HomeMy WebLinkAbout1000-73.-2-3.1 OFFICE LOCATION: MAILING ADDRESS:
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Town Hall Annex P.O. Box 1179
.54375 State Route 25 Southold, NY 11971
(cor. Main Rd. &Youngs Ave.)
Southold, NY 11971 Telephone: 631 765 1938
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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: August 19, 2026
Re: LWRP Coastal Consistency Review
K2J4E6 LLC, SCTM #1000-73.-2-3.1
ZBA File Ref. No. #8127
This application is a request for a variance from Article XXII Section §280-116A(1). The
Building Inspector's March 16, 2026 Notice of Disapproval is based on an application to
construct additions and alterations to an existing single-family dwelling and to legalize
an "as built" accessory deck at 9202 Bridge Lane, Cutchogue, NY.
The proposed action has been reviewed under 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 4: Minimize loss of life, structures, and natural resources from flooding and
erosion
4.1 Minimize losses of human life and structures from flooding and erosion hazards
A. Minimize potential loss and damage by locating development and structures
away from flooding and erosion hazards.
1. Avoid development other than water-dependent uses in coastal hazard
areas. Locate new development which is not water-dependent as far away
from coastal hazard areas as practical.
a. No development is permitted in natural protective feature areas,
except as specifically allowed under the relevant portions of 6
NYCRR 505.8.
b. Avoid hazards by siting structures to maximize the distance from
Coastal Erosion Hazard Areas.
Policy 6: Protect and restore the quality and function of the Town of Southold's
ecosystem
6.3. Protect and restore tidal and freshwater wetlands.
A. Comply with statutory and regulatory requirements of the Southold
Town Board of Trustees laws and regulations for all Andros Patent and
other lands under their jurisdiction
This proposed action is on a lot with a nonconforming pre-existing residence located
within the Coastal Erosion Hazard Area along the Long Island Sound.
The proposed accessory deck is inconsistent with Policy 4.1.A.1.a which states that no
development is permitted in natural protective feature areas. The deck is located on the
face of the bluff, a natural protective feature. It is also inconsistent with 4.1.A.1.b which
calls to locate structures the maximum distance away from Coastal Erosion Hazard
Areas. The accessory deck was built within the Coastal Erosion Hazard Area. This is
also noncompliant with Town Code Chapter §111-10D which states the construction of
nonmovable structures... to an existing structure is prohibited.
The as-built accessory deck is also inconsistent with Policy 6.3.A because it was built
without regulatory permits. For this action to be found consistent, the deck should be
removed.
Although the residence is already nonconforming, the proposed 2nd floor addition is
consistent with Policy 4.1.A which calls to locate development and structures away from
flooding and erosion hazards. The proposed 2nd floor addition is located landward of the
wetland boundary and does not alter the building footprint. If the proposed action
contained only the additions and alterations to the existing single-family dwelling, the
action could be deemed consistent.
In addition to the Zoning Board of Appeals variance, please note the proposed action is
within the jurisdiction of the Board of Trustees, and requires the approval of a wetland
permit.
The proposed action has been reviewed under 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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