HomeMy WebLinkAbout#7927 & 7953 North Road Hotel CE LOCATION: ��Q SQ(/ryO MAILING ADDRESS:
Town Hall Annex '� O P.O.Box 1179
S 54375 State Route 25 Southold,NY 11971
cor. Main Rd. &Youngs Ave.) Telephone: 631 765-1938
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LOCAL WATERFRONT REVITALIZATION PROGRAM
TOWN OF SOUTHOLD �-15�t
MEMORANDUM Received
To: Leslie Weisman, Chair JUL 2 9 2024
Members of the Zoning Board of Appeals
Zoning Board of Appeals
From: Mark Terry, AICP
Assistant Town Planning Director
LWRP Coordinator
Date July 29, 2024
Re: LWRP Coastal Consistency Review for ZBA File Ref NORTH ROAD HOTEL, LLC,
HOTEL MORAINE #7927SE and #7953
SCTM No. 1000-40-1-1.
NORTH ROAD HOTEL, LLC, HOTEL MORAINE #7927SE - Request for a Special Exception
pursuant to Article VII, Section 280-35B(4) and the Building Inspector's January 24, 2024 Notice of
Disapproval based on an application for a permit to construct a new motel building (10 units) and to
build an addition to an existing motel building (4 units) upon a parcel that measures 3.251 acres in total
area, at; located at 62005 County Road 48, (Adj. to Long Island Sound) Greenport, NY. SCTM 1000-
40-1-1; and
NORTH ROAD HOTEL, LLC/MOTEL MORAINE #7953 - Request for a Variance from Article
VII, Section 280-35B(4)(a) and the Building Inspector's January 24, 2024, Notice of Disapproval based
on an application for a permit to construct a new motel building (10 units) and to build an addition to an
existing motel building (4 additional units) at; 1) parcel is less than the code required minimum size of
five (5) acres; at: 62005 County Road 48,( Adj. to the Long Island Sound) Greenport, NY. SCTM No.
1000-40-1-1.
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, the proposed action is INCONSISTENT with the LWRP below-listed policies and
therefore, INCONSISTENT with the LWRP:
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.
The RR zoning district requires a minimum parcel size of 5 acres for hotel use. This parcel,
which is 3.25 acres, does not meet this requirement, and therefore,the existing hotel use is
nonconforming. The proposed expansion will consist of a 4,588 sq. ft. building with ten(10)
hotel rooms and a 2,040 sq. ft. addition to an existing building with four(4)hotel rooms.
To the north is the Long Island Sound waterbody. To the east is a 1.02 acre "R-80" zoned
improved parcel; to the west is a 7.12 acre "RR" zoned parcel with an existing condominium
complex.
It is important to note that this commercial use is an outlier surrounded on one side by
Residential 80 zoned properties and residences. A 15' side yard setback is proposed to the
eastern property line. The concern about the 15' side yard setback is that it abuts a residential
parcel with a narrow side yard. Once the new addition and building are constructed,this and
other surrounding residences would be expected to experience adverse impacts from noise
capable of degrading the quality of life during hotel operations.
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.
The following management measures to minimize losses of human life and structures from
flooding and erosion hazards are suggested:
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 that is not water-dependent as far away from coastal hazard areas
as practical.
b. Avoid hazards by siting structures to maximize the distance from Coastal Erosion
Hazard Areas.
The hotel use is not water-dependent. The proposed new construction of a 4,588 sq.
ft. building is seaward of the existing buildings and closer to the coastal erosion
hazard area(CEHA). The CEHA demarks a high bluff on the parcel where
development should be minimized, with structures set back from the bluffs. These
areas are susceptible to high winds and large bluff erosion events from coastal storms
including hurricanes.
The intent of this policy is to protect life, structures, and natural resources from
flooding and erosion hazards throughout the Town of Southold. The policy reflects
state flooding and erosion regulations and provides measures for reduction of hazards
and protection of resources.
Definitions
Coastal Barrier Resource Area is any one of the designated and mapped areas under
the Coastal Barrier Resources Act of 1982, (P.L. 97-348), and any areas designated
and mapped under the Coastal Barrier Improvement Act of 1990 (P.L. 101-591), as
administered by the U.S. Fish and Wildlife Service, and any future designations that
may occur through amendments to these laws.
Coastal Hazard Area is any coastal area included within the Erosion Hazard Area as
designated by the New York State Department of Environmental Conservation
pursuant to the Coastal Erosion Hazard Areas Act of 1981 (Article 34 of the
Environmental Conservation Law), and any coastal area included within a V-zone as
designated on Flood Insurance Rate Maps prepared by the Federal Emergency
Management Agency pursuant to the National Flood Insurance Act of 1968 (P.L. 90-
448) and the Flood Disaster Protection Act of 1973 (P.L. 93-234).
Pursuant to Chapter 268,the Southold Town Zoning Board of Appeals shall consider this
recommendation in preparing its written determination regarding the consistency of the proposed action.
Cc: Paul DeChance, Town Attorney