Planning & Zoning Commission Agenda (linked)

Coastal Site Plan Review Comment Checklist 
Page 2 
 
COASTAL RESOURCES AND RESOURCE POLICIES: 
ON-SITE 
ADJACENT 
TO SITE 
POTENTIALLY 
INCONSISTENT 
NOT 
APPLICABLE 
General Coastal Resources* 
✔ 
 
 
 
Beaches and Dunes 
 
 
 
 
Bluffs and Escarpments 
 
 
 
 
Coastal Hazard Area 
 
 
 
 
Coastal Waters and/or Estuarine Embayments 
 
 
 
 
Developed Shorefront 
 
 
 
X 
Freshwater Wetlands and Watercourses 
 
 
 
 
Intertidal Flats 
 
 
 
✔ 
Islands 
 
 
 
✔ 
Rocky Shorefront 
 
 
 
✔ 
Shellfish Concentration Areas 
 
 
 
✔ 
Shorelands 
 
 
 
x 
Tidal Wetlands 
 
 
 
 
 
 
 
 
* 
General Coastal Resources and General Development policies are applicable to all proposed activities. 
**  Policies that are not applicable are not checked in this chart. 
X
X
x 
X
 
X 
x
ADVERSE IMPACTS ON COASTAL RESOURCES: 
Appears 
Acceptable 
Potentially 
Unacceptable 
Not 
Applicable 
Degrades tidal wetland, 
beaches and dunes, 
 
rocky shorefronts, or 
bluffs and escarpments 
Degrades existing 
circulation patterns of 
coastal waters 
✔ 
Increases coastal 
flooding hazard by 
altering shoreline or 
bathymetry 
✔ 
Degrades natural or 
existing drainage 
 
patterns 
Degrades natural 
shoreline erosion and 
accretion patterns 
✔ 
Degrades or destroys 
wildlife, finfish, or 
shellfish habitat 
✔ 
Degrades water quality 
✔ 
Degrades visual quality 
✔ 
COASTAL USE POLICIES:** 
Applies 
Potentially 
Inconsistent 
General Development* 
✔ 
Boating 
Coastal Recreation and 
Access 
Coastal Structures and 
Filling 
Cultural Resources 
Fisheries 
Fuels, Chemicals, or 
Hazardous Materials 
Ports and Harbors 
Sewer and Water Lines 
Solid Waste 
Transportation 
Water-dependent Uses 

Coastal Site Plan Review Comment Checklist 
Page 3 
 
 
ADVERSE IMPACTS ON FUTURE WATER-DEPENDENT DEVELOPMENT ACTIVITIES AND OPPORTUNITIES: 
Appears 
Acceptable 
Potentially 
Unacceptable 
Not 
Applicable 
Replaces an existing water-dependent use with a non-water-dependent use 
 
✔ 
Reduces existing public access 
 
✔ 
Locates a non-water-dependent use at a site that is physically suited for a 
water-dependent use for which there is a reasonable demand 
 
✔ 
Locates a non-water-dependent use at a site that has been identified for a 
water-dependent use in the plan of development or zoning regulations 
 
✔ 
 
 
ISSUES OF CONCERN (SEE SUMMARY AND RECOMMENDATIONS BOX FOR ADDITIONAL DETAIL): 
Insufficient information 
Potential increased risk to life and property in coastal hazard area 
Adverse impacts on future water-dependent development opportunities 
 
Proximity of disturbance to sensitive resources/need for additional vegetated setback 
✔ 
Potential to cause erosion/sedimentation; need for adequate sedimentation and erosion control 
measures 
✔ 
Water quality and/or stormwater impact 
Other coastal resource impacts: 
Other: 
 
SUMMARY AND RECOMMENDATIONS 
The subject property was previously developed with a 1,008-square-foot, one-story single-family 
dwelling constructed in 1954, which was demolished in 2014. The proposed redevelopment of the site 
includes the construction of a two-story, 1,170-square-foot single-family dwelling with a basement 
and a 432-square-foot covered deck within the VR-7.5 Zone District. The proposed use and site design 
are consistent with the Town's Zoning Regulations and the 2012 Plan of Conservation and 
Development. 
The proposed dwelling has been sited to minimize impacts to adjacent coastal resources while 
remaining compliant with applicable zoning setback requirements. The redevelopment of a previously 
developed lot is not anticipated to result in any significant adverse impacts to coastal resources. In 
addition, the existing paved apron will be removed and replaced with a new driveway located on the 
northern portion of the lot. The relocation of the driveway access represents an improvement to the 
site design by increasing the separation distance from the adjacent intersection, thereby improving site 
access and reducing potential traffic conflicts, while having no adverse impact on coastal resources. 


Coastal Site Plan Review Comment Checklist 
Page 5 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
SUPPORTING DOCUMENTATION ATTACHED TO THIS CHECKLIST: 
Copies of photographs of the site dated: 
Copies of aerial photographs dated: 
GIS maps depicting: 
Coastal resources maps dated: 
OLISP Fact Sheet(s): 
Other: 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Proposed Motion 
 
To approve Site Plan CAM Application PL-26-12 located at 8 Race Rock Road with conditions 1 thru 
4 and to find that the project as approved with conditions is consistent with all applicable coastal 
policies and includes all reasonable measures to mitigate adverse impacts as shown in the written 
findings and conditions of this report dated June 23, 2026.  
FINDING: 
(Please see summary and recommendations section on page 3 for discussion) 
CONSISTENT WITH ALL APPLICABLE COASTAL POLICIES, COMMENTS INCLUDED 
CONSISTENT WITH MODIFICATIONS OR CONDITIONS 
ADDITIONAL INFORMATION NEEDED PRIOR TO COMPLETE CSPR EVALUATION 
Please be advised that, separate from the municipal review, the following 
Department of Environmental Protection permits may be required: 
Structures, Dredging, and Fill in Tidal Coastal or Navigable Waters 
Tidal Wetlands 
Stormwater General Permit ( construction / industrial / commercial ) 
Other 
For more information, contact: