East Hampton Village ZBA Approves Subdivision Of Landlocked Parcel On Cove Hollow Road

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The East Hampton Village Zoning Board of Appeals on Friday approved dividing a 1-acre Cove Hollow Road parcel into two building lots—a point of contention among the neighborhood’s residents at previous ZBA meetings.

The land, inherited by William and Marilyn Lukashok, consists of one 20,174-square-foot lot with a house and an adjacent 20,612-square-foot vacant lot that is landlocked. According to the ZBA’s determination, the “two lots appear as separate lots on the Suffolk County tax map,” creating a “reasonable” understanding that the parcels are, in fact, separate, though they are located in a 1-acre residential zone.

Furthermore, Frank E. Newbold, the board’s president, argued that the Lukashoks have maintained the two plots in two separate names for the past 50 years.

“I think the reasonable expectation is that someday it could be built on,” said Mr. Newbold, in reference to the landlocked parcel.

Both lots are in contract to be purchased by Farrell Builders, according to the applicant’s attorney, Andrew Goldstein. Farrell offered a monetary incentive if it could purchase the property as two building lots instead of one.

Mr. Lukashok denied to comment on his plan for the property.

At past meetings, neighbors voiced concerns about what they said is Farrell Builders’s reputation for “max[ing] out every possibility of the lot,” Mr. Newbold said. But, according to the determination, deeming the vacant lot “as a separate buildable lot will not create an undesirable change in the character of the neighborhood or a detriment to nearby properties.”

Neighbors also raised questions about the need for easements on their property lines to access the landlocked parcel, as well as the health and environmental effects of two houses versus one. Previously, Wilder Green, a Cove Hollow Road resident, had said two houses would mean twice as many toilets flushing, as well as “backwash” from a swimming pool, which could contaminate the well water.

“I have to drink the water,” he said, “so, yes, I am concerned.”

The approval from the ZBA comes with a condition to satisfy that concern—a rear- and side-yard setback of 30 feet for any swimming pool. In order for Farrell to build on the properties, the company must receive approval from the Planning Board as well, both to subdivide the land and to create an access easement along the property line.

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