road P. O. Box 1179 Southold,NY 11971-0959
;4 Telephone (631)765-1802 Fax(631);765-9502 httll .:�� wx aaa o��t��l�� l to � r �L ,
Date Received
APPLICATION R BMW - M m
_ For Office Use Only
PERMIT NO. � Building Inspectors _. AUG
Applications and forms must be filled out in their entirety. Incomplete 1 r11t
applications will not be accepted, Where the Applicant Is not the owner,an
Owner's Authorization form(Page 2)shall be completed. "own of Southold)
Date:9-10-2025
OWNER(S)OF PROPERTY:
Name:Alfred VonHassel SCTM#1000-42-1-4
Project Address:275 West Street, Greenport, NY 11944
Phone#:631-445-5324 Email:
Mailing Address:275 West Street, Greenport, NY 11944 (aka 617)
CONTACT PERSON:
Name:OWNER
Mailing Address:
Phone#: Email:
DESIGN PROFESSIONAL INFORMATION:
Name:NJ Mazzaferro, PE
Mailing AddressrPO Box 57, Greenport, NY 11944
Phone#:516-4,57-5596 Email:nickmazzaferro@verizon.net
CONTRACTOR INFORMATION:
Name:TBD
Mailing Address:
Phone#: all:
DESCRIPTION OF PROPOSED CONSTRUCTION
❑New Structure ❑Addition ❑Alteration ❑Repair ❑Demolition Estimated Cast of Project:
Other Rebuild accessory garage in place and in kind-Colo 35587 issued 5-9-2012 $19,500 ____
Will the lot be re-graded? ❑Yes ®No Will excess fill be removed from premises? ❑Yes RIND
1
PROPERTY INFORMATION
Existing use of property:AGCeSSOry Garage Intended use of property:Accessory Garage
Zone or use district in which premises is situated: Are there any covenants and restrictions with respect to
R,-40 this property? ❑Yes ®No IF YES, PROVIDE A COPY.
91 C neck Box After Readir1g: The owner/contractor,/design professional is responsible for all drainage and storm water issues as provided by
Chapter 236 of the Town Code. APPUCATit„(NyI'S HEREBY MADE to'the Building Department for the issuance of a Building Permit pursuant to the Building Zone
Ordinance of the Town of Southold,Suffolk,County,New York and other applicable taws,Ordinances or Regulations,for the construction of buildings,
additions,aiterations or for removal or demolition as herein described.The applicant agrees to comply with all applicable laws,ordinances,building code,
housing code and regulations and to admit authorized inspectors on premises and'in buildings)for necessary inspections.False statements made herein are
punishable as a Class A misdemeanor pursuant to Section 210.45 of the New York State Penal taw.
Application Submitted B Alfred Von Hassel
A pp y(print name))- ❑Authorized Agent ®Owner
Signature of Applicant: Date:
STATE OF NEW YORK)
SS:
C0UUNTY OF i r4t-K— )
n4l C� being duly sworn, deposes and says that(s)he is the applicant
(Name of individual signing contract)above named,
(S)he is the Owner
(Contractor, Agent,Corporate Officer,etc.)
of said owner or owners,and is duly authorized to perform or have performed the said work and to make and file this
application;that all statements contained in this application are true to the best of his/her knowledge and belief, and
that the work will be performed in the manner set forth in the application file therewith.
Sworn before me this
day of1- �t �_ , 20'
[4,W61ary Public
TIMOTHY LEITCH
NOTARY PUBLIC STATE OF NEW YOR
SUFFOLK COUNTY
oPr `r ° OWNER i U ` o IZAIJON LIC.#01LE0024350
(Where the applicant is not the owner) COMM.EXP,0/03/?o0
i, residing at
do hereby authorize to apply on
my behalf to the Town of Southold Building Department for approval as described herein.
Owner's Signature Date
Print Owner's Name
2
4
M
BOARD MEMBERS Southold Town Hall
Leslie Kanes Weisman, Chairperson 53095 Main Road• P.O. Box 1179
Patricia Acampora Southold,NY 11971-0959
Robert Lehnert, Jr. office Location:
Nicholas Planamento Town Annex/First Floor
Margaret Steinbugler 'Pmv�� 54375 Main Road(at Youngs Avenue)
Southold,NY 11971
/southoldtownn
http/ Y gov
ZONING BOARD OF APPEALS
JUL 2 2 202F "° TOWN OF SOUTHOLD REC.EI QED
>B� II�dIn p ,�ont Tel. (631) 765-1809 car
"own
FINDINGS, DELIBERATIONS AND DETERMINATION
MEETING OF July 16, 2026
ZBA FILE: 48116
NAME OF APPLICANT: Alfred von Hassel
PROPERTY LOCATION: 275 West Street, Greenport, NY TM: 1000-42-1-4
SF RA DFTERMINAmFION': The Zoning Board of Appeals has visited the property under consideration in this
application and determines that this review falls under the Type II category of the State's List of Actions, without
further steps under SEQRA.
SIJFFOI, COUNTY ADMINISTRATIVF, CODi This application was not required to be referred to the Suffolk
.
County Department of Planning under the Suffolk County Administrative Code Sections A 14-14 to 23.
LWRP DETERLI NATCO I: The relief, permit, or interpretation requested in this application is listed under the
Minor Actions exempt list and is not subject to review under Chapter 268.
PROPERTY FACTS/DESC fUF_1JON.` The subject, non-conforming 7,500 square feet, 0.172 acre, rectangular-
shaped parcel located in the R40 Zoning District measures 50.00 feet along West Street, then runs south 150.00 feet
along a residentially developed lot to the east, then runs 50.00 feet along a residentially developed lot to the south
and then runs north 150.00 feet along a parking lot and lands owned by the Union Free School District #10. The
parcel is improved with a one-story single-family residence with brick entry stoop and brick walkways, a wood
access handicap ramp, a gravel driveway, and a frame garage (subject of this application) as shown on the survey
prepared by Nathan Taft Corwin III, L.S., dated April 18, 2012.
PD'ASIS O PPL_1CT10 : Request for a Variance from Article XXIII, Section 280-124 and the Building
Inspector's February 17,2026 Notice of Disapproval based on an application for a permit to reconstruct an accessory
garage; at: 1) more than the code permitted maximum lot coverage of 20%; located at: 275 West Street, Greenport,
NY. SCTM No. 1000-42-1-4.
RELIEF REQUESTED: The applicant requests a variance for the `in kind' replacement of an existing wood frame
garage, measuring approximately 16.2 feet by 22.2 feet with a compliant height of 18 feet, that is in a state of
disrepair, where lot coverage after the proposed construction will be 21.12% where the code limits lot coverage to a
maximum of 20%.
ADDITIONAL IN RMA'I KR) L The survey provided with the application was amended to illustrate current and
proposed lot coverage of 21.12% as calculated by Nicholas J. Mazzaferro, Professional Engineer, dated February 2,
2026.
Page 2, July 16, 2026
48116, Von Hassel
SCTM No. 1000-42-1-4
'The applicant provided floor plans, a section, and elevations illustrating the proposed garage labeled A-1 and A-2
prepared by Nicholas J, NI/Iazzaferro, Professional Engineer, dated September 3, 2025,
Improvements on the parcel are covered by Town of Southold Pre-Ceilificate of Occupancy 935587, dated May 9,
2012 covering a wood frame one family dwelling with unheated porch, concrete patio and brick stoop and accessory
garage. The associated Housing Code Inspection Report does not mention actual lot coverage, however it certified
what was on the premises on the day of the inspection for the Pre-Certificate of Occupancy.
No member of the public or an immediate neighbor spoke in favor of or against this application.
[`.!!JDING5 F FAST" T
_ F Q— �_/ REA,�ON�S EOIKBOAMAQ_, ION�ACTION:
The The Zoning Board of Appeals held a public hearing on this application oil July 2, 2026 at which time written and
oral evidence were presented. Based upon all testimony,documentation,, personal inspection of the property and
surrounding neighborhood, and other evidence, the Zoning Board finds the following facts to be true and relevant
and makes the following findings:
I Grant of the variance will not produce an undesirable change in the character of tile
neighborhood or a detriment to nearby properties. While not administratively part of the Village of Greenport, the
immediate neighborhood is developed more in line with the density of a village residence versus that of a typical
home within the Town of Southold, New York and one of its administrative hamlets. Furthermore, the property
abuts, and is burdened with, a substantial parking lot to the immediate west of the subject parcel. The existing
accessory garage structure has existed for over 60 years and, is recognized under the Pre-Existing Certificate of
Occupancy, #35587, dated May 9, 2012. Ill rebuilding the neglected structure on the existing foundation, the
applicant proposes to maintain a Structure typical of the neighborhood, predominantly developed in the 1950s.
2. Town Law §267-b(3)(b)(2). The benefit sought by the applicant cannot be achieved by some method, feasible
for the applicant to pursue, other than an area variance. 3'`he subject parcel was developed prior to the adoption of
Zoning in the Town of Southold in the late 1950s and as such, existing improvements were recognized on the Pre-
Certificate of Occupancy as issued in 2012. Any replacement of an existing structure maintaining the original lot
coverage will require some form of variance relief.
3. The variance granted herein is not mathematically substantial, representing 5.6%
relief from the code. Further, the applicant proposes to maintain the existing lot coverage, as recognized by Pre-
Certificate of Occupancy#35587, without the need for additional relief for a reduced setback or excessive height.
4. Town Law 4267-W)(h)L41. No evidence has been submitted to suggest that a variance in this residential
community will have an adverse impact on the physical or environmental conditions in the neighborhood. The
applicant must comply with Chapter 236 of the Town's Storm Water Management Code.
5. Tile difficulty has been se[f-created. Tile 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 tin-le Of purchase.
6. Town Law §267-b. Grant of the requested relief is the minimum action necessary and to enable the applicant to
enjoy the benefit of a garage measuring approximately 16.2 feet by 22.2 feet and ail overall height of 18 feet white
preserving and protecting the character of the neighborhood and the health, safety and welfare of the community.
RESOLAIIIQN OF 11:L�JKQARRL): In considering all of the above factors and applying the balancing test under New
York Town Law 267-B, motion was offered by Member Planarnento, seconded by Member Steinbugler, and duly
carried, to
za
Page 3,July 16, 2026
0
48116, Von Hassel
SCTM No. 1000-42-1-4
GRANT the variance as applied for, and shown on the survey prepared by Nathan Taft Corwin, III, dated April 18,
2012 and modified by Nicholas Mazzaferro, P.E., dated February 2, 2026; and floor plans, section, and elevations
illustrating the proposed garage labeled A-1 and A-2 prepared by Nicholas J. Mazzaferro, Professional Engineer,
dated September 3, 2025.
SUBJECT TO THE FOLLOWING COND!1"11_QNS-.
1. The garage shall remain a non-habitable structure without the benefit of plumbing and only basic electricity.
2. The proposed second-floor loft shall remain unfinished and Urlinsulated with exposed rafters.
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 rhvht to substitute a sitnilar design,that is tie minimis in nature 16r tin alteration that does
not increase the�
Uee of'noncontormitv, provided de,trtirrintis retie "is ret nested within Dire ear o the elate o
this decision. An lime a ter one year the Board maip requLeLa new
IMPORTANT APPROVAL(S) GRANTED 11FREIN
Please Read Carefully
Any deviation from the survey,site plait 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 VJ*a
building permit andlor the issuance of a Vtop, fork Order,and may require a new application and public hearing
before the Zoning Board of Appeals.
Any deviationftom the variance(s)granted herein as shown on the architectural drawings,site plan andlor survey cited
above,such as alterations,extensions,demolitions, or demolitions exceeding the scope of the relief granted herein,are
not authorized under this application when involving nonconformities under the zoning code. 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.
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 IS THE
PROPERTY OWNER'S RE SPONSIBIUTY TO FN,S,URE COMPLIANCE WITH THE CODE REQUIRED
TIME FRAMF,DESCRIBED HEREIN. Failure to comply in a timely manner may result in the denial by the
Building Department of a Certificate of Occupancy, nullify the approved variance relief,and require a new
variance application with public hearing before the Board of Appeals.
Vote of the Board: Ayes: Members Weisman (Chairperson), Planamento, Acampora, Lehnert, and Steinbugler.
(5-0)
...........
Leslie Kanes Weisman, Chairperson
Approved for filing �117 /2026
Z`?5 UE T ST C4.1 (A.71-C PT
Stgmy OF
� �� � � � 7' LOT 57
A 'uBDlYlslaN !F PF PART OF
ob � i T ESTATE OF THOMAS F. F'RICF,4 SR.
FR.E iia. 851 MW A� 12, 192T
GRFSWORT
•_: ( 4 / rr ralii � III TOWN OF SOUTHOLD
( y ( SUFFOLK COUNTY, NEW YORK
S.C. TAX No. 1000-42-01-04
SCALE 1 --W
J . APRIL 1& 2012
A
Of NY J, / AREA=OW WE N.
0.172 lac
IN - t�_ W RTIBf l3 m
AL VON NASSEI
MUM^1 NATIONAL 7ME MCE COMPANY
_ .
§t _.a,�. Y•.`�.,a 6s- F.y � `�.I�� � DW ELLt?Q6-F44-C [t4-STOOP$Qy,d
LC?UL R � G1RLC Ul Off,' SS
ZuJCLL4T3C. 1101.y7, (11mcLUDES Sl'Ovp)
ell _ - EkdS'IQG TDi AL -/Ss�y.2S1, ft-'- (cvt�c PY!'[t0 1�WCtc WwLle WTC� ACIjsJ - <
z /( pe Pc z TdmLAl
l5ss` .Zgftz a `
z0$ Q _ WON Nathan tart Corwrn
°� so.00, &JET C ) �I F VAQ F°
CU �ci SLwveyo _
r mm ptstptt-asa F-K(W0727A727
n�c crmaxt a auras taoam.a WAMC ACPRM _
.u4 ittt a¢ t u+uuyaimco +n+ten xe81. is:»sx