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Home My WebLink About1000-86.-2-2 OFFICE LOCATION: ��0f suuryo MAILING ADDRESS: Town Hall Annex ,`0 P.O. Box 1179 54375 State Route 25 Southold, NY 11971 (cor. Main Rd. &Youngs Ave.) cn Telephone: 631 765-1938 Southold, NY 119710 • O �'Y�OUNTY,� 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: May 12th 2026 Re: LWRP Coastal Consistency Review JAMES F. LUBIN LIVING TRUST DATED AUGUST 5, 2021 & PAMELA M. LUBIN LIVING TRUST, SCTM# 1000-86.-2-2 This application is to install an 8' x 18' shed and 3' x 5' generator pad. 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 CONSISTENT with the policies of the LWRP as follows: 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. D. Provide adequate buffers between wetlands and adjacent or nearby uses and activities in order to ensure protection of the wetland's character, quality, values, and functions. The proposed plan includes actions which are consistent with the "Administrative Permit" requirements of Chapter §275-2 A of the Wetlands Law of the Town of Southold which qualify under Chapter§275-5 (8)(2)(e) Construction of accessory structures for existing single-family dwellings, provided that such activity will not have an undue adverse impact on the wetlands and tidal waters of the Town and the setback is no less than 50 feet. 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 G3C (DKEY[ED APR 2 9 2026 SOU f HOLD TOWN Town of Southold PLANNING BOARD l LWRP CONSISTENCY ASSESSMENT FORM A. INSTRUCTIONS 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 inrfomiation 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 si mificant beneficial and adverse effects upon the coastal area(which includes all of Southold Town). 3. If any question in Section C on this form is answered "yes" or"no", then the proposed action will affect the achievement of the LWRP policy standards and conditions contained in the consistency review law. Thus, each answer must be explained in detail, listing both supporting and non- supporting facts. 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 SCTM# 1000- -86.2 -2 PROJECT NAME Lubin Shed and Generator Pad installation The Application has been submitted to(check appropriate response): Town Board ❑ Planning Board❑ Building Dept. ❑ Board of Trustees ❑ 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: a Nature and extent of action: Install a 8'X18' storage shed and a 3'X5' concrete generator pad Location of action: 2765 Wells Rd, Peconic, NY Site acreage: -44 Present land use: residential Present zoning classification:residential 2. If an application for the proposed action has been filed with the Town of Southold agency, the following information shall be provided: (a) Name of applicant: Lubin JM/PM Living Trust (b) Mailing add. : 24 Tower Ct, Syosset, NY 11791 (c) Telephone number: 201-452-7595 Will the action be directly undertaken,require funding,or approval by a state or federal agency? Yes ❑ No 0 If yes,which state or federal agency? C. Evaluate the project to the following policies by analyzing how the project will further support or not support the policies. Provide all proposed Best Management Practices that will further each policy. Incomplete answers will require that the form be returned for completion. 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. ❑Yes ❑ No ✓❑Not Applicable 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 ❑✓ No❑ Not Applicable no impact 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 0 No ❑ Not Applicable Attach additional sheets if necessary Policy 5. 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 ❑ No �ot Applicable Already has an IA septic system and a 20 ft vegitated non-turf buffer Attachtion 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 DNo FV—1 Not Applicable no impact; alrewady has an IA system and 20 ft vegitated non turf buffer; Attach additional sheets ifnecessary Policy 7. Protect and improve air quality in the Town of Southold. See LWRP Section III — Policies Pages 32 through 34 for evaluation criteria. Yes ❑No ✓❑ Not Applicable 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 21 No ❑Not Applicable Already has an IA septic system and a 20 ft vegitated non-turf buffer 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. (� El Yell No Z Not Applicable Attach additional sheets if necessary WORIUNNG 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 ❑ No ❑Not Applicable Shed will store recreational water dependent ent 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 21 Not Applicable Already has an IA system and a 20 ft vegitated non-turf buffer 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 R]Not Applicable Attach additional sheets ifnecessary Policy 13. Promote appropriate use and development of energy and mineral resources. See LWRP Section III—Policies; Pages 65 through 68 for evaluation criteria 21 Yes ❑ No❑ Not Applicable generator pad will support a generator to be used in power disruption emergencies PREPARED BY David Bergen, Sol Searcher Con TITLE Agent DATE 4/13/26 SEE SEC NO 5EE 3EI NO 075 ACE SEC NOt NO 074 3EENEC NO D" -CH I.LC S YATON LINE No NO, NO Em 2 ,,, s.A 19 M 3.1A :o In 's cl J A 2M Lo • am % X DOE" ........... ...... -to 113 VAM JV Ad .% IL 41 4 04a W.is I L.... WTCK LINE NO.1, COUNTY Or SUFFOLK C) N NOTICE Real Properly T.:Se,viO,Agency z l—,z z "A 086 z z_:: (21) •ems .,� _ Y - � , .. , `a•�' ,.� �� ._i-r';'�� 'big'y! :' .r a AR nm - -� ��",�„•:._.-sir � _ •,�� '"-r��! _ AI: Wo Z-` i I MAIN ROAD (S.R.25) SURVEY OF PROPERTY N A T PECONIC TOWN OF SOUTHOLD SUFFOLK COUNTY, N.Y. N/O/F 1000-86-02-02 7T co JOHN FISCHET I ; SCALE. 1'=20 DEBORAH DEAVER S£PT£MB£R 19, 2018 N N 189.40' CMF FENCE FEN.COR. N84 56'50"E 0.6'N Li FEN.COR. /// ,'/A =III RICH CREEK CMF ONN ——7- CD r4 p //' WLF II • TIE LINE ALONG MHWM / / / / / T� 7- / ❑ 2 I COCK FLOATWO DOCK 1 1 1 U' // 30.9' W / 55.0' U DECK \ \ \1 \ \ LANDWARD EDGE OF WETLANDS / y 2 STY FIR \ \ \ \ OD DELINEATED BY SUFFOLK t m HOUSE ' \ \ \ \ 1 I zo ENVIRONMENTAL CONSULTING, INC. ON AUGUST 17, 2018 \ \ a 1 SnCD n \ \ \ \ 1 rn \ 1 STY. FIR \ \ \ \ \ S \ 9 GARAGE \� \\ r � cr FF=8.7' 9a.a' \ 1 \ S o \ 26.3' / I \ \ \WLF 1 \ KEY 18 o / FEN.sC�K. PE \ w 3 6 = REBAR ccN.coN• / / \ \ tiny ® = WELL 197.6V A = STAKE aivE i 6 = TEST HOLE zl S84 56'50"`N • = PIPE N/0/F ■ =MONUMENT WILLIAM & VI T RIA = WETLAND FLAG CORDON ELEVATIONS REFERENCED TO NAVD 88 ANY ALTERATION OR ADDITION TO THIS SURVEY IS A VIOLATION OF SECTION 7209OF i N.Y.S. LIC. NO. 49618 THE NEW YORK STATE EDUCATION LAW. EXCEPT AS PER SECTION 7209—SUBDIVISION 2. PECONIC YORS, P.C. ALL CERTIFICATIONS HEREON ARE VALID FOR THIS MAP AND COPIES THEREOF ONLY IF (631) 765-5020 FAX (631) 765-1797 SAID MAP OR COPIES BEAR THE IMPRESSED SEAL OF THE SURVEYOR WHOSE REA= 18,913 SO. FT. P.O. BOX 909 SIGNATURE APPEARS HEREON. 1230 TRAVELER STREET SOUTHOLD, N.Y. 11971 18-163 t� I �.0 r3/mil c S D 4EPl C 6F Z 7 L-)6L_L 5 / JOHN FI5GHETTI DEBORAH� DELVER(DWELLING w/PUBLIC wATEr� ' '� �' A MAIx Rpav PROP.BURIED 1000 GAL PROPANE TANK(TO MAINTAIN 100,TRUSTEES 5 AGK 10'MIN.SEPARATION FROM ALL 100'YIETLANDS, LINE(FROM TIE NE) UNDERGROUNDSETBACK LINE STRUCTURES, EL=5.-!' 189.40 N INGLUDIN6 PIPING SPIER LI �� Q EXIST.STORM WATER CATCH / si TAT / _z — �-- — I ��''Dxµ i �/ / TIE LINE HOLE i — ��\\ r \0 <\ — 1 O/ / SgI / V // /� MHWM. Q �� 1`t ;04 "}V5'91DE � / Ir/ 143 EXIST.DOCK PROPI\0U7V0OR�tiOWER // / / LANDWARD ' OI i w/40 AL.DRYWELL BY 1 I EDGE OF m I I 1"FLO 1 LL"(OR EQ.) I LI V'ETLAND5 DELINEATED BY p \ 1 O 11 \ ENVIROK 1 1 GONULTINO INC. MIAI PROP. 1 N 1 \ X Y 1 1 W� / ON LUG.11,2018 1 I I I I I EXIST.2 5TRY WD. SUN ROOM VERED FRAME DWELLING w/ / PROP05ED 20' I yy t ! { 1 4 1 I / 1 A ' � �N l NON-TURF I \ � 1 I I PORCH 2ND FLOOR REE+UILD 1 I \ I L J I I �� (4 BEDROOMS) D 1 1 1 // : r BUFFER 1 1 L J L �� , 1 1 /� APPROX.1,541 O I \ F.F.EL.=9.9' I 1 I 1 1I `(�,/�^ S.F.AREA TO BE ETATED !/ _ 4.0' I GARAGE EL.=B]' 11 I ' 11 SUF ER \�1 — ! -------- ---- I \ \ vi EXIST- AATER I I y5.0 PROP. PROP 11 1 1\ 1 .ASPHALT r--gyp 2ND FL SUPPLYD I r RIVEWAY 11 ADDITION LINE(V•I.FJ 0` rr O 8998 S.F. I 1 3'MIN. X �mv,xr 1 (TYP) I MIN. \ 5.2 JF4 11 _ Olz O' �C �� WETLANDS 1' I �56'50� EXIST.OVERHEAD SETBACK LINE N/O/F ELEG.WIRE5 10,TRUSTEES,SETBACK9 WILLIAM 6 VICTORIA CORDON 1 LINE(FROM TIE LINE) (DWELLING w/PUBLIC WATER) 1