HomeMy WebLinkAbout#8124-Clous ZBA application Letter received 7-10-26
Address:10200 Main Road, Unit 3A, Mattituck NY 11952
Phone: (516) 214-0160
July 10, 2026
File #8124
Location: 3805 Bay Shore Road, Greenport, NY 11944
Lot/Block: 1000-53-06-18
Dear Board Members,
Regarding our application for the request forarea variance reliefs, we would like to submit the
background history of Town Board hearings and filings with the Town and Suffolk County Department of
Health as well as additional information and evidence in support of our applicationsubmitted on 3/6/26.
History of Hearings and Filings with the Town and Suffolk County:
The ownershad architectural plans drafted to demolish our existing 1,989 GFA house (2 1/2
bedroom ranch plus 1 bedroom in an existing garage) and build a 4,335 sq. ft. GFAtwo story 4
bedroom house plus one bedroom in the existing garage that will remain.
The ownersfiled for a Trustee Wetlands Applicationon 4/12/21 for the proposed new house that
met all zoning requirementsat that time. The application was denied by the Trustees on 9/17/21 for
lack of an IA Septic System as well as having a 47’ rear setback less than the recommended 50’ from
the bulkhead. The hearing should have been adjourned for those items to be corrected, instead, the
application was dismissed without prejudice.
The ownersfiled for a DEC letter of Non-Jurisdiction which was received on 4/20/21.
The ownershad filed for a regular OWTS septic system with the Suffolk County Department of Health
on 4/16/21 (R-21-1041) prior to the Wetlands Application. The SCDHS application was amended on
11/18/21 to an IA septic system.
The ownersheld off re-filing with the Trustees or Building Department pending the resolution of any
technical septic comments on the I/A OWTS permit as it was complicated by high ground water. All
technical comments of the SCDHS were resolved by 7/18/23.
The ownersrequested a meeting with the Southold Trustees on 12/7/22 and agreement was reached
on the 50’ rear setback issue so long as the new house was beyond the peer line of the neighboring
houses, it should be sufficient for the Trustees.
AMP Architecture was hired and we filed a Building Department application on 9/24/24 for the same
4,334 GFA house plans from 2021 that were originally filed with the Trustees. The Building
Department denied the application on 11/6/24 for exceeding the new GFA code passed in October of
2022 (allowed GFA was 2,578 sq. ft.).
Set forth with the enactment of Code 280-207, there were provisions for applications filed with the
“Town of Southold Building Department or discretionary board” prior to October 18, 2022to be
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Address:10200 Main Road, Unit 3A, Mattituck NY 11952
Phone: (516) 214-0160
issued permits if they did not meet the requirements of the new GFA code. We filed for relief with
the ZBA on 11/25/24 (File #7990) requesting grand-fathering the original 4,335 GFA plans under the
pre-October, 2022 Code and the appeal wasdenied by the ZBAon 3/25/25.
In June of 2025, the ownersengaged AMP to draw up new architectural plans for a smaller 4
bedroom, 3 ½, two-story house plus 1 bedroom garage (existing) of 3,214GFAsq. ft. In reviewing
various ZBA determination letters at that time, the ownersnoted the ZBA denied all appeals for
anything over the Code or “average guidance”, so the ownersdecided to abandon this second plan
without any filings.
Due to the denial from the ZBA, AMP was again engaged to redesign the house plans to comply with
Code 280-207. This new ranch design reduced the GFA from the original design of 4,335 Sq. Ft. down
to 2,834Sq. Ft. and is the basis for this ZBA appeal.
Moving bedrooms and bathrooms to the first floorfrom previous plansincreased our lot coverage to
22.5%, which exceeds the 20% Code for which we are requesting additional relief.
The plans for the new house design were filed with the Building Department on 2/26/26 and a Notice
of Disapproval was issued on 3/16/26 for exceeding the maximum GFA under the Code and for
exceeding the maximum lot coverage of 20%.
An appeal for ZBA relief was filed on 3/6/26. This letter serves as additional information and
evidence to support the appeal.
See Appendix B for picturesof the existing house andthe three plans drawn up.
1.An Undesirable Change will not be produced in the CHARACTER of the Bay Shore Road
Neighborhoodor a Detriment to nearby properties if granted because:
Bay Shore Road is a waterfront community. House sizes vary significantly from 868 sq, ft. GFA (not on
the water) to 4,831 sq. ft. GFA (on the water).
The 2,834 sq. ft. GFA of the proposed house and the 22.5% lot coverage will not result in an undesirable
change to the neighborhoodor a detriment to nearby properties. The characteristics, size and beach
house community designof the proposed house and existing garage are consistent with those of the Bay
Shore Roadneighborhood.
The design style of the proposed house is very similar to the existinghouse with two reverse gable peaks
in the front such that the lookof the house remains unchanged(See Appendix B). The design is
intended to emulate a traditional beach house with cedar shingles (same as existing house) in keeping
with the beach house nature of the community.
There are 15 houses on the street with GFA larger than the proposed houseGFA of 2,834 sq. ft., the
largest being 4,831 sq. ft. Of these 15 larger houses, 11arewaterfront with an average GFA of 3,601 sq.
ft. and 4 are not on the water and have an average GFA of 3,258 sq. ft. The average of all 15 larger
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Address:10200 Main Road, Unit 3A, Mattituck NY 11952
Phone: (516) 214-0160
houses is 3,510 sq. ft. See Appendix C for alist of these 15 larger houses and the averaging calculations.
See also Appendix D for a mapof these 15 large houses noted their GFAs.
The immediate adjacent neighbor, house number 3755Bay Shore Road, has an approved GFA grant (See
Appendix A –File #7944) where they were granted2% over what their lot allows. The determination
letter notes that this neighbors GFA overage “will not be discernable to those passing by on the roadway
or from the Shelter Island Sound”. The ownersare requesting a 1.9% over the allowable GFA at the
proposed house which approximates the percentage grant for the neighbor and thus will not produce an
undesirable change to the character of the neighborhoodor be a detriment to nearby properties.
Regarding the lot coverage characteristics, the proposed house is 2.5% over the 20% maximum Code.
Lots on Bay Shore Road includea variety of lot sizes , many of which are the same or comparable to the
100’ road frontage and 13,825 sq. ft. size of the lot of the proposed house. Therearethreehouses on
Bay Shore Roadwherethe owners obtained ZBA relief due to small lot sizes. These include Files #6532,
#6409 and #6159which were granted 3.8%, 6.0% and 6.0%, respectively, over the Code allowed
maximum of 20%as detailed below.
File #6532 for 2955Bay Shore Road granted 23.8% lot coverage and the determination letter noted that
the variance will not produce an undesirable change in the character of the neighborhood or a
detriment to nearby properties and due to the lot width, actual buildable area and existing location of
the dwelling, the variances were unavoidable. See Appendix A –File #6532.
File #6409 for 3255 Bay Shore Road granted 26% lot coverage. A prior appeal had granted 25%and
#6409granted an additional1%that was deemed not substantial and it will not produce an undesirable
change in the character of the neighborhood or a detriment to nearby properties. See Appendix A –File
#6409.
File #6159for4295 Bay Shore Road granted 26% lot coverage. Reasons for relief include; the lot is
10,063 sq. ft, of which 6,834 sq. ft. is upland area and very small. The addition fits into the character of
the neighboring community, the amount of the relief is not substantial because the building lot area is
smaller than the entire lot size after deducting wetlands area. See Appendix A –File #6159.
Other houses in Southold were granted relief for exceeding the 20% allowable lot size that are
comparable to the proposed houseas follows:
File #7959 granted 23.87% lot coverage (2.37% above existing lot coverage of 21.5%) noting thatthe
additional coverage will not be discernable and thatthere are many homes in the neighborhoodthat are
larger. See Appendix A –File #7959.
File #7891 granted 22.75% lot coverage after the applicant reduced its proposed swimming pool which
reduced the proposed lot coverage from 24.02% to 22.75%. See Appendix A –File #7891.
2.The Benefit Sought by the Applicant CANNOT be achieved by some method feasible for the
Applicant to pursue, other than an area variance, because:
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Address:10200 Main Road, Unit 3A, Mattituck NY 11952
Phone: (516) 214-0160
Because ofthe smaller lot size of 13,825 sq. ft.,the proposed house size was reduced to a3 bedroom
ranch house (the existing garage with1 bedroomto remain) that has more space in thekitchen and
living area to fit 11 immediate family members.
The lot coverage variance relief is needed for the ranch house as we were unable to draft an adequate
two storydesign with a 20%or lesslot coveragethat had less GFA than the proposed house and that did
not look like a narrow house on a wide lot with a low-pitched roof.
3.The Amount of Relief requested is not substantial because:
The variance requested for GFA of an extra 256 sq. ft. is not mathematically substantial, representing
9.9% of the GFA allowed by Code of 2,578 sq. ft.
The ZBA recently granted an applicant GFA relief for 486sq. ft. or 23.1% of the code(See Appendix A –
File #8090). This relief was deemed “in keeping with the community character and scale of other homes
on constrained lots within this neighborhood”.
The ZBA recently granted an applicant GFA relief for 259.6 sq. ft. or 9.5% of the code which was deemed
“not mathematically substantial”(See Appendix A -File #8049).
Theadjacent neighbor to the northof the proposed house has a lot size that isless than half the
proposed houselot size. This north neighbor recently received relief for 143 sq. ft. GFA over Code (See
Appendix A -File #7944). The ZBA concluded that “the excessive GFA…will not produce an undesirable
change in the character of the neighborhoodor a detriment to nearby properties”. As the proposed
house lot size is more than double the neighborapplicant’s lot size, it is not unreasonableto conclude
for the proposed house that anoverage of GFA of 256sq. ft. (less than double the 143 sq. ft.) would also
not be an undesirable change or a detrimentto the community.
Another applicant received 17% relief for a GFA over Code of 397.61 sq. ft. for a rear dormer addition
deemed subject mathematically substantial(See Appendix A -File #7906). One of the reasons cited for
granting relief wasthat ”the proposed addition will result in the dwelling being similar in size to other
homes in the neighborhood.
The variance requested forthe proposed house forlot coverage of 22.5% might be considered
mathematically substantial, representing 12.5% of the 20% lot coverage allowed by the Code. However,
the lot coverage will not appear excessive as it is split between a house and detached garage and will
maintain the character of the surrounding community.
The size of area homes varies as does the lot width, depth and lot area. For example, the adjacent
neighbor to the south has a 3,584 sq. ft. GFA on a larger lot that includes a house and a detached garage
with a guest bedroom included. The ownersproposed house and garage are much smaller in size than
the adjacent house next door to the south.
The ownersare requesting relief for 22.5% lot coverage or 2.5% over the code. The ZBA recently
granted relief for a 28.5% lot coverage of which 25.9% was the existing lot coverage so the relief granted
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Address:10200 Main Road, Unit 3A, Mattituck NY 11952
Phone: (516) 214-0160
was for an additional 2.6% more thanthe existing lot coverage(See Appendix A –File #8090). The ZBA
stated that the “grant of requested relief is the minimum action necessary and adequate to enable the
applicant to enjoy the benefit of a renovated home with… excessive lot coverage (28.5%)”.
An applicant applied for 23.8% lot coverage relief for a waterfront house on Bay Shore Road or 3.8%
over Code(See Appendix A -File #6532). The 19% lot coverage relief was deemed “mathematically
substantial”. However, the ZBA considered the “lot width, actual buildable area and existing location of
the dwelling and concluded the “variance was unavoidable”. Our proposed waterfront house has a
buildable area behind the bulkhead of 13,825sq. ft. Theactual lot size is100’X175’ or 17,500 sq. ft.
including the beach/water portion. Giving consideration to the actual lot size along with other factors in
this appeal, the GFA could be 3,037.5 sq. ft.
Another Bay Shore Road applicant was approved for 6% relief of the 20% lot size Code maximum for the
addition of a garage(See File #6409). A previous filing (#4678) had granted 5% of the 6% and the
additional 1% was deemed “not substantial”.
Another Bay Shore Road applicant was granted 6.4% relief from the 20% maximum lot size code for an
addition/alteration to their home (see Appendix A -File #6159). The 6.4% was deemed “not substantial
because the building lot area is smaller than the square footage of the entire lot size, after deducting the
wetlands area”. This is similar to File #6532 above.
4.The Variance will NOT have an adverseeffect or impact on the physical or environmental
conditions in the neighborhood or district because:
The proposed house will have an I/A septic system which will replace existing hand-built block pools.
The proposed house will have dry wells for roof runoff in compliance with Chapter 236 of the Town’s
Storm Water Management Code which the existing house does not have.
The roof pitch of the house will include a steeper pitch than the two flat roofs of the existing house
eliminating the risk of roof leaks inside the house.
The existing house is in VE (EL. 13 and 8) flood zones. If approved, the proposed house will be moved to
a Zone X completely out of the flood zone. The foundation will be raised so the first floor is higher than
the current first floor reducing flood risk.
The oil-fired furnace will be replaced by a gas or electric heat. The existing basement oil tank will be
eliminated which reduces environmental risk from an oil spill in a hurricane or flooding situation.
The existing house already has a non-turf buffer installed after Hurricane Sandy.
5.Has the alleged difficulty been self created?
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Address:10200 Main Road, Unit 3A, Mattituck NY 11952
Phone: (516) 214-0160
The GFA variance was not self-created. The ownerspurchased the existing house in 2002 and began
theirconstruction process and filings in 2021, well before the new GFA code went into effect in October,
2022. See “Efforts to bring the Proposed House in Conformity with Code” above.
The lot coverage variance relief sought was self-created in that the Code existed when the owners
bought the house in 2002. However, the only reason theyare seeking lot coverage relief is to get closer
to meeting theGFA Codeby switchingto a ranch style house (not theirpreference) which takes up more
footprint on the lot. Theirfirst attempt filed with the Trustees in 2021 to get a 4,336 sq ft. GFA house
approved, did have a 19.9% lot coverage as it was a two-story house design. Theirsecond try to have a
smaller two story 4 bedroom house design including a 20’x13’ screened porch had only a 16.9%
coverage but still was not small enough to get close to the GFA Code so this planwas abandoned before
ever being filedwith the Town.
Efforts to bring the Proposed House in Conformity with Code:
See the section entitled “History of Hearings and Filings with the Town of Southold and Suffolk County”
on Page 1.
We made every effort over several years to bring our proposed new house into conformity with the GFA
and lot coverage Code and still maintain enough living space to accommodate our extended family of 11
people. We reduced the design to a smaller 3 bedroom, 3 bath, ranch plus the existing one bedroom
over the garage. The new design has 2,834 GFAsq. ft. including the garage GFA to get as close to Code
nd
GFA of 2,578 sq. ft. as possible (256 GFA sf over code). We also eliminated the den, a ½ bath, 2story
deck and a screened in porch.
See Appendix B for pictures of the existing house and the three plans drafted.
Respectfully submitted,
Anthony Portillo
AMP Architecture
CC:James and Nancy Clous
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Address:10200 Main Road, Unit 3A, Mattituck NY 11952
Phone: (516) 214-0160
Appendix A
ZBA Determinations for GFA and Lot Coverage
1.GFA Variances have been granted by the ZBA for similar non-substantial amounts andwhere
the requested relief preserves and protects the character of the neighborhood and the health,
safety and welfare of the community and,also where the town receives a benefit.
a.#8090 Christopher and Alyssa Constant –2655 Village Lane, Orient, NY –granted relief
for 5 variances including a proposed GFA of 2,586 sq. ft. vs. a Code of 2,100 sq. ft. or 667
over the Code. Reasons for granting relieffor the 5 requestsinclude; “the variances will
not produce an undesirable change in the character of the neighborhood or a detriment
to nearby properties, the benefit sought by the applicant cannot be achieved by some
method, feasible for the applicant to pursue other than an areavariance, the applicant
is seeking the benefit of expanded and upgraded living space to mee the needs of their
family, the recently adopted Gross Floor Area limits… trigger the need for variance
relief, the house, as it exists…does not conform to Codeandthe GFA…is in keeping with
the community character and scale of other homes on constrained lots withing this
neighborhood”.4/20/26
b.#8049 John Haslbauer and Kathleen Haslbauer –50 Osprey Nest Road, Greenport, NY –
granted proposed GFA of 2,985 sq. ft. vs, Code of 2,725 sq. ft. or 260 sq. ft. over the
Code. Reasons for granting relief include; it will not produce an undesirable change in
the character of the neighborhood or a detriment to nearby properties, not
mathematically substantial (9.5% relief), applicant made every effort to bring the
request into more conformity with the code, and no adverse effect on physical or
environmental conditions in the neighborhood. 3/23/26
c.#8046 William Jeffcoat and Stephanie Visceglia –50 Rochelle Place, Mattituck NY –
granted GFA of 2,605 sq, ft. vs. Code of 2,269 or 336 sq. ft. over Code. Reasons for
granting include; aesthetically pleasing alternative to the dated ranch-style home,
renovation is substantially within the existing non-conforming footprint, and no adverse
impact on physical or environmental conditions in the neighborhood. 3/23/26
d.#7961 NoblehouseSeaport LLC/Jeffrey Lax –2345 Main Road, Greenport, NY –granted
GFA of 6,066 sq. ft. vs. Code of 5,567 sq. ft. or 500 sq. ft. over Code. Reasons for
granting include; third story of historic house has an existing sitting room and attic
space, attic space will be converted to exercise room triggering need for variance for
GFA. Excessive GFA will not be discernable to passerby and is in keeping with homes
built centuries ago.
e.#7944 Thomas Bradford -3755 Bay Shore Road, Greenport(next door to the applicant) -
granted 2,243sq. ft.GFA vs. codeof 2,100sq. ft.GFAor 143 sq. ft. over the code. The
ZBA reasons for the grant of relief for an excessive GFA with an overage of 143 square
feet were,it “will not produce an undesirable change in the character of the
neighborhood or a detriment to nearby properties” and“relative to excessive GFA, the
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Address:10200 Main Road, Unit 3A, Mattituck NY 11952
Phone: (516) 214-0160
increase of 143 square feet over the allowed 2,100 square feet will not be discernable
to those passing by on the roadway or from the Shelter Island Sound” and that “by GFA
averaging \[2,000 square feet\] that the excessive habitable space is not detrimental to
the community”. 10/8/24
f.#7940 Alexander and April White –230 Kimberly Lane, Southold –granted proposed
GFA of 5,864 sq. ft. when code allows 5,451 sq. ft based on existing house GFA of 5,724
thus granting an additional 140 sq. ft. over the existing house GFA and 413 sq. ft. over
code. The ZBA reason given “In actuality, the ‘overage’ is 140 square feet, or 2.5% more
than the site allows, which is not mathematically substantial, because the house exists
in its present form over the allowable GFA and has a valid Certificate of Occupancy on all
improvements. No discernable difference in the structure will be observed by those
unfamiliar with the code in granting relief for an additional 140 square feet”. 9/19/24
g.#7906 Lauren and Russell Antonucci –19 Mary’s Rd., Mattituck –granted proposed
2,680 sq. ft. GFA when code allows 2,282 or 398 sq. ft. over code. The reason stated
was “the proposed “non-conforming GFA is for a modest size home and it is created by a
gable roof on the rear of the home and will not be visible from the street”. 6/20/24
h.#7892 Sebastien Gagnon and Cheryl Han –1115 Arrowhead Lane, Peconic –granted
proposed GFA of 5,756 when code allows 5,420 or 336 sq. ft. over code. The reason
stated was “the excessive GFA of 336.52 square feet is contained within a second-floor
expansion without additional footprint expansion or ground disturbance and will not be
discernable from the roadway or adjacent properties”.4/18/24
i.#7891 Stephane Segouin –310 The Strand, East Marion –granted proposed GFA of
3,842 sq. ft. when code allows 2,805 sq. ft. The reason stated was “the pre-existing GFA
represents30.8% relief while the proposed GFA represents 36.9% which is an additional
6% but only an additional 172 sq. ft. to the existing GFA which is not substantial. 4/3/25
j.#7889 ECAE 149 LLC, 520 Snug Harbor Rd. Greenport –granted proposed GFA of 4,237
sq. ft. GFA when code allows for 2,702 sq. ft. The reason stated was “The variance
granted for non-conforming gross floor area is mathematically substantial representing
57% relief from the code. However, the applicant is demolishing an existing house that
does not conform to current town code. The applicant could renovatethe existing
home and maintain the existing non-conformity. Permitting the town code defined
demolition and reconstruction allows the applicant to maintain the existing building
area that is already has in place. The town receives the benefit of a home which is
closer to conforming to current town code than the existing residence”. 4/19/24
k.#7961 Noblehouse Seaport LLC/Jeffrey Lax –2345 Main Road, Greenport, NY –granted
proposed GFA of 6,066 where maximumof 5,567 is allowed or 500 sq. ft. over the code.
Reasoning, this is to legalize an existing“as-built” third floor space in an historic house
with no exterior changes.
2.Lot coverage variances have been granted by the ZBA for relief in excess of the 20% Code
requirementfor houses on Bay Shore Road.
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Address:10200 Main Road, Unit 3A, Mattituck NY 11952
Phone: (516) 214-0160
a.#8090 Christopher and Alyssa Constant –2655 Village Lane, Orient, NY –granted relief
for 5 variances including a lot coverage of 28.5% which was 2.6% over an existing lot
coverage of 25.9%. The total lot coverage relief represented 42.5% over the Code.
Reasons for granting relief for the 5 requests include; “the variances will not produce an
undesirable change in the character of the neighborhood or a detriment to nearby
properties, the benefit sought by the applicant cannot be achieved by some method,
feasible for the applicant to pursue other than an area variance, the applicant is seeking
the benefit of expanded and upgraded living space to mee the needs of their family, the
recently adopted Gross Floor Area limits… and the constrained small lot area trigger the
need for variance relief, the house, as it exists…does not conform to Code and the
GFA…is in keeping with the community character and scale of other homes on
constrained lots withing this neighborhood”. 4/20/26
b.File #7959 Alyse Ticker –1685 Westview Drive, Mattituck, NY(waterfront)-granted
23.87% lot coverage where Code requires 20% or 3.87% over Code(2.37% above
existing lot coverage of 21.5%).The grant notedthat the additional coverage “the
proposed one car attached garage and the small open front entry porch will not be
discernable”and that “there are many homes in the neighborhood that are larger”.
11/25/24
c.#7891 Stephane Segouin –310 The Strand, East Marion, NY (waterfront) -granted
22.75% lot coverage after the applicant reduced the size of theproposed swimming
pool which reduced the proposed lot coverage from 24.02% to 22.75%“bringing the
plan into more conformity with the Town Code”. 4/7/25
d.#7889 ECAE 149, LLC –520 Snug Harbor Road, Greenport, NY (waterfront) –granted
26.5% lot coverage where the Code requires 20% or 6.5% over the Code. A prior owner
had been granted a lot variance of 22.8%. The reason granted was that “the existing
house has a non-conforming lot coverage”. 4/19/24
e.#6532Nelson Family –2955 Bay Shore Road, Greenport, NY (waterfront)–granted
23.8% lot coverage where Code requires 20% or 3.8% over Code. Reasons for relief;
variance will not produce an undesirable change in the character of the neighborhood
or a detriment to nearby properties, and while the 3.8% represents 19% relief which is
mathematically substantial, due to the lot width, actual buildable area and existing
location of the dwelling, the variances are unavoidable. 1/23/12
f.#6409 Dahna Basilice–3255 Bay Shore Road, Greenport, NY (waterfront) –granted 26%
lot coverage where the Code requires 20% or 6% over Code. Reasons for relief; Under a
prior appeal, a lot coverage of 25% was granted such that the 1% was not substantial, a
1% increase in lot coverage is common in this neighborhood of small waterfront
properties, and it will not produce an undesirable change in the character of the
neighborhood or a detriment to nearby properties. 10/12/10
g.#6159 Robert Swing –4295 Bay Shore Road, Greenport, NY (waterfront) –granted 26%
lot coverage vs. 20% Code or 6% over Code. Reasons for relief include; the lot is 10, 063
sq. ft, of which 6,834 sq. ft. is upland area and very small. The addition fits into the
character of the neighboring community, the amount of the relief “is not substantial
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Address:10200 Main Road, Unit 3A, Mattituck NY 11952
Phone: (516) 214-0160
because the building lot area is smaller than the entire lot size after deducting wetlands
area”. 6/5/08
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Address:10200 Main Road, Unit 3A, Mattituck NY 11952
Phone: (516) 214-0160
Appendix B
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Address:10200 Main Road, Unit 3A, Mattituck NY 11952
Phone: (516) 214-0160
EffortstoBringProposedHouseinConformitywithCode
Current Existing House
and Garage
GFA 1,988 sq. ft.
First Plan filed with
Trustees 5/13/21
Also filed 9/3/24 with
Building Dept. and
11/27/24 with ZBA
Two Story House
GFA 4,335 sq. ft.
Denied by ZBA
Second Plan 6/9/25
Two Story House
GFA 3,214 sq. ft.
Never filed as ZBA was
denying all plans over
Code or Averaging
guidance
Third Plan filed 2/6/26
with Building Dept. and
3/6/26 with ZBA
Ranch House
GFA 2,834 sq. ft.
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Address:10200 Main Road, Unit 3A, Mattituck NY 11952
Phone: (516) 214-0160
Appendix C
Large Houses on Bay Shore Road includingAverage GFA
Calculations
GFA of large houses greater than 2,834 sq ft
3805 Bay Shore Road, Greenport, NY 11944
6/29/2026
House #StreetDistrictSectionLotBlockGFA
3805Proposed Ranch House GFA2325
Existing detached garage GFA509
Total House and garage GFA2834
Large houses Greater than 2,834 sf East Side (Waterfront)
805Bay Shore Rd.1000533103721
1085Bay Shore Rd.100053313.13461
1255Bay Shore Rd.100053423355
1445Bay Shore Rd.100053444296
1745Bay Shore Rd.100053474831
1905Bay Shore Rd.100053493676
2295Bay Shore Rd.1000534152850
3085Bay Shore Rd.100053663286
3165Bay Shore Rd.100053673635
3855Bay Shore Rd.1000053613.13584
4245Bay Shore Rd.10000536172918
Sum of GFAs39613
Average GFA houses East SideCount113601
Large houses Greater than 2,834 sf West Side (non-waterfront)
370Bay Shore Rd.1000534423030
1030Bay Shore Rd.100053435.33908
1720Bay Shore Rd.1000534303111
3200Bay Shore Rd.1000053638.12982
Sum of GFAs13031
Average GFA houses West SideCount43258
Sum of all GFAs52644
Average GFA all large housesCount153510
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Address:10200 Main Road, Unit 3A, Mattituck NY 11952
Phone: (516) 214-0160
Appendix D
Please see map of Bayshore Road submitted with this letter
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