‘McMansion’ Near Harbor Dismays
A nearly 3,700 square foot house proposed for constrained property facing Accabonac Harbor on Gerard Drive in Springs was greeted with strong opposition from neighbors and the East Hampton Town Planning Department at a hearing Tuesday night, as well as skepticism from the members of the town’s zoning board of appeals. “This would be our first McMansion,” one of those neighbors, Marcia Englehardt, said.
The property is a little over an acre, but much of it is wetlands, constraining where a new house could be. There is an 842-square-foot house on the land, built long before zoning. It is right on the harbor and in the wetlands. The applicant, Barry Rugg, would tear down the old house and remove a shed and a trailer. In addition to the new house, he proposes about 1,700 square feet of decking and porches.
The house would be built on the other side of the property, away from the harbor and toward Gerard Drive. Besides a permit to build near wetlands, the three setback variances to build closer to the wetlands, of about 39 feet each, would be required, as well as a setback variance for the septic system, which is proposed to be 122 feet from the wetlands where 200 feet is the requirement.
Laurie Wiltshire of Land Planning Services explained to the board that Mr. Rugg’s family has grown since he bought the property. She said the new house proposed was comparable to two neighboring ones. She also said that variances and a wetlands permit would be needed regardless of the size of the house.
Brian Frank, chief environmental analyst for the town, said that the comparable houses Ms. Wiltshire’s cited were not in keeping with the neighborhood as a whole. While he applauded putting a new house away from the wetland, he wrote in his memorandum to the board that “the proposed residence exceeds the constraints of the property.” In conclusion, he wrote, “The proposed redevelopment of the property does not appear to satisfy the standards, and does not appear to meet any of the variance criteria.”
Gerard Drive is, in Mr. Frank’s words, a “fragile peninsula” separating Accabonac Harbor from Gardiner’s Bay. He spoke of the wetlands, or salt marshes. “This is one of the most heavily regulated areas in the town,” he wrote, and he called the application “a non-starter.”
Neighbors echoed his concern about placing a large house only 30 feet from Gerard Drive. “The size and proximity to Gerard Drive does not fit in with the character of the neighborhood,” Claudia Jensen said.
“This is the best separation you’re going to get on this property,” Ms. Wiltshire responded. “This is a quandary for us. We’re not asking for any dimensional relief.”
Among the board members who expressed concern about the project was David Lys. “The footprint could be smaller,” he said. “You’re starting with an 842-square-foot house,” John Whelan, chairman, said. “Did you consider doubling the size, or tripling the size?” It appeared to Roy Dalene that the applicant was essentially saying, “Let’s max this thing out.”
Ms. Wiltshire asked the board to keep the public hearing open for her response for a month. “I need to speak to my clients and the architect on how they want to proceed,” she said. The board agreed.