Non-Conforming Development Proposed in Sag Harbor
Village of Sag Harbor Planning Board to hold a public hearing on the project known as 11 Bridge Street on May 27, 2025.
As sea levels continue to rise, coastal villages like Sag Harbor are increasingly at risk of flooding. Now, in the middle of a designated hazard flood zone and an area with a complex history of serious groundwater and soil contamination, an oversized, non-conforming mixed residential and commercial project has been proposed.
11 Bridge Street LLC is seeking approval from the Village of Sag Harbor Planning Board to build 48 residential units with 8,500-square-feet of commercial space in a three-story building at 7 and 11 Bridge Street. In addition to being far outside the allowed zoning—which is just five units—this development would replace the historic-designated small house and modest commercial building that already exists on the property.
This project represents a significant increase in the intensity of the use of the site, which will be impacted by sea level rise. The proposed building will be built on pilings as it is predicted that this area will be inundated by flooding by storms and sea-level rise by the year 2050, according to the New York State Department of Environmental Conservation (NYS DEC).
The wastewater generated from the project would be nearly 20 times greater than what’s permitted, while the residential density would be nearly 10 times what is permitted. Roughly 90+ parking spaces out of the 133 required are proposed for the existing gravel lot located at 5 Bridge Street, which is currently utilized by the Village for public parking. Removing public parking would create an additional strain, as parking is already difficult in the Village.
Given the serious contamination onsite, the property is enrolled in the NYS DEC Brownfield Cleanup Program. Brownfield sites are properties in which industrial, commercial, and/or residential use have left behind hazardous substances, pollutants, or contaminants. With a substantial amount of review still needed within this process, it may take several years to remedy.
While a Draft Environmental Impact Statement (DEIS) was submitted on behalf of the developer, several issues were inadequately addressed, or not addressed at all:
The site is part of an ongoing Brownfield Cleanup process that hasn’t been fully approved. Therefore, pertinent details about the proposed development, status of contamination, and additional potential remediation will not be formalized for some time.
The Village of Sag Harbor has not provided a “sewer availability” report to the applicant. Therefore, it is unknown at this time if the Village will allow the applicant to hook up to its sewage treatment plant. No other details were provided in the DEIS regarding how the applicant may handle the sewage if the Village does not permit the hookup.
Geotechnical soil borings, which require digging a deep hole through the ground and into the groundwater, are set to be conducted on the site, with an analysis forthcoming to determine what type of pilings and method of construction will be utilized to construct the building above flood elevations. No details on this process were provided, including details surrounding the potential dewatering of the site due to high groundwater elevation at the site.
The project proposed 20 affordable units, but provided zero detail on the funding structure, long-term affordability, and/or what entity is responsible and who would be eligible for these units.
As part of the State Environmental Quality Review Act, the developer must provide these and many other missing details to the Village of Sag Harbor. Without this information, the Village cannot gain a comprehensive understanding of the potential impacts on the environment and community character.
Planning Board Meeting
Tuesday, May 27
5:00 PM
Sag Harbor Village Hall
What can you do?
Join the Group and speak up for the environment and community character of Sag Harbor.
