HomeMy WebLinkAbout1000-145.-4-14.3 OFFICE LOCATION: rif S 0 MAILING ADDRESS:
Town Hall Annex P.O. Box 1179
54375 State Route 25 Southold, NY 11971
(cor. Main Rd. &Youngs Ave.) GO
Southold, NY 11971 Telephone: 631 765-1938
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LOCAL WATERFRONT REVITALIZATION PROGRAM
TOWN OF SOUTHOLD
To: Glenn Goldsmith, President
Town of Southold Board of Trustees
Cc: Honorable Lori Hulse, Attorney
From: Heather Lanza, AICP, Planning Director
LWRP Coordinator
Date: September 11, 2026
Re: LWRP Coastal Consistency Review
ALEXANDER FRIEDMAN & ERICA TENNENBALIM, SCTM #1000-145.4-14.3
This application is to modify the proposed additions and alterations to the existing two-
story dwelling to consist of a proposed 700 sq. ft. two-story addition to the dwelling;
construct approximately 765 sq. ft. of decking and steps of which approximately 278 sq.
ft. will be covered by a second-floor roof and/or balcony overhang; construct 85 sq. ft.
uncovered front porch; construct a 172 sq. ft. open trellis adjacent to the north side of
dwelling; construct a 247 sq. ft. at-grade gravel seating/fire pit area; construct 850 sq. ft.
green-roof system over portions of proposed for on-site infiltration; convert 800 sq. ft. of
existing hip roof to a flat green roof with rainwater harvesting system for irrigation; and
existing 576 sq. ft. deck to remain unchanged.
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 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.
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.
Policy 6. Protect and restore the quality and function of the Town of Southold
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
The proposed parcel contains a nonconforming existing residence located within 100 ft.
of the north and west wetland boundaries of Brushes Creek.
The proposed action is inconsistent with Policy 1, which calls for the minimization of
development to avoid adverse effects. The proposed additions to the dwelling expand
the building footprint by 37.4% and bring the residence closer to the northern wetland
boundary of Brushes Creek, a designated Significant Fish and Wildlife Habitat.
The proposed action is inconsistent with Policy 4.1A, which encourages structures to be
located away from flooding hazards. Although the entire parcel in the high-risk AE FEMA
flood zone, the seaward projection of the proposed additions could increase potential
loss and damage due to flooding.
The proposed action is inconsistent with Policy 6.3.A, which states that actions must
comply with the Southold Town Board of Trustees' laws and regulations. The proposed
dwelling additions are seaward and make the residence more nonconforming than it
already is. This proposed seaward projection brings the residence 63.2 ft. from the
wetland boundary and does not comply with Town Code Chapter §275-5D(a)[1]
Residence: 100 feet. Additionally, there are no wetland setbacks on the survey that
show the distance between the northern Brushes Creek boundary and the existing
building or for the proposed Innovative/Alternative Onsite Wastewater Treatment
System (I/A OWTS) on the site plan.
The proposed installation of an Innovative/Alternative Onsite Wastewater Treatment
System (I/A OWTS) is consistent with Policy 5.1.C.3, which calls for the replacement of
existing sewage treatment facilities with ones that have improved nitrogen removal
capacity. The proposed I/A OWTS will reduce nitrogen inputs into adjacent waters.
The proposed landscaping is consistent with Policy 6.1.B.2.b, which calls to include
indigenous plants in the landscaping plans for redevelopment projects where loss or
disturbance of existing indigenous plants could not be prevented during construction.
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The proposed plant species will retain the value of the surrounding natural ecological
community.
The proposed 10 ft. nonturf vegetated buffer is consistent with Policy 6.3.D, which calls
to provide adequate buffers between wetlands and adjacent or nearby uses. This new
vegetated buffer will help to mitigate and avoid adverse effects from development.
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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