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Home My WebLink About1000-53.-6-18 OFFICE LOCATION: f a ` MAILING ADDRESS: Town Hall Annex e R° '?� P.O. Box 1179 54375 State Route 25 Southold,NY 11971 ', (cor.Main Rd. &Youngs Ave.) , , � Telephone: 631 765-1938 Southold, NY 11971 is z 6 t� 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. 2 Town of Southold a @�c, LWRP CONSISTENCY ASSESSMENT FORM SEP 3 I M SOU MOLD TOWN A. INSTRUCTIONS pLANNtNG soy D 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). ;. 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 SCTM9 53 - 06 - 18 The Application has been submitted to (check appropriate response): Town Board Planning Dept. E Building Dept. � Board of Trustees 0 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: Demolition of existing single family dwelling, removal of existing traditional septic system. Proposed 1 story single family dwelling; New I/AOWTS AMP Architecture Address:10200 Main Road,Unit 3A,Mattituck NY 11952 Phone: (516)214-0160 Design + Build September 02, 2026 P - Southold Trustees Application i Clous Residence l k 3805 Bayshore Road, Greenport, NY 11944 SCTK 1000-53-06-18 Project Description: All highlighted items below have been revised from the June 19 submission The demolition of an existing 1 story dwelling; Proposed new 1 story dwelling. Removal of the following: Demolition to exist. 1-story dwelling: 29.2'x45.3': 7.9'x14.8': 15.6'x2.6'; 1,480 SF. Demolition of existing concrete stoops and steps Removal of existing patios and walkways at grade Removal of existing traditional septic system Proposed Construction of the following_ Proposed 1 story dwelling: 17.3' x8.7' x19.0' x14.0' x3.8' x13.1' x3.8' x16.5' x18.5' x4.5' x18.3' x2.2' x 18.5' x 3 9.2' x 19.0' x 1.0'; 2,3 2 2 S F Proposed covered front porch: 17.3' x 6.0'; 104 SF Proposed stoop: 4.5' x 7.0'; 32 SF. Proposed AC condensers & 1 buried propane tank Proposed (4) drywells in rearyard Proposed I/AOWTS in frontyard Proposed Stone Patio at grade: 10' x 43.8' x 17' x 38.4'; 921SF Proposed Stone Walkways 4'-0"wide Fill Calculations: Existing house: 5,921 cubic feet or 219 cubic yards Excavation Calculations: Proposed house crawlspace: 9,840 cubic feet or 364 cubic yards Proposed Septic system: 8,493 cubic feet or 315 cubic yards Proposed drywells: 96 cubic feet or 3.5 cubic yards Proposed buried propane tank: 90 cubic feet or 3.3 cubic yards Location of action: 3805 Bayshore Rd, Greenport, NY 11944 Site acreage: •32 Acres Present land use: Residential Present zoning classification: R-40/Non-conforming ?. If an application for the proposed action has been tiled with the Town of Southold agency. the following information shall be provided: (a) Name of applicant: AMP Architecture (b) N/tailing address: PO Box 152, Mattituck, NY 11952 (c) Telephone number: Area Code ( ) 631-603- 09 (d) Application number, if any: Will the action be directly undertaken, require funding, or approval by a state or federal agenW Yes ❑ No If yes, which state or federal agency?DEC 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. 0 Yes No Not Applicable The proposed 1 story dwelling will have the same characteristics as all the dwellings near by. Attach additional sheets if necessary Policy 2. Protect and preserve historic and archaeological resources of the 'Town of Southold. See LWRP Section III—Policies Pages 3 through 6 for evaluation criteria Yes No ® Not Applicable 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 F No F Not Applicable 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 E No 12 Not Applicable The house will be situated further from the bulkhead outside of the flood zone (current house is in VE EL 13 and VE EL 8). Oil tank in basement will be eliminated and replaced with propane or electric heat. Attach additional sheets if necessary Policy S. 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 E No E Not Applicable The existing traditional septic system near the bulkead will be removed as per SCHD standards and a new I/A OWTS will be placed in the front yard located 1 00' from the bulkhead. There Is an existing wide non-turt butter along the bulkhea hat will remain In place. 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 F No E Not Applicable The proposed dwelling will adhere by all Trustee and DEC regulations to preserve the wetlands. Attach additional sheets if necessary Policy 7. Protect and improve air quality in the 'Town of Southold. See LWRP Section III — Policies Pages 32 through 34 for evaluation criteria. Not Applicable Yes ❑ No 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. ❑ Ye�] 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. Yes 7 No ^' Not Applicable Attach additional sheets if necessary 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. Yes ❑ No ® Not Applicable 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 1�1 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 I1:20 AM O , 5 w�, eE k w 2 •.Yw. o m lia a O c y V S. �W G; . x FO O 7-1 TAP,PON, �. a; u,.,. .:ue•. uncn rlvr.� t mo,us, •a" ., --- COUNTYF FO NOTICE O LK N K ,,y ..... 00 'IC::ON�I:i Am,--. < 053 W1 , �. oureoEo u c . j AM P Architecture Address:10200 Main Road,Unit 3A,Mattituck NY 11952 Phone: (631)603-9092 MEN= s Existing Southwest Elevation ( Front side) Existing Northwest Elevation ( Left side) r¢. t 9 Existing Northeast Elevation ( Rear side) Existing Southeast Elevation ( Right Side ) Clous Residence - 3805 Bayshore Road, Greenport, NY 1194 Owner:James & Nancy Clous Applicant: AMP Architect All photos taken on May 15`h,2024 AMP Architecture Address:10200 Main Road,Unit 3A,Mattituck NY 11952 Phone: (631)603-9092 M� 9 Y+ S ' r Existing Bulkhead facing the water Existing detached garage (to remain ) Clous Residence -3805 Bayshore Road, Greenport, NY 1194 Owner:James & Nancy Clous Applicant:AMP Architect All photos taken on May 15`h, 2024 S.C.T.M. NO. DISTRICT: 1000 SECTION:53 BLOCK: 6 LOT(S):18 LAND N/F OF 50' r THOMAS RADFORD j3S EL 6.0 0 .A a D PILING m G v� o PILING EL 6 o\ z > i o � \ �Ll E v\ N ° FLOAT. \ N�30�1 EL l•0 Z. ZONE VE (EL 13) m P 6'x2° ZONE X 3 3 MO N• Z\. EL 1Wa'K 2'PORTION TO REMAIN g CP A 5.9'PORTION TO BE REMOVED CL69 EL6�- 29Z \ a� jn WNyc 0 60 w 9 CO NC. EL 6.0 W.M. Ok o .OWEL9 x 5 APPARENT TIDAL WETLAND BOUNDARY ALONG MHW LINE i A \ ZONE VE (EL 8) !� EL 6 a: 2g.2 EL 6.4 ° 1 000 ELEV. 1^ U.P. 10 EL 6.5. CO CONC R"OOP a5• �2pNE BpUNp Y OL DR BROWN p x1 81L qR 0.6' LOAM 1.0' 6.3x g a.;. C pT10 138 001 BROWN 23;;::,; .. ZONE X PEL 6Y SM SILTY SAND 6.6 3.0' S 5T GE a GAR GE / StOCKppE FENCE BROWN 9 N GPRA6 3 AR N 5' ZONE AE (EL 6) \ SP FINE SAND O CONC. ^'• GF l-;. N V� THE WATER SUPPLY, WELLS DRYW£LLS AND CESSPOOL Jr'.D' DRIVEWAY a .9' O L0CA77ONS SHOWN ARE FROM FI£LO OBSERVATIONS t� 2° �3 �� LAND N F OF AND OR DATA OBTAINED FROM OTHERS. BROWN r 0: S BUILDABLE LAND AREA FINE EL N6. LINDA MATTEINI TO � �' AREA:13,825 SOFT. or 0.32 ACRES ELEVADON DATUM: NAVD88 UNAUDIORIZED ALIERA77ON OR AOMPON TO THIS SURVEY IS A WOLA77ON OF SEC770N 7209 OF 7HE NEW YORK STATE EDUCADON LAW. COPIES OF PUS SURVEY SW COARSE CL 6 6 MON / °5ES MAP NOT BEARING THE LAND SURVEYOR'S EMBOSSED SEA SHALL NOT Bf CON9DERED 0 BE A✓ADD RUE COPY. GUARANTEES INDICATED HEREON SHALL RUN SAND & ONLY TO DIE PERSON FOR WHOM 7HE SURVEYS PREPARED AND ON HIS BEHALF TO THE Il-COMPANY,GOVERNMENTAL AGENCY AND LENDING INS777U770N GRAVEL 5.5' I L157ED HEREON,AND 70 THE AS9GNEES OFTHE LENDING INSDIUDON.GUARANTEES ARE NOT 7RANSFERABLE. THE OFFSETS OR DIMENSIONS SHOWN HEREON FROM THE PROPERTY LINES TO 7HE SIRUCTURES ARE FOR A SPECIFIC PURPOSE AND USE THEREFORE THEY ARE WATER IN Q *t NOT IN7ENDE0 TO MONUMENT THE PROPERTY LINES OR TO GUIDE DIE EREC77ON OF FENCES;AOMRONAL S7RUC7URES OR AND 07HER IMPROVEMENTS EASEMENTS BROWN A 1�V1 L AND/OR SUBSURFACE S7RUMRES RECORDED OR UNRECORDED ARE NOT GUARAN EEO UNLESS PHYSICALLY EVIDENT ON 7HE PREMISES AT 7HE DME OF SURVEY w L E SW FINE SURVEY OF:LOT 68 & 69 c ate e L"you CERTIFIED T0: JAMES A. CLOUS; TO MAP OF:PECONIC BAY ESTATES e \ti c COARSE ANC VI SAND & FlLED:JULY 30, 1928 FILE No. 658 �t GRAVEL 17� L gnA�AT.^ ARSHAMOMAQUE � a SEPT. 30, 2020 TOWN oF:SOUTHOLD o F F' KENNE'fH i 1I L—dJK LAND SURVEYING, PLLC McDONALD GEOSCIENCE REVISED 05-20-24 SUFFOLK COUNTY, NEW YORK F os ee.a OQ PO.Box 15 Land Surveying and De1193 y P.O.Box 159 Aqueborye, New York 11931 REVISED 02-21-23 FILE#19-109 SCALE:1"=20' DATE:SEPT. 26, 2019 NY.S Ll N0.0.50881 PRONG(881)298-1588 FAX(931)298-1588 517E LAYOUT NOTES, a PROJECT/ZONING DATA - I. THIS 15 AN ARCHITECT'S SITE PLAN t 15 SUB.ECT TO VERIFICATION BY A LIGEN5ED r -" •�_ m g Y TAX MAP• I 1000-53-b-I6 "wa*o:e �•wwnu SURVEYOR. THE INFORMATION REPRESENTED ON THIS 517E PLAN IS TO THE 1 t ZONING DISTRICT R-40 NO ------ ARCHITECTS BEST OF KNOWLEDGE. t 2.SURVEY INFORMATION WAS OBTAINED LOT AREA j 0.3 ACRES 1 i a 3 o h _ f • ^R FROM A SURVEY DATED SEPTEMBER 26, 'S SEP -3 ?026 $ ...FF1 o GafO-ADDITION TO EXIST. Z-19033;MAY b,1990 2019•M05T RECENTLY REVISED MAY 20, I I a FAMILY DWELLING 2024,AND PREPARED BY: ¢j i GofO-300A,2 METER BURIED I - �; G¢m ELEGTRIC SERVICE f 46365,6/b/2021 PROP. PATIO AND WALKWAY DETAIL KENNETH M WOYCHUK LAND 5URVEYIN5 33; n PD.BOx 155 li GofO-AO,' ALTERATION S 43140:1/5/2023 SCALE: /4"=I'-O' AOUEBOWE,NY 11931 `4 �, y a Z i 5 TELEPHONE,(651)29b-156b Ss FEMA FLOOD ZONE 6--- X,AE 6,VE b,t VE 13 £ P a fay ao WETLANDS DISTRICT e1391G AND JW_Y 0,201'1 o Z.a I DEC DISTRICT NJ -J: ..��I E'a v SUFFOLK C OUNTY HO APPROVAL R-21-1041 PENDINB ^'S H E L T E R I S L A N D S O U N D^' g o& n g: o ZONE VE(EL ✓ - LOT COVERAGE - - PROPOSED DWELLING E_ <� 50UTHOLD TOWN GODS 260-4 d 280-1248 - ° G DESCRIPTION(FOOTPRINT) AREA %LOT ` ao COVERAGE u "IE xur TOTAL LOT AREA 13A25 SF. 100.00' EX15TIN6 2 STORY GARAGE 649 S.F. I 4.7% 1 '- ------- - . -, � q unrms Brae aweE PROPOSED STORY DWELLING 2,324 S. 16.6% m r ,z a �n e:roK PROP05ED COVERED PORCH 104 S.F. O.b pj% -.— -43, ' =1 \ ""'.'d r;s Eauowria;nrns' L PROP05ED COVERED STOOP — 32 S.F. 0.2% TOTAL AREA OF ALL STRUCTURES 3,109 S.F. 22.5% .--� � � RI \\�\� it M MAXIMUM LOT COVERAGE ALLOWED:20% R-z= ��4 I ir�mr.l .snwY �C.� { __ r-E-`-----_-- Vim/ a i = 7 IMPERVIOUS SURFACE5<b"FROM GRADE ' _---_... __'a+E ufe.,_ __1__`� �y -\ - w'tea:rim v ....._.-. e..,. —..�^ - 1 �._._. vet_ smncK 't�� O 5.F O.O% �} _. .....-'.._. O S.F. 0.0% �� ( IDS IDS.:M DS 4_ w ra ec e�ieivao L TOTAL LOT COVERAGE INCLU 3,IO9 S.F 22.5% DING STRUCTURES<b"FROM 6RADE I S ZONING REOULATION5 MAIN BUILDING i WN SOUTHOLD TO CODE 260,ATTACHMENT 3 d 2B0-2148 .. e%/�j EXIST. PROPOSED COMPLIES :�. MIN.FRONT YARD _ 35.0 600' 43.9' YES MIN.SIDE YARD 100' 24.6' 15.01 j YES i PATIO DIMENSIONS 40 SIDE YARDS i .6' 1 L' YES - 242 COMBINEDMIN 25 0 54 SCALE:N75 MIN,REAR YARD 350' 41.0' 462' I YES—� Wf O i 2 STORY W 45 .�•7 n 6F jr EL- 5' LIJ 0 z MAXIMUM HEIGHT 1 550 Q x 6I CL J ¢ m I5! h aura. 4sa s Nw {y C7 /�nun.usel,w 0. z _ BAY S H O R E ROAD 5OUTHOLD TOWN CODE 260-207(A)(1) LOT SIZE/AREA IN --- ------ ---_- - N IOp00.0 S.F. 3,625 O ALLOWABLE TOTAL GFA S.F. EXGE55 OF IO,000 S.F. _ S.F. 6FA GFA RELIEF ALLOWABLE S.F./PLUS PROPOSED 51 TE PLAN 0 12.5%OF EXCESS LOT ! 2J00.0 SF, 416.1 S.F. 2S'ib.l S.F. 2633.1 Sr. 255b 5GALE:I°•50'-O" I w AREA OVER 10.000 S.F. I a GENERAL 5YM60L KEY: I d` EP 1 sa Y —1 rg aFFsF aZzi3 :¢FWa - - - - - - - y, r - ao —' CRAL1103! 'T'• rB1¢9F2 i, � i �a _✓.� `- Gb4iffi � �i ski. —�1*��rr gi��'u 4-J .' (D m aLAF A cs m-0 T 4 0 s s w ¢'H J U w Z ¢Y O L N¢ — C m Z w w W¢ 0 a .-0 $ N PROPOSED FIRST FLOOR PLAN 0 a V 2,322 S.F.HABITABLE SPACE;2,322 S.F.GRO55 AREAS is o tl SEP -3 ?b26 =o -- -------------- Rl a � EE] ➢ � € o a y !e. Iff a-j V � + v �OL WEST ELEVATION (FRONT) d N L! Q ¢e om U w O uj p 1z mz O 71 0 qLl H C7 .; 0 �J M SOUTH ELEVATION (RIGHT 51DE) 0 -- �J.W(n F �c SEP -3 2626 w 8 T --- �g m o� { I 1 � 4--J U � EAST ELEVATION (REAR) m U �p Q � a °av W �01 :D Ef - - ° y U� _ V uJIX z(O PP a a N W M C7 O a NORTH ELEVATION (LEFT SIDE) GENERAL SYMBOL KEY: wax plag SEP —3 ?426wfi sa<F �ry 4a^�o•Yl PROP PROP. VENT5 SONOTUBE5 'r 11 �oog� n L -�- -- ` -PROP. U 5TAIRPAD n •^- PROPOSED V GRANLSPAGE ( - I PROP.COL. PROP BH7 6 I . . pgj---- L. W/FOOTING , N/FOOTIN GOL6 U L d' PROP. - 0 VENT5 (1 - -------------- a a 4 — --- — om c ------ ---- -- Ir a Q PROP. TTT�� 7 N z ¢> r SONOTUBES O 0 =2 Uw >o -- - - �Z PROP. c U, IIIIT 5TA(RPAD�__- o O PROPOSED FOUNDATION PLAN LO o a�