Commission backs special-use permit for expanded house, accessory structures on Snakehole Road

The New Shoreham Conservation Commission voted to give a positive advisory to the Zoning Board on an application by Mitchell Snyder and Lisa Beck for a special-use permit under Article 3, Section 306(e), and Article 4, Section 406 to expand a single-family dwelling and build accessory residential structures on Snakehole Road.

Joe Priestley, representing the applicants, described a multi-structure plan that relocates an existing “burger house” to a cluster of accessory buildings, removes the kitchen from that accessory building (limiting it as an ancillary dwelling), and constructs a new primary house on the original house footprint. Priestley said the new house has a reported volume of roughly 33,250 cubic feet — well under the stated maximum allowed — and that the project triggers a special-use permit because the proposed footprint exceeds the threshold for by-right development. “The new house has a total volume of 32,000 3 33,250 cubic feet… you don't even go into the special use permit requirement until you'll be 45,000 cubic feet,” Priestley said.

The applicants reported the lot measures about 147,022 square feet (roughly 3.5 acres). Landscape architect Dennis Staten said the planting palette will be “close to 100% native,” with cedars and bayberry among the evergreens and native perennials and trees for the flowering layer. Staten also described locating a garage and a pool in the lower part of the lot and said the property has suitable soils for a new on-site wastewater treatment system. “The existing septic system is going to be abandoned… there’s a new 8‑bedroom design,” Priestley said when asked about wastewater.

Commissioners raised water-quality and pool-drainage concerns after hearing that the planned pool would remain filled year-round and not be fully drained seasonally. The chair recalled recent comments by the local water company noting that post-season pool drainage — not seasonal filling — can present water-quality issues. “The water company is more concerned about post season drainage of pools given whatever chemicals are used to maintain that pool, than it is the water use in a pool,” the chair said.

Motion and vote: The commission moved and passed a positive advisory recommendation to the Zoning Board on the special-use permit application for Lot 11, Lot 87 (Fire Number 787, Snakehole Road). No opposition was recorded in the transcript.

Why it matters: The project involves a substantial expansion of living space on a large lot with a new septic system and a year‑round pool; the Conservation Commission highlighted native plantings and lighting ordinance compliance as mitigation measures to reduce environmental and visual impacts.

Next steps: The Conservation Commission’s advisory will be forwarded to the Zoning Board for its review and final decision. The transcript does not record the Zoning Board outcome.