Sag Harbor Village Approves Size Exception For Large Home In Ninevah Beach

A large new home proposed in the Ninevah Beach community of Sag Harbor was granted a special permit by the Village Board last week in an early test of the village’s new limits on house size.

At a public hearing that lasted almost an hour on Tuesday, August 9, residents spoke up both for and against the proposed 5,261-square-foot house on a lot just over an acre in size on Lincoln Street. A special permit is required as the residence would exceed 4,000 square feet, a limit set by the village earlier this year. The property is located in a district zoned for half-acre residential lots, so it could be divided into two separate building lots.

Bruce Bronster, the property owner, argues that a single house on the property would have less impact than dividing the property into two building lots and constructing separate homes.

But some said they worried that the home, which would exceed the village’s new limit on house sizes by more than 30 percent, would be a tipping point—making way for more large homes and leading to changes in the neighborhood’s overall feel.

In April, the Village Board enacted a new local law limiting the size of houses on large lots in the village. The limit starts at 2,500 square feet on a lot of 6,250 square feet, and, based on lot size, can reach a cap of 4,000 square feet on a property of 25,000 square feet or larger. Special exception permits—last week was the first time the Village Board granted one—do allow homes larger than 4,000 square feet, with 7,000 square feet as an ultimate limit.

At last week’s hearing, attorney Alex Kriegsman spoke on behalf of the applicant for the permit, architect Peter Cook, who is designing the house for Mr. Bronster, a Manhattan attorney who has been a part-time Sag Harbor resident for 30 years.

“This is a relatively modest-sized house given the size of the property,” Mr. Kriegsman told members of the Village Board. At 44,752 square feet, “it’s one of the largest lots in the neighborhood—one of the largest lots in the village as a whole,” he said.

Ninevah Beach, along with Azurest and Sag Harbor Hills, is a historically African-American community. Starting in the 1930s, when segregation was rampant, black families found the area to be a place where they could establish summer homes. Today, it remains an enclave for well-to-do African-American property owners—though it is not located in the village’s historical district and thus has no special protections.

“We are now obligated to carry on our great community and spirit of heritage,” said one resident, Debbie Jackson, adding, “We have always enjoyed a culture of shared values.”

She said the neighborhood welcomes new families, but does not want to lose the engagement of its community members. “No one is objecting to folks coming in,” Ms. Jackson said. “But for those of us who have been here for 30 and 40 and 50 years, we welcome change, but not for the sake of, ‘Well, I can build a big house, and that’s what I’m going to do.’”

Another resident, Noel Hankin, said he thought the village’s goal in limiting house size had been to avoid large houses in neighborhoods that historically have had relatively modest ones. “I think the scale has to fit the community,” he said, but noted he would welcome the family nevertheless.

Camille Clark, a member of the Sag Harbor Hills Improvement Association, cited a study by Inter-Science Research Associates that the village had commissioned to analyze data about properties in Sag Harbor. In Ninevah, Azurest and Sag Harbor Hills, the median lot size is 12,467 square feet, with a median gross floor area of 1,445 square feet, Ms. Clark said.

“Clearly, a house over 4,000 square feet is out-of-scale development,” she added.

Mr. Kriegsman presented for comparison an image of the lot if it were to be split into two lots with two homes. The plan is to leave original trees undisturbed, he said, but if two houses were built, more vegetation would be removed, plus two septic systems and pools would be installed.

“I dread the idea of two homes being on this property,” said Steve Schucker, who lives next door. He offered his support for the home as proposed.

Mr. Kriegsman noted that he and the applicant have discussed the plans for a single-family home with the Architectural Review Board and received a favorable response.

“It was designed by a respected local architect and we submit that it’s, frankly, a beautiful house that would enhance the character of the community and the value of the neighboring properties,” he said.

About 40 minutes into the public hearing, Mr. Bronster, the future homeowner, introduced himself to the board. He said he had worked to make sure the design of the six-bedroom house, where he said he and his family will live, fits into the neighborhood.

“We could have asked for a home that was over 300 square feet more than what we asked for,” he said.

“I’m a very big community person,” said Mr. Bronster, who noted that he has joined the Ninevah Beach Property Owners Association and the community’s beautification committee.

Mr. Bronster said he told members of the property owners association that he wanted to be courteous during construction, which would occur during the off-season. “I want to be the best neighbor possible,” he said.

After closing the public hearing, the Village Board voted, 4-0, to approve the special permit, moving to allow the applicant to proceed with seeking input from the village’s review boards.