HomeMy WebLinkAbout1000-53.-6-18 „OFFICE LOCATION: ( MAILING ADDRESS:
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Town Hall Annex P.O. Box 1179
54375 State Route 25 t Southold, NY 11971
(cor. Main Rd. &Youngs Ave.)
Southold, NY 11971 Telephone: 631 765-1938
LOCAL WATERFRONT REVITALIZATION PROGRAM
TOWN OF SOUTHOLD
To: Leslie Kanes-Weisman, ZBA Chairperson
Members of the Zoning Board of Appeals
Cc: Glenn Goldsmith, President
Town of Southold Board of Trustees
Honorable Lori Hulse, Attorney
Julie McGivney, Assistant Town Attorney
From: Heather Lanza, AICP, Planning Director
LWRP Coordinator
Date: July 31, 2026
Re: LWRP Coastal Consistency Review
Clous, SCTM #1000-53.-6-18
ZBA File Ref. No. #8124
This application is a request for a variance from Article XXXVI Section §280-207 and
Article XXIII Section §280-124. The Building Inspector's February 6, 2026 Notice of
Disapproval is based on an application to demolish an existing single-family dwelling
and construct a new one-story single-family dwelling at 3805 Bay Shore Rd, Greenport,
NY.
The proposed action has been reviewed to Chapter §268, Waterfront Consistency
Review of the Town of Southold Town Code and the Local Waterfront Revitalization
Program (LWRP) Policy Standards.
Based upon the information provided on the LWRP Consistency Assessment Form
submitted to this department, as well as the records available to me, it is my
recommendation that the proposed action is INCONSISTENT with the policies of the
LWRP as follows:
Policy 9 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.
Policy 6: Protect and restore the quality and function of the Town of Southold's
ecosystem
6.1 Protect and restore ecological quality throughout the Town of Southold.
C. Reduce adverse impacts on ecological quality due to development.
1. Reduce adverse effects of existing development.
The proposed action is on a nonconforming waterfront parcel with a pre-existing
residence that is less than 100ft from the wetland boundary of the Shelter Island Sound..
The proposed action is inconsistent with Policy 1, because the proposed action does
not enhance community character, make beneficial use of a coastal location nor
minimize the adverse effects of development. The building footprint is being expanded
by 930 sq. ft. which is 42.6% larger than the existing residence of 2,179 sq. ft. and puts
the lot coverage over the maximum lot coverage requirement by 2.5%.
The proposed action is also inconsistent with Policy 6.1 C.1., which calls for the
reduction of adverse effects of existing development. The proposed overdevelopment of
this waterfront parcel increases impervious surface coverage which reduces natural
drainage causing adverse impacts to ecological quality.
The proposed action is consistent with Policy 4.1.A which calls to locate development
and structures away from flooding and erosion hazards. The proposed action includes
the demolition and replacement of a single-family dwelling. The proposed single-family
dwelling pushes the nonconforming building footprint out of the FEMA VE flood zone. All
other building footprint expansions are landward of the existing building footprint.
The proposed replacement of a traditional septic system with the installation of an
Innovative/Alternative Onsite Wastewater Treatment System (I/A OWTS) improves the
situation by reducing nutrient input to adjacent waters. It also meets the 75ft setback
required from the wetland boundary.
While the proposed action pushes the building footprint out of the FEMA VE Flood Zone
and improves the septic system, the expanded building footprint will create an adverse
effect on the overall ecological quality of the area. The lot coverage should be reduced
to meet the Town Code for this action to be found consistent with the LWRP.
In addition to the Zoning Board of Appeals variance, please note the proposed action is
within the jurisdiction of the Board of Trustees and will require an approval of a wetland
permit.
The proposed action has been reviewed to Chapter §268, Waterfront Consistency
Review of the Town of Southold Town Code and the Local Waterfront Revitalization
Program (LWRP) Policy Standards.
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