HomeMy WebLinkAbout3_Land Use & Zoning_Final 5-15-2019 RedLine Southold Town Comprehensive Plan Update
This document was prepared, in part, for the New York State Department of
State with funds provided under Title 11 of the Environmental Protection
Fund.
Chapter 3
Land Use & Zoning
DraftFinal
March 15, 2017
Updated March May 15, 2019
Land Use & Zoning
i
Table of Contents NEEDS UPDATING
Introduction
Land Use - current
Zoning - current
Residential Buildout Analysis
Population Density
Commercial & Industrial Buildout Analysis
Development Rate Trends
Methodology for Buildout Estimates
Goals – Town-wide
Hamlet Specific Descriptions and Goals
Cutchogue
East Marion
Fishers Island
Greenport West
Laurel
Mattituck
New Suffolk
Orient
Peconic
Southold Hamlet
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INTRODUCTION
Land use patterns, together with zoning regulations, are key aspects of how a community
functions and develops. By examining current land use and zoning regulations, we can determine
what is working well, and what may need to change to ensure that future growth is sustainable
and that the high quality of life in Southold Town continues to be a priority.
This chapter provides an overview of land use and zoning in Southold Town, and presents broad
goals for future land use and zoning to achieve the vision in this plan. It describes current land
use and zoning regulations to set the stage for discussion of how future development would be
possible under the current regulations, also called a “buildout analysis.” The development trends
affecting the Town and their influence on land use and zoning decision-making are discussed.
Finally, The Town’s overall goals and objectives are listed, with each hamlet receiving an
individual treatment of their particular goals and objectives. Subsequent chapters narrow the
focus to specific land use topics, including the economy, agriculture, land preservation,
community character, water and land resources, housing, human services, recreation,
transportation, infrastructure, and natural hazards.
EXISTING CONDITIONS
CURRENT Land Use
One of the major contributors todefining features of the character of Southold is that a third of
the Town’s land area itsis in agriculture., which helps This is also important for the Town’s
economy, helping to keep the Town’s economyit diversified and strong. In 2015, agriculture
encompassed over 10,000 acres, or 30 percent% ofr the total land, a number that has decreased
by only slightlya small amount since 2000, when it was 10,500 acres. Nearly half, or Omore
thanver 4,700 acres, of Southold’s agricultural lands are in fact protected from conversion to
other uses. In this way, Aagriculture will remains a vital part of the culture and character of the
Town, even as the face of agricultural practicesagriculture changes and evolveadapts.
Table 1 below describes the approximate acreage found in ten 10 keydifferent land use
categories. This table does not include the 2,100 acres of underwater land in the jurisdiction of
the Town. Also note that this table represents the best available data on land use at one point in
time, and as such is an estimate that changes over time rather than a static number.
TABLE 1. LAND USE IN SOUTHOLD TOWN
Land Use Acres %
Residential 10,886 33
Agriculture 10,008 30
Recreation & Open Space 4,488 14
Vacant 3008 9
Transportation 2,404 7
Institutional 1,360 4
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Commercial 629 1.8
Industrial 216 0.6
Utilities 236 0.7
Waste Handling 115 0.3
Total Acres 33,350
*Notes: Acreage does not include the 2,100 acres of underwater
land in the jurisdiction of the Town.
This table represents the best available data on land use at one
point in time, and as such is an estimate that changes over time
rather than a static number.
The largest land use category in Southold is residential, primarily in single-family homes at
relatively low densities, and Southold’s character is influenced greatly by the nature of this
residential developmentstock. Residential uses in Southold cover 10,900 acres, or 33 percent%
of the land, a 7% percent increase since 2000, when that number was 10,164 acres. The
residential use is primarily in single family homes at relatively low densities.
There are 13,818 housing units according to the Town’s datacount in from February, 2019. The
average density of homes town-wide is 0.4 housing units per acre (or over 2 acres for every
house); however,. Tthis average density does not reflect the true density of any given
neighborhood. There are pPockets of much higher density exist in everyall the hamlets, along
withas do large blocks of open space and farmland.
“Density” describes the distribution of homes and people throughouton a specific geographic
area the land, but another factor aspect to consider that affects the population is how theose
homes are used by their owners. Town-wide, the majority of thoseMost homes in the Town are
lived in year-roundby their owners, however but a significant percentage are considered
seasonal. This seasonal use varies greatly in frequency, with; some people usinge their seasonal
home every weekend year-round, or some are here for six months out of the year, and someor
sometimes only visit for a few weekends in the summer, with many other variations. Some
hHomeowners, both year-round and seasonal and year-round, may also rent out their homes
seasonally for added income.
The second largest land use category in Southold is Agriculture, with 30 percent of the land, or
just over 10,000 acres. The high percentage of town land in agriculture reflects a cultural
heritage that is valued and represents a distinguishing aspect of the North Fork of Long Island.
Preservation of the rural character of the Town has been and continues to be a goal of Southold’s
vision for its future.
The third largest land use category is Recreation and Open Space at 4,488 acres, or 13% percent
of the land, a significant increase from 1,275 acres in 2000. This category includes parks,
playgrounds, playing fields, and open space created as a result ofby new subdivisions. The
increase over the past 15nearly 20 years can be attributed to the citizens of Southold Town
making land preservation a priority over the years, most notably by the enactment of the
Community Preservation Fund in 1998, a dedicated funding source for preserving land. Open
space and the Town’s natural beauty are another important aspects of the Town’s character. The
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topics of land preservation and recreation are discussed in further detail in theChapter 10, “Land
Preservation,” and Chapter 13, “Parks & Recreation.” Chapters.
Vacant land, that which is neither developed nor in agricultural use, accounts for 9% percent of
the land, or 3,008 acres scattered throughout the tTown. Transportation uses, including roads,
related drainage areas, and the railroad, cover over 2,400 acres, or 7% percent of the total land
area. Institutional uses, including cemeteries, schools, and government-owned land, cover about
1,360 acres, or 4% percent of the total. This number is higher than might be expected due to a
few significant federal government holdings including the 816-acre Plum Island.
There is a relatively small percentage of land in commercial use at 629 acres, or 2% percent of
the total. Grocery stores, shops, restaurants, offices, service businesses, and other typical
commercial development occurs here, all at a fairly smallsmall scale in keeping with the small -
town character of Southold. An economic analysis conducted for the Economic Chapter 7,
“Economic Development,” of this plan found that there are some retail needs of the population
for retail goods that are no’t entirely being met by the stores in Southold. According to most
residents, however, they prefer the relatively short drivegoing to nearby Riverhead, a regional
hub of big box stores, to having large-scale retail stores in Southold.
The amount of land in industrial uses is even smaller, at 216 acres, or less than 1% percent of the
total. There has been sTheome growth that has occurred in these industrial uses over the past few
years, has been countered bybut also some attrition, but. Iindustrial uses are remain important for
employment opportunities and the Town’s tax base.
Zoning
Examining current land use provides a snapshot of what is occurring now on the land. It is also
useful to understand the potential for future development. This is controlled by the land use
regulations in the Town Code. The Town’s land use regulations contain the zoning code with the
zoning districts, and. Aall the land in the Town is has been assigned a zoning district. A zoning
district describes how much and what type of development may occur on the land. Some zoning
districts restrict the uses that are allowed to only a few, while others allow a wide variety of uses.
For example, the Residential-40 district is primarily for residential uses and little else, and the
Hamlet Business district allows for a long list of uses including residential, commercial, or a mix
of both.
In Southold there are 19 zoning districts (see Table 2). Each has its own set of rules which that
can be found in detail in the Southold Town Code (http://ecode360.com/SO0452).
District Name Abbr. Description Acres*
Agricultural-Conservation A-C Agriculture and Residential 8,668
Residential 80 R-80 Low Density Residential and Agriculture 5,002
Residential 40 R-40 Low Density Residential 6,062
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*Lands used for transportation (roads, drainage), wetlands, protected open space, and underwater lands are not
included in the zoning district total acreages, except R-400 includes protected lands. Industrial zones exclude land
protected from development.
Residential districts make up over 94% percent of the zoning in Southold, in contrasted with only
4% percent in commercial and industrial zoning.
Current land use and zoning are only part of the picture when it comes to assessing how land
might be developed in the future. Other Additional factors that affect the land’s potential for
development, such asinclude whether a parcel can be subdivided, or whether there are
environmental constraints for development (e.g., floodplains or wetlands). These factors have
been evaluated using the Town’s Geographic Information System (GIS) to demonstrate the
future development potential in Southold.
BUILDOUT ANALYSIS
The amount of future development possible under the current regulations of the Town can be
estimated by conducting a buildout analysis. A buildout analysis uses the current zoning, parcel
size, and other factors to estimate how much more development could occur if all the property
that could be, was developed to its the fullest potential allowed by zoning. This estimate is only
theoretical and iIt is important to note that a buildout estimate is theoretical in that the actual
Residential 120 R-120 Low Density Residential and Agriculture 686
Residential 200 R-200 Low Density Residential and Agriculture 343
Residential 400 R-400 Low Density Residential and Agriculture 1,064
Hamlet Density HD High Density Residential 154
Affordable Housing AHD High Density Residential (Moderate Income) 72
Resort Residential RR Resorts/Hotels/Motels/Vacation Condo’s 83
Residential Office RO Residential and Business Offices 86
Hamlet Business HB Commercial/Offices/High Density Residential 148
Limited Business LB Commercial(limited)/Offices/Low Density
Residential
102
General Business B Commercial/Offices/Some Residential 154
Marine I MI Marinas and related businesses (less intense uses) 17
Marine II MII Marinas and related, Hotels, Ferries (more intense) 111
Light Industrial
Park/Planned Office Park
LIO Industrial Park/Office Park 79
Light Industrial LI Light Industrial uses 161
Plum Island Research PIR Plum Island only – research and education 155
Plum Island Conservation PIC Plum Island only – education and conservation 437
Historic Preservation HP Uses suitable for adaptive re-use of historic
buildings (Floating zone added in 2017)
0
TABLE 2. ZONING DISTRICTS AND AREA COVERED
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future buildout may not reach the numbers in theis estimate. Therefore, the buildout analysis
conducted as part of this plan must be considered carefully to fully understand the implications.
For example, it can be used to assess potential future traffic, as is done in the Transportation and
Infrastructure Chapter of this plan.
In assessing the buildout potential, both residential and commercial/industrial buildout were
considered. The majority of the land available for new development is zoned residential, so the
majority of future development will likely be new homes. In addition, although the total land
area zoned for commercial and industrial uses is only a small fraction of the total land area
(2.5% percent), the potential impacts of the development of that land could be significant. Most
of the commercially- zoned land is highly visible along main roads, and commercial uses have
the potential to generate more traffic than residential uses. Therefore, evaluating all future
development potential is important.
Methodology for Buildout Estimates
The theoretical buildout calculations exclude land that is protected, is not buildable for various
reasons, and accounts for the space needed for new roads. The buildout scenario estimate for
residential units was calculated by adding the buildable single and separate lots together with the
estimated number of lots from land that could be subdivided in the residential zoning districts.
The full build-out scenario estimate for commercial and industrial uses was calculated using the
maximum lot coverage permitted by Town Code for each zoning district (B, HB, LB, LI, LIO,
MII, RR) multiplied by the amount of buildable and available land in those zoning districts.
How Buildout Affects Population Density
Another way to understand the development density of our Town and the relative impacts of an
increase in that density is to compare the people per square mile, otherwise known as population
density, with that of other locations. Figure 1The chart below (Figure 3.) compares the
population density in Southold with those of other places on Long Island (as of the 2010
Census). This chartFigure 1 also includes the “saturation population” for Southold, which is
another way to describe the theoretical buildout population. These numbers include the seasonal
populations.
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FIGURE 1. PEOPLE PER SQUARE MILE COMPARISON
The buildout analysis is an approximation and only theoretical. Its usefulness is to identify the
direction the Town is headed, and not for certainty about what the future holds with regard to
future development.
The full build-out scenario for residential development is unlikely to occur given the Town’s
ongoing land preservation program that is supported by the Community Preservation Fund and
supplemented by other land preservation programs at the county, state, and federal levels. The
Town remains committed to preserving as much land as possible as demonstrated in the goals of
Chapter 10, “Land Preservation.” The full residential buildout is unlikely given our strong
agricultural industry, which is diverse and adaptable, and occupies much of the land available for
development.
When considering potential future impacts of additional residential development in the future, it
is important to understand that nearly 40 percent of all homes currently in Southold Town are
considered seasonal, meaning their owners do not live in themhere full time. It’s expected that
tThe proportion of seasonal to year-round homes will is likelycontinue to increase.
Residential Buildout
For the residential buildout, there are over 8,357 acres available for future residential
development. Over 75% percent of this land would have to be subdivided into new house lots
before any new homes could be built there. Theoretically, if all of that land wereas subdivided to
its fullest potential, another 2,538 house lots would result. Subdivision ofThat all of the available
land will be subdivided is unlikely to happen for several reasons discussed in more detail below.
Of note with regard to residential subdivisions is the stipulation that, any parcel of 7 acres or
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more is required to preserve 60% percent as open space. While this does not affect the number of
new house lots created, it does affect the amount of land that wcould be developed.
The remaining land area in residential zoning that is available for development, 2,048 acres,
exists as individual vacant building lots that cannot be further subdivided. They are scattered
throughout the tTown, some as vacant lots in existing neighborhoods, others in entire
subdivisions that have never been developed. There are approximately 1,840 of these lots in
Southold Town. The amount of land that is in single lots versus the amount that is able to be
subdivided in each hamlet is summarized below in Figure 12.
Figure 12. Land available for development (zoned residential)
By Aadding the potential new lots from subdivisions together to with the existing lots, there is
the potential for another 4,378 single- family homes to be built in Southold is created. Nearly
half (1,840) of those new homes would be on building lots that already exist, while the remaining
(2,538) would have to be created through the subdivision process before they could be
developed. The amount of future residential units possible in each hamlet is shown in Figure 23.
With 13,818 housing units already existing, another 4,378 homes represents a 32% percent
increase in the number of homes in Southold Town (not including the Village of Greenport).
0
500
1,000
1,500
2,000
2,500
Amount of Land Available for Residential
Development
Land Able to be Subdivided (acres)Land in single & separate parcels (acres)
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Figure 23. Number of future residential units possible in each hamlet
Commercial & Industrial Buildout
The commercial and industrial build-out scenario calculates the potential square feet of
commercial or industrial development as compared to with the existing development. Figure 4
provides the amount of existing versus total future potential square footage of commercial and
industrial development by hamlet. The future potential includes the existing. As seen in the
chartfigure, several hamlets have the potential to drastically increase the amount of commercial
and/or industrial square footage of building area. There are constraints on future development,
one being the Suffolk County Department of Health regulations on the amount of development
as it relates to the amount of sewage permitted.
0
100
200
300
400
500
600
700
800
900
# of Potential Future Residential Units by Hamlet
# future residential units from subdivision
# future residential units from existing single parcels
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Figure 4. Amount of Existing and Potential Future Commercial &
Industrial Development in the Town of Southold Town, by Hamlet
In Cutchogue, which has the highest amount of potential growth, this which is mainly due to a
very large area of undeveloped industrial land in the area on the north side of Suffolk County
Road 48, bounded by Depot and Cox Lanes, and Oregon Road, as well as a significant amount of
undeveloped land zoned Hamlet Business. The second-highest growth potential is in Southold,
due to the existence of over 71 acres of Hamlet Business-zoned land, much of which is currently
in residential use or underdeveloped. In Mattituck/Laurel, the potential growth areas are mainly
in the General Business zones towards Laurel, along New York State Route 25.
It is useful to note that commercial development currently is exists at only an average ofabout
24% percent of the overall potential, leaving a significant amount of growth potential in the years
to come. Due to the Town’s geography as a peninsula and its role as a tourist destination, future
commercial development is going towill be difficult to predict and will not necessarily follow the
trends seen in other parts of Long Island.
METHODOLOGY for BUILDOUT ESTIMATES
The theoretical buildout calculations exclude land that is protected, is not buildable for various
reasons, and accounts for the space needed for new roads. The buildout scenario estimate for
residential units was calculated by adding the buildable single and separate lots together with the
estimated number of lots from land that could be subdivided in the residential zoning districts.
0
500,000
1,000,000
1,500,000
2,000,000
2,500,000
3,000,000
3,500,000
Amount of Commercial & Industrial Development.
Existing & Potential Future Buildout
Existing Commercial Dev (sq. ft)Potential Future Commercial Dev Estimate (sq. ft.)
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The full build-out scenario estimate for commercial and industrial uses was calculated using the
maximum lot coverage permitted by Town Code for each zoning district (B, HB, LB, LI, LIO,
MII, RR) multiplied by the amount of buildable and available land in those zoning districts.
Development Rate Trends
The rate of development is Aan additionalother factor to consider when contemplating the
buildout scenario is the rate development over time. The U.S. Census provides the total number
of housing units every ten 10 years, providing a long view of the rate of residential development.
Looking at the increase in the number of housing units each decade beginning in 1980, we can
calculate the rate of development during that time. Table 3 describes the numbers and percent
increase in housing units during those census intervals.
TABLE 3.
HOUSING UNITS COUNTED DURING
THE 1980, 1990, 2000 & 2010 U.S. CENSUS
United States
Census Year
#
Housing
Units**
Change in
# of
Housing
Units % Increase
1980 9,845
1990 11,845 2,000 20
2000 12,694 845 7
2010 14,186* 1,491 11
* Note this number is slightly different than that for Town data for existing
residential dwelling units.
** Excluding Greenport Village.
From 1980 to 1990, about 2,000 housing units were added,. There were 845 housing units added
between 1990 and 2000, and 1,491 in the decade between 2000 and 2010. The average rate of
increase in housing units every ten 10 years during those thirty years was 13% percent. From our
own data, we know that in the ten 10 years between 2009 and 2018, 291 homes were added,
which is a lower rate of development than in previous decades.
In addition to the data from the U.S. Census, Southold Town has closely tracked its overall land
development as compared to with land preservation since 2004, with a goal to preservinge as
much land as possible, particularly on larger tracts in the target zones of AC, R-80, and R-40
zoning districts, where the majority of the Town’s farmland is located. According to the Town’s
Tracking report, from 2004 to 2018 the total amount of land that was developed was 519 acres,
and with 2,218 acres were preserved. During that same time from 2004 to 2018, 168 new house
lots were created by subdivisions in the target zones. That number would likely have been much
higher had it not been for land preservation efforts by the Town and other entities. The Chapter
10, “Land Preservation,” chapter has contains more details about these efforts.
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The rate of development can also be measured by the number of building permits issued for new
construction each year. The trend shows that the rate is rising since from a low point of thirteen
13 in 2009, with numbers up almost 50% percent in 2018 from the year before. (Figure 5).
FIGURE 5: RATE OF DEVELOPMENT IN SOUTHOLD*
* mMeasured by building permits for new residential construction per year.
The rate of development data show that the theoretical buildout scenario would take many years
to accomplish. Another factor to consideration is that much of the land available for development
is in agricultural use. Of the 6,310 acres that could be subdivided into more lots, 5,200 or 82%
percent are in agricultural use. Since 1995, the amount of agricultural land has remained steady
at about 10,000 acres, which demonstrates the industry’s ability to adapt over time and remain
viable. The continuedation of a robustness of the agricultural industry sector will slow the
conversion of land from agriculture to residential development. In addition, continued land
preservation will mean less available land is available for development. With theose two factors
remaining in place, it is likely that the actual buildout will likely be lowerless than the numbers
identified in the buildout analysis. The Chapter 9, “Agriculture,” and Chapter 10, “Land
Preservation,” Chapters in this plan cover these topics in more detail.
The rate of commercial and industrial development is not easily tracked due to a lack of available
data. While knowing the past trends would be interestinghelpful, they woulddo not necessarily
predict the future. The growth potential identified in the buildout analysis is the best indicator of
what is possible over time. Analyzing this it to identify potential future impacts and to inform
future zoning and land use planning is a good starting point. For example, using the
transportation analyses performed for the plan took into account the commercial/industrial
0
20
40
60
80
100
120
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
# Residential Building Permits for new construction
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buildout figures, as a way estimate future traffic in the area can be estimated, as was done in the
Transportation & Infrastructure Chapter of this plan.
Handling Future Development
Although the future actual buildout is expected to be much less lower than the theoretical
buildout, especially in terms of residential development, there will be significant growth over
time. The Town must take steps to ensure it is prepared to handle the increased pressure on its
resources. The land use regulations and zoning as they are today have served the Town well;
however, most of those regulations are thirty 30 years old. They must be and a closely evaluated
look must be taken to ensure that thea balance between quality of life and economic prosperity is
maintained. In addition, a changing economicy and demographic changes must be taken into
accountanticipated, and the land use regulations updated appropriately to reflect those changes.
Below are broad goals that will help the Town prepare for the challenges ahead. Subsequent
chapters in this plan deal with these goals in more detail and include a closer look at the Town’s
economy, agriculture, housing, environment, water quality and quantity, land preservation,
recreation, natural hazards, human services, transportation and infrastructure.
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GOALS: TOWN-WIDE
This section contains goals that apply town-wide. Most of the town-wide goals are also
applicable to individual hamlets. The first ten 10 goals are broad. Each of the ten goals has an
entire chapter in this plan dedicated to that topic with specific goals and objectives. Goals 11
through 13 have specific objectives that relate directly to land use and zoning.
1. ECONOMIC PROSPERITY
Facilitate the growth of existing businesses, and encourage new businesses—– including
agriculture, aquaculture, health care, renewable energy, tourism, light industrial,
retail/service-based and the maritime-related industry— – for stable and sustainable
employment. Balance economic prosperity with maintaining a high quality of life, the
environment, and the unique character of the communities.
This topic and related goals and objectives are covered in more detail in the Chapter 7,
“Economic Development.”Chapter of this plan.
2. ENABLE THE CREATION OF ATTAINABLE HOMES
There is a housing crisis in Southold Town. The prices of most homes, to purchase or rent,
have increased beyond the ability of many residents to pay. The Town must take steps to
facilitate the creation of attainable housing in Southold.
This topic and related goals and objectives are covered in more detail in the Chapter 7,
“Economic Developmment,” and Chapter 8, “Housing.” and Economic Chapters of this plan.
3. RETAIN AND ADVANCE THE BUSINESS OF AGRICULTURE
Agricultural uses occur on 30% percent of the land area in Southold Town, and are important
to the economy, and representas well as being vital elements of the community’s character.
This topic and related goals and objectives are covered in more detail in the Chapter 9,
“Agriculture.” Chapter of this plan.
4. CONTINUE TO PRESERVE FARMLAND AND OPEN SPACE
Southold’s character is created in large part by its open spaces, including farmland, natural
lands, and parks, and protecting these assets has long been a goal of the Town. Land
preservation priorities include retaining large blocks of uninterrupted farmland, and
preserving environmentally sensitive lands and woodland. Lands for recreation and public
gathering is are also important.
This topic and related goals and objectives are covered in more detail in Chapter 10,the
“Land Preservation.” Chapter of this plan.
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5. PROTECT AND ENHANCE THE NATURAL RESOURCES AND
ENVIRONMENT OF THE TOWN
The importance of managing and preserving Southold’s natural resources while promoting
responsible user experiences is paramount in maintaining the quality of life within the Town.
a. Protect groundwater and surface water quality and quantity.
b. Protect land-based natural resources including agricultural soils and natural habitat
for wildlife.
This topic and related goals and objectives are covered in more detail in the Chapter 6,
“Natural Resources &and Environment.”al Protection Chapter of this plan.
6. CONTINUE TO PROVIDE QUALITY PARKS AND RECREATION
OPPORTUNITIES IN THE TOWN
Southold offers a diversity of recreational opportunities, from public tennis courts and
playing fields, to nature trails and beaches. The Town also provides a recreation program
with a well-rounded offering of classes and workshops.
Southold plans to continue offering a variety of recreational experiences and programs to
meet the diverse needs of the community, and to maintain its existing park lands, open
spaces, beaches, and recreational facilities. Additional recreational land may be obtained
where feasible and necessary.
This topic and related goals and objectives are covered in more detail in the Chapter 13,
“Parks and& Recreation.” Chapter of this plan.
7. PROTECT THE CHARACTER OF THE TOWN
Southold retains much of its small-town charm. There are many factors that contribute to this
quality of life, including the Town’s scenic, cultural, and natural resources.
This topic and related goals and objectives are covered in more detail in the Chapter 5,
“Community Character.” Chapter of this plan.
8. IMPROVE TRAFFIC CONGESTION AND SAFETY AND ENSURE
INFRASTRUCTURE SUPPORTS THE RESIDENTS AND BUSINESSES
OF THE TOWN
Traffic congestion and pedestrian safety are priority issues for residents. Increases in tourism
have meant an increase in traffic in Southold. Speeding, whether it be through a hamlet
center or down a quiet side street, is a complaint heard from residents all over Town.
a. Find solutions to the traffic problems experienced during the summer and fall busy
seasons.
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b. Increase opportunities to travel to and from Southold without a car, including
expanded train and bus service.
c. Protect the safety of pedestrians by finding ways to calm traffic, especially where
roads such as State Route 25 pass through areas with a concentration of pedestrian
activity, such as hamlet centers.
Infrastructure refers to the street, parking, and utility networks that serve the residents and
businesses in the tTown.
Ensure the infrastructure supports the residents and businesses of Southold Town.
This topic and related goals and objectives are covered in more detail in the Chapter 4,
“Transportation and & Infrastructure” Chapter.
9. CONTINUE TO PROVIDE QUALITY HUMAN SERVICES
To meet the needs of its citizens, the Town should continue to fund its rich array of programs
and resources for people as well as seek to improve their lives through additional resources.
This topic and related goals and objectives are covered in more detail in the Chapter 7,
Economic Development,” and Chapter 8, “Housing.” and Economy Chapters of this plan.
10. PREPARE THE TOWN FOR NATURAL HAZARDS
The Town of Southold Town is subject to natural hazards, including hurricanes, flooding,
and sea level rise, that which can imperil human lives, property and the environment.
Planning and preparing for natural hazards, including the preparation of a coastal resiliencye
plan, will help save lives and property. This topic and related goals and objectives are
covered in more detail in the Chapter 12, “Natural Hazards.” Chapter of this plan.
11. TOWN CODE UPDATE
Revise the Town Code, particularly the Zoning Chapter and other Land-uUse- related
chapters, to be easier to use,; improve clarity,; eliminate inconsistencies,; and update obsolete
wording where needed. Refer to other chapters of this Comprehensive Plan for additional
recommendations regarding updating the Town Code.
The following are objectives that will help achieve the goal of updating the Town Code to
make it easier to use, with more clarity and consistency. Other objectives may be added
during the implementation phase of the update.
OBJECTIVES:
a. Add a table to the Zoning Chapter listing all the permitted uses in the left column,
and each zoning district across the top.
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b. Re-write each zoning district to eliminate the need to refer to other zoning
districts for the complete list of uses.
c. Eliminate inconsistencies and contradictions within the Town Code. The
following are two examples:
i. Farm stand rules are listed in two places with different standards.
ii. Exterior lighting rules are listed in two places with different standards.
d. Definitions.
i. Ensure definitions are consistent among chapters.
ii. Define all uses listed under Permitted, Special Exception, Accessory Uses
in the Zoning Chapter.
e. Change obsolete terminology to more easily -recognizable terms.
i. Example: Substitute “car wash” for “automobile laundry.”
f. Revise the code to provide more clarity about the development process, including
but not limited to the following:
i. Site Plan Applicability Section to provide more clarity on when a site plan
is required.
ii. Landscaping requirements on commercial and industrial sites.
iii. Parking schedule.
iv. Special Exception Uses.
v. Residential Site Plans.
Responsible Parties: Planning Board
Funding: Grants
12: ZONING REVIEW & UPDATE— – TOWN-WIDE
Ensure that the existing zoning is appropriately located, the uses are of the appropriate
scale and intensity for the location, and all are consistent with the other goals of this
Comprehensive Pplan.
Zoning must achieve a balance between the built and natural environment, and between
commercial and residential uses, while allowing for the strengthening of the economy.
The economy and demographics of Southold and the region have changed significantly
since 1989 when most of the current zoning was put in place. Since then, incremental
changes to those zoning districts have helped the code adapt, however a more thorough
and comprehensive look at the zoning is warranted to ensure it achieves balance, supports
economic development in the appropriate locations at the appropriate scale, and protects
quality of life.
This goal relates to the Chapter 5, “Community Character,” and Chapter 7, “Economic
Development,”Chapters, as well as to goals from previous plans including the Hamlet
Stakeholders’ work from 2005 to 2009, and the public input from meetings on Land Use
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held in 2014 and 2015, during whichwhere people attending those meetings expressed
concern over about the distribution and uses in some of the current zoning districts.
The fFollowing areis a list of objectives that will help achieve this goal. Other objectives
may be added during the implementation phase of the update.
While no parcel-specific zone changes are proposed in these objectives, the types of
zoning and circumstances that may be considered for future changes are identified. Any
changes to specific zoning or parcels would happen after this plan is adopted, during the
implementation phase of the plan. All potential changes would only be contemplated
after considerable analyses and public discussion are conducted.
OBJECTIVES:
A. COMMERCIAL AND INDUSTRIAL ZONING DISTRICTS
1. HAMLET CENTERS ZONING UPDATE
i. Strengthen the hamlet centers through innovative, mixed- use zoning with
consideration given to design standards.
This objective is related to issues discussed in the Chapter 5, Economic and
“Community Character,” and Chapter 7, “Economic Development.” Chapters.
Each hamlet center has a level of economic activity that is tied together with a
unique character that the residents of each hamlet have expressed a strong
desire to maintain. Introducing a more flexible type of zoning based on design
standards in the hamlet centers could help retain community character better
than thatwhat is currently in place, while also encouraging businesses to
expand or locate in the hamlet centers by making it easier to do so.
Current zoning rules have strict requirements for building setbacks that must
be applied the same way to all parcels regardless of size or shape. Parcels in
the hamlet centers are typically small, in size and some are also narrow in
width, making their development challenging with this “one-size-fits-all”
approach. New businesses such as retail stores that could bring much-needed
foot traffic to a hamlet center are drawn away from the hamlet centers in
search of parcels that are easier to develop.
Changing the code in the hamlet centers to allow for more flexibility in use and
design could retain and attract thriving businesses that generate and support
foot traffic in the hamlet centers, and in turn lead to a stronger local economy.
Relying more on design standards and less on traditional bulk schedule
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requirements will introduce flexibility in zoning by using scale, form, and
function to determine the size and location of new commercial buildings.
Analyses required to investigate design standards in the hamlet centers:
1) Inventory, review and analyze candidate parcels for the following:
a. Size
b. Shape
c. Current use
d. Surrounding uses
2) Comparison models of potential impacts of proposed changes to the code:
a. iIntensity of development
b. tTraffic
c. bBuilding sizes, lot coverage
d. sSanitary flow
e. tTax base analysis
3) Model each hamlet center for overall size and other adjacent zoning and
uses.
4) Parking assessments for each hamlet center.
ii. Provide for different levels of intensity for certain uses in the hamlet
centers based on the available infrastructure.
Finding a solution to the “one-size-fits-all” zoning in the hamlet centers was a
recurring issue withfrequent concern among the Hamlet Stakeholders, as well
as and the public during input meetings about this plan. It is important to
Rrecognizeing that each hamlet is unique in scale and supporting
infrastructure, and adjusting the code to account for those differences. This
approach will help protect the community character of the hamlets.
As Eeach hamlet center has a different level of supporting infrastructure that
defines what level of build-out could or should occur, infrastructure initiatives
should be evaluated on an individual hamlet basis. In addition to stormwater,
public water supply, electricity and natural gas service, and communications
networks, I”infrastructure” includes amenities like parking and public water.
Some of the hamlets have municipal parking lots, and some have very little
public parking. Most hamlets have public water available, but not all of them
do. For those areas that have less infrastructure, some uses allowed in the
hamlet centers may be too intense and result in an erosion of the quality of life
for residents. Currently the zoning does not identify the appropriate level of
infrastructure for most uses.
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An analysis of the appropriate level of infrastructure required for the various
uses would provide guidance on where the code might be amended to account
for the differences among hamlet centers. Once identified, conditions or
performance requirements could be added to some of the more intense uses to
ensure they are located only in places that can support them. For example, a
laundromat is a permitted use in the Hamlet Business zone and such a usethat
likely consumuses a large amount of water. The requirement that a laundromat
would be permitted only if public water is available could be added to the
code.
Analyses required:
1) Examine each permitted use in the hamlet centers for impacts,
including traffic, parking, water use, noise, and lighting.
2) Inventory the infrastructure in each hamlet center.
3) Identify those permitted uses which that have impacts large enough to
require certain levels of infrastructure (land area, public water, etc.).
iii. Assess the code for parking requirements in relation to public parking in
hamlet centers to ensure there is enough and that it is at a scale and size
that is appropriate for each hamlet.
Public parking in hamlet centers, whether on public streets, or in municipal
parking lots, benefits the Town’s economy by providing ample space for the
vehicles of customers of local businesses to park.
1) Create a Municipal Parking Fund for maintenance and acquisition of
public parking facilities, where appropriate.
Analyze the feasibility of a fee in lieu of parking provided
on site for commercial site plans.
2) Consider adding “Parking” as a permitted principal use in the hamlet
centers to promote future private development of parking facilities.
2. BUSINESS CORRIDORS OUTSIDE HAMLET CENTERS ZONING UPDATE
i. Create a new zoning district for commercial and industrial uses along the
major roads outside the hamlet centers.
The parcels along the major roads of State Route 25 and County Road 48 that
are located outside the hamlet centers contain a variety of zoning districts and
uses. Locating certain commercial uses outside the of hamlet centers can have
a dampening effect on the vitality of those hamlet centers. The dampening
effect occurs when businesses that would have generated foot traffic in a
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hamlet center (e.g., retail, restaurants) choose to locate far outside the hamlet
center where land is less expensive. This draws customers to locations
reachable only by car, leaving empty sidewalks and empty storefronts in the
hamlet center. The zoning in these outlying areas must be analyzed to ensure
that they encourage uses that are suitable for being located outside the hamlet
centers, and discourage uses that are best located in the hamlet centers.
Focusing retail development in the hamlet centers has been a recurring goal in
the Town’s plans and studies throughout its planning history. Past planning
documents, including the work of the2007-08 Hamlet Stakeholders Initiatives,
identified the need to address this issue. This objective also relates to goals in
Chapter 5, “Community Character,” and Chapter 7, “Economic
Development.”the Economic and Community Character Chapters of this plan.
One solution to this issue would be to create a new zoning district for those
commercial parcels outside the hamlet centers. This new district would include
a range of existing uses, both existing and new, that are would be suitable for
being locationed outside the hamlet centers, and would exclude the uses that
are needed in the hamlet centers. Permitted uses could include service
businesses, contractors’ yards, and offices, among others. This goal could
potentially be achieved by creating more than one new zoning district, or a
using employing a combination of existing and new zoning districts.
Analyses required:
To identify which parcels would be considered for a new zoning district, and
which permitted uses would be included in the new zoning district(s), the
following analyses must be conducted:
1) Inventory, review and analyze parcels that could be candidates for this
new zoning district, generally those along State Route 25 and County
Road 48, outside the hamlet centers. Consider the following:
sSize,
cCurrent use
sSurrounding uses
pPotential impacts of proposed permitted uses versus impacts
of current uses (permitted and existing)
tTraffic
nNoise
lLight
2) Create models to analyze potential effects of different uses:
Lot coverages/building sizes, setback requirements, landscape
coverage— – comparison of old and new zones
Parking requirements
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Tax base analysis
ii. Revisit the bulk schedule and parking requirements for commercial and
industrial zoning districts
The bulk schedule is a table that lists the parameters for each zoning district
such as the minimum lot size, the lot coverage (the amount of land a building
can cover), the distance from the property line a building must be located
(known as setbacks), and the amount of landscaping that must be placed on a
parcel. The size of new buildings and parking lots is controlled, in part, by the
bulk schedule of the zoning code. Theoretically, the bulk schedule sets limits
on the amount of development to prevent overbuilding on any one parcel to
prevent overbuilding.
It has become apparent that the bulk schedule’s parameters could use an
overhaul both to improve both itstheir usefulness in preventing overcrowding
of commercial sites, and to improve the clarity with which it they areis
administered. Parking requirements are linked to the outcome of commercial
development projects, and the Ttown regulations for parking require a similar
overhaul and analysis.
a) One parameter is the “minimum lot size per use”, which states the
minimum size a parcel must be for each use. An example of this is
the General Business (B) zoning district, which has a minimum lot
size per use of 30,000 square feet. Two permitted uses such as a
restaurant and a retail store would require a parcel of at least
60,000 square feet for both to be allowed on one lot. A clarification
in the code of how to apply the minimum lot size per use is
needed. Currently the Town relies on a 2004 interpretation by the
Zoning Board of Appeals known as “the Malon decision.”. This
interpretation stated that the minimum lot size per use in the bulk
schedule for the General Business (“B”) Zone applied to each
building, rather than each business in that building. In the example
above, the restaurant and the retail store could both be located on a
parcel of 30,000 square feet rather than 60,000 square feet if they
were both in one the same building.
An interpretation such as this is often an indication that the
wording of the zoning code needs to be clarified, either to match
the interpretation, or changed to reflect the intent of the legislative
body (the Town Board).
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b) Re-evaluate the minimum lot size, setbacks, and maximum lot
coverage in the bulk schedule of the Town Code for all
commercial and industrial zoning districts.
Addressing the bigger larger issue of the effectiveness ofwhether
the bulk schedule, the’s intent of, which is to regulate the size and
impact of uses on a site, is effective, is another important review
that must be done for the entire bulk schedule.
3. TRANSITIONAL ZONING UPDATE— – eEvaluate, identify, and improve
transitional zoning areas where necessary and feasible.
Transitional zoning areas are those that shift from a commercial/ industrial zoning
district to a residential zoning district. Ideally, there is a zoning district would exist in
between the two that would allows for a lower-impact commercial use that can could
exist be next to a residence without interfering with the residents’ quality of life. An
example of transitional zoning in current Southold Town Code is the Residential
Office zoning district, typically located on the outskirts of a hamlet center. This
zoning district allows only low-impact uses such as a professional office, and thereby
providinges a transition between the Hamlet Business zoning of the hamlet center,
and the residential zoning outside the hamlet center.
In some cases, very old development patterns exist where it is no’t possible to create
an ideal transition;, however, there may be places in town where the transition zoning
can be improved.
i. Evaluate the uses allowed in existing transition zoning districts (Limited
Business, Residential Office) to determine whether they require any updates
to ensure they function as transition zones. Optionally, consider a new
transitional zoning district.
ii. Identify areas with transitions from commercial/industrial to residential that
lack transitional zoning to determine whether it can be added.
iii. Evaluate areas with transitional zoning or transitional uses to determine
whether some other zone is more appropriate given the current pattern of land
use.
Analyses required:
1) Identify all areas of transition in zoning districts and uses.
2) Identify current use of all involved parcels.
3) Existing and potential new transition zoning districts:
Identify uses and their impacts
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i. Traffic
ii. Noise
iii. Building size and scale
Evaluate and model minimum lot size, maximum lot coverage,
and setback and parking requirements.
4. MARINE ZONING UPDATE
Evaluate the uses and bulk schedule of the marine zoning districts (MI & MII) to
ensure they continue to support the goals of the Town.
The marine zoning districts provide a means of access to the water through both
public and private facilities. These zoning districts were created to ensure there is
ample public access to the water, while balancing the need to protect the fragile
environment of the shorelines and waterbodies. Consult the Local Waterfront
Revitalization Program document, incorporated by reference into this plan, for
specific recommendations, and conduct new analyses of the existing marine zoning,
permitted uses and the bulk schedule.
5. SPLIT-ZONED PARCELS
Split-zoned parcels are those that are located in more than one zoning district. An
example would be a parcel that is partially in the B zone and partially in the R-40
zone. Currently, the Town Code provides little guidance on how to apply the bulk
schedule in the case of split-zones.
i. Clarify the Town Code with respect to split-zoned parcels and how the bulk
schedule is applied.
ii. Consider re-zoning to reduce or eliminate split-zoned parcels where
appropriate.
Analyses required
1) Identify all parcels with split-zoning.
Determine the amount of each zoning district, and whether it
conforms to the bulk schedule.
2) Identify all uses on split-zoned parcels and whether they are
conforming.
6. LIGHT INDUSTRIAL ZONING DISTRICTS
With the potential for traditional light industrial uses in Southold dwindling, consider
revising these zoning districts, especially those close to hamlet centers, to
accommodate new uses or mixed uses. Example: artist live-work development that
provides artist housing, studio work-spaceworkspace, and also gallery space to sell
the work.
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B. RESIDENTIAL ZONING DISTRICTS
1. WATER QUALITY
Find ways to mitigate the impacts to groundwater from new residential development
and subdivisions, including quantity and quality of drinking water and surface water
quality. This topic is explored fully in the Water Resources section of the Chapter 6,
“Natural Resources and& Environment.” Chapter.
2. SIZE OF FUTURE HOMES
i. Revisit the lot coverage in the bulk schedule for residential districts,
especially as it relates to larger lot sizes and those located within Special
Flood Hazard Areas.
Currently a five 5-acre lot would allow for a home of up to 80,000 square feet
on two floors. While that might seem extraordinary, the South Fork has seen
extremely large homes, and has taken measures to address the situation. One
solution could be to revise the lot coverage percentage so that there is a sliding
scale where larger lots have a lower percentage of lot coverage. In Special
Flood Hazard Areas, the lot coverage could be lowered even more to limit the
amount of potential damage from flooding.
ii. Revisit the setbacks and maximum building height, especially on non-
conforming lots, to ensure that neighboring homes are not adversely
affected by new houses.
Setbacks are the minimum distance a building must be from the property line.
Non-conforming lots are lots that are smaller than the minimum lot size in the
zoning district. Some are very small, and if the building is too close to the
property line and/or too tall, it can block sunlight to a neighboring home, and
be out of proportion and character with the rest of the neighborhood.
3. TRANSIENT RENTALS
In 2014, brought a new typeslevel of transient rentals were introduced into the area,
facilitated by websites such as AirBnB, VRBO, and Homeaway.com. For example,
mMany homes are being purchased by investors and used solely for this purpose,
leading to an erosion of community and tranquility of residential neighborhoods, as
well asand reducing the available inventory of homes available for year-round rental.
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This can also be considered a commercial use in residential zone, and reduces the
viability of commercial bed and breakfast operations and local hotels.
Limit transient rentals to preserve the quality and tranquility of residential
neighborhoods.
4. AGRICULTURE
The residential zoning districts are identical to the Agricultural Conservation (AC)
zoning district in their list of permitted uses. As such, agriculture is permitted in most
residential zones, and houses are permitted in the AC zone. Generally, agriculture and
residences peacefully coexist.
As the agricultural industry evolves, however, so must the Town Code evolve to
recognize the variety of new business models in agriculture. The goal is to provide a
balance between supporting agriculture and ensuring neighborhoods are protected
from large adverse impacts. This can be achieved by assessing the appropriate scale
and intensity relative to the proximity to residences, particularly of retail and similar
uses that can draw large numbers of people and the availability of necessary
infrastructure such as on-site parking and access to major roads, and ensuring the
Town Code is revised to address these issues.
This topic and related goals and objectives are covered in more detail in the Chapter
9, “Agriculture.” Chapter of this plan.
5. COMMERCIAL USES IN RESIDENTIAL DISTRICTS (PRE-EXISTING
NON-CONFORMING USES)
A use is considered pre-existing non-conforming if it existed at a specific location
prior to the current zoning, and is not a permitted use in that zoning district. They are
created when the zoning is changed on a parcel that has an existing use on it that is
no’t allowed in the new zoning district. In some cases, the uses that surround a parcel
with a pre-existing non-conforming use may have changed to such an extent that a
different zoning district that allows the existing use might be appropriate.
Review all parcels with pre-existing non-conforming uses to determine whether a
zoninge change to make the use conforming is appropriate.
Responsible Parties: Planning Board, Town Board
Funding: Grants to fund the analyses necessary for each objective.
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C. NEW ZONING DISTRICTS
New zoning districts may be created where existing zoning districts do not achieve the
goals of this plan.
Plum Island
In 2013, the Southold Town Board created two new zoning districts for the purpose of
applying zoning to Plum Island for the first time in its history. These districts are the
Plum Island Conservation District, and the Plum Island Research District. The Plum
Island Planning Study of July, 2013, supportsing these new zoning districts and, is on file
with the Southold Town Clerk.
Historic Preservation
In 2015, the Southold Town Board created a new zoning district, to be landed on parcels
with historically significant buildings to encourage the adaptive re-use of the buildings to
preserve community character. This was prompted by a number of church consolidations,
causing iconic church buildings to be put up for sale and face possible demolition.
13. CONTINUE TO ENFORCE THE TOWN CODE
Land use regulations contribute to protecting Southold’s community character and quality
of life. Most people comply with those regulations voluntarily,; however, occasional
reminders are sometimes necessary. During every public meeting conducted as part of
this comprehensive plan update, the topic of code enforcement was raised.
Southold Town will continue to enhance its ability to enforce its regulations.
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HAMLET GOALS
Next follows a discussion for each hamlet, including a summary of land use and zoning. These
hamlets include are Cutchogue, East Marion, Fishers Island, Greenport West, Laurel, Mattituck,
New Suffolk, Orient, Peconic, and Southold. For ease of reference, the order of hamlets in this
section is alphabetical. A map illustrating their locations is included as Figure 6.
Included in these hamlet-specific discussions are the long-term goals identified in the 2007-08
Hamlet Stakeholder Initiatives work, as well as current issues identified by the public over the
course of the many meetings that have been held for this plan. Reviewing each hamlet separately
will show that there are similarities among all the hamlets, but also that each hamlet has its own
individual character. The unique nature of each hamlet will need to be considered in future
zoning and land use decisions.
Figure 6. Hamlet Map (to be added later)
Commented [AG1]: We anticipate the following illustrations for
each hamlet: photo, land use map, and zoning map.
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CUTCHOGUE
Cutchogue hamlet is located in the western half of the Town and stretches from the Long Island
Sound across the entire width to the Peconic Bays. It is bordered on the west by Mattituck, on the
east by Peconic, and New Suffolk on the south. Cutchogue is the one of the largest of the ten 10
hamlets with 6,322 acres.
Nearly half of the land in Cutchogue—3,125 acres— is in agricultural, a use. Those 3,125 acres
of farmland that greatly influences are a large part of the community character of Cutchoguethe
hamlet. The Its historic buildingscharacter of Cutchogue also providelends its a sense of place,
with the library, Village Green, and surrounding historic buildings forming the center of the
historic hamlet.
Residential land uses cover nearly a third of the land in Cutchogue, with the majority being
single family homes located south of State Routet. 25.
The Transportation category is the third largest land use category at 387 acres or 6% percent of
the total. In 2007, the Cutchogue Hamlet Stakeholders identified traffic as their the hamlet’s
most pressing issue. Traffic congestion on State Route 25, traffic safety at intersections, and
pedestrian safety, particularly along State Route 25, were all listed as issues of concern.
The hamlet includesre are 372 acres of land categorized as recreation and open space. These
Such uses include two golf courses—, one a small public course, and one a large private
onecourse, —as well as Town preservesparcels such as the Downs Farm Preserve.
Most of the commercial uses are located along State Route 25, with a few scattered along County
Road 48. These commercial areas include the hamlet center, which contains the post office,
restaurants, and various shops and services. The hamlet center is notable in that there is a
significant amount of Hamlet Business-zoned land that is currently undeveloped, so its growth
potential is higher than that of other Southold hamlet centers. In addition, Ddespite having one of
the busier commercial areas in the Town, Cutchogue’s hamlet center has retained a lot of its
historic character and small- town charm due to the re-use of many of its historic buildings being
re-used by businesses like banks and public uses like libraries.
Cutchogue has a second commercial area that is disconnected from the hamlet center. Located on
State Route 25, it contains a typical small shopping center anchored by a large grocery store,
with other businesses stretched along the main road in both directions.
Cutchogue contains the only majorlargest industrial areaindustrial park in the Town, an industrial
park located in the area north of County Road 48 between Depot and Cox Lanes. This industrial
area represents significant growth potential for growth of the Town’s tax base due to the
relatively large amount of undeveloped land in the park. The land use category of waste
handling, encompasses at 78 acres, which includesis higher in Cutchogue than elsewhere in the
town due to the Town-owned’s transfer and recycling stationformer landfill/transfer station and
other waste handling businesses located nearby.
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A complete list of land uses and the amountcorresponding acres and percentages found in
Cutchogue can be found are in Table 4. Land Use in Cutchogue.
TABLE 4. LAND USE IN CUTCHOGUE
Land Use Acres %
Agriculture 3,125 49.4
Residential 1,792 28.3
Transportation 387 6.1
Vacant 373 5.9
Recreation & Open Space 372 5.9
Commercial 88 1.4
Waste Handling & Mgt 78 1.2
Institutional 64 1.0
Industrial 38 0.6
Utilities 3 0.0
Total Acres 6,322
ZONING IN CUTCHOGUE
In Cutchogue, twelve 12 of the nineteen 19 zoning districts appearare represented, with the
Agricultural Conservation district covering 3,765 acres, or 60% percent of the land, and the
Residential 40 and 80 comprising covering most of the rest of the land. Cutchogue is one of only
two hamlets to containing Light Industrial Office zoning, which is located in the industrial park
area north of County Road 48, between Cox Lane and Depot Lane. There is significant Hamlet
Business-zoned land that remains undeveloped along Griffing and North Streets. Commercial
buildout of this land will expand the focus of the Hamlet Center Business District.
See Table 13 shows. Zzoning in the hamlets of Southold Town and is at the end of this chapter.
BUILDOUT ANALYSIS FOR CUTCHOGUE
The theoretical buildout potential for Cutchogue can be estimated by looking at the current land
available for development and the zoning.
There are approximately 1,783 acres of land available for development in Cutchogue. Of those,
there are 1,496 acres of land that can could be further subdivided. Theoretically, if all were
subdivided to their full yield, an additional 640 residential building lots would be created. The
remaining 286 acres of land already exist as 239 individual residential building lots. Added
together they represent the theoretical buildout potential for Cutchogue of 879 additional housing
units.
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Only 27% percent, of those possible additional housing units would be on house lots that already
exist, while the other potential house lots do not exist today, and would have to be created
through the subdivision process.
Commercial and industrial development in Cutchogue is at 13% percent of the potential amount
that would be allowed under the current zoning. At a little over 400,000 square feet, Cutchogue
has the fourth largest amount of existing commercial/industrial building area in the Town. Under
current zoning, if all of the land that is zoned for it this use werewas developed to its full
potential, the result could be eight times the existing amount of commercial building area. This
large amount of potential future commercial/industrial development is mostly due to the large
undeveloped parcels in the industrially-zoned area park north of County Road 48, between Depot
and Cox Lanes. See Figure 4 illustrates. ‘Athe amount of existing and potential future
commercial &and industrial development in the Town of Southold Town, by Hhamlet’.
These buildout numbers are estimates based on the best available data. Many factors influence
how much land will be subdivided, and how many homes will actually be constructed in the
future. These factors include the ongoing land preservation program, as well as the fact that
while much of the land that is theoretically available for residential development because ofdue
to its zoning, it is already being actively used for agriculture in Cutchogue and might never be
converted to home sites. See the buildout analysis discussion in the first section of this chapter
for more discussion on this topic.
Figures:
Land Use Map for Cutchogue
Zoning Map for Cutchogue
GOALS/ISSUES FOR CUTCHOGUE
Preserving farmland and farming are important for the future of Cutchogue, as are historic
preservation, and making sure new commercial development is at a scale consistent with the
small-town character of the hamlet center. Residents identified traffic as one of their main
concerns, especially traffic safety.
1. Preserve farmland and the business of agriculture. Thise goal is addressed in more
detail in the Chapter 7,Agriculture, “Economic Development,” Chapter 9,
“Agriculture,” and Chapter 10, “Land Preservation.” Chapters of this plan.
2. Ensure future commercial development in the hamlet center is at a scale consistent
with the historic hamlet’s character. This goal can be met through the implementation
of Goal 12 of this chapter, which calls for a town-wide review and an update of the
zoning code, and by creating design standards as identified in the goals of the Chapter
5, “Community Character.” Chapter of this plan.
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3. Ensure future development in and near the hamlet center reflects a walkable
community by including pedestrian infrastructure. This issue is addressed in the
Chapter 4, “Transportation & Infrastructure,” Chapter of this plan which contains a
goal to adopt a Complete Streets policy that would include improving pedestrian
infrastructure.
4. Improve traffic safety and congestion in the hamlet through traffic calming and other
measures. Details from the hHamlet sStakeholder’s’ recommendations are included in
the Chapter 4, “Transportation and& Infrastructure.” Chapter of this plan.
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EAST MARION
The hamlet of East Marion is located in the eastern half of the Town. It is bordered on the west
by Greenport West and on the east by Orient. To the north is the Long Island Sound, and to the
south is Orient Harbor. East Marion is one of the smaller hamlets, with 1,412 acres.
Most of the 1,412 acres of land in East Marion is in residential use at 589 acres or 41% percent,
and most are single- family residences. The historic homes along State Route 25, together with
the various enclaves of homes along both the Long Island Sound and the Peconic the Bay, with
their beaches and open spaces are a major part of East Marion’s unique character. East Marion is
a popular vacation home destination with over 50% percent of its 863 houses characterized as
seasonal in the 2010 Census.
The next largest category of land use is recreation and open space at 19% percent. Most of the
269 acres in this category are considered “open space,”, or land that must stay free of buildings
and other development. Parkland such as the Ruth Oliva Preserve at Dam Pond Preserve, as well
asand the open spaces in Pebble Beach Farms subdivision fall into this category. Active
recreation areas such as Old Schoolhouse Park are also in this category.
East Marion has a small but active farming community, which adds to its rural character. There
are 157 acres in agricultural use in East Marion, or 10% percent of the land. Streets and related
transportation uses cover about 8% percent of the land. The train’s last stop is in Greenport, so
tThere is no train station in East Marion,. but Tthere are both public and private bus services that
serve East Marionin the hamlet.
The very small business district in East Marion, the smallest ofin the Town, is an important part
of the character of the hamlet. Residents generally prefer it to stay small. The hamlet center
consists of one a small retail general store, the post office, the fire department, and several bed-
and-breakfast businesses.
A complete list of land uses and the amountcorresponding acres and percentages found in East
Marion can be foundare in Table 5. Land Use in East Marion.
TABLE 5. LAND USE IN EAST MARION
Land Use Acres %
Residential 589 41.7
Recreation & Open Space 269 19.0
Vacant 247 17.5
Agriculture 157 11.1
Transportation 113 8.0
Commercial 29 0.7
Institutional 4 0.3
Utilities 4 0.0
Total Acres 1,412
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ZONING IN EAST MARION
The zoning in East Marion is almost entirely residential. Only six 6 of the nineteen19 zoning
districts appearare represented, with the R-40 district covering 773 acres, and the R-80 at 607
acres. There is a very small amount, one acre, of commercially zoned land in the hamlet center—
– the post office property, the parcel next door, and a small part of the firehouse parcel. The
other commercial zoning includes 4 acres of “Resort Residential,” an acre of which iswith most
developed as condominiums, a little over an acre of RR on the main road developed as a hotel,
and the remainder as residentialan acre and a half of RR on Bay Avenue. The single largest
commercial property in East Marion is the former oyster factory property at the end of Shipyard
Lane, which contains an estimated 15 acres of buildable Marine II (MII)- zoned land.
See Table 13 shows. Zzoning in the hamlets of Southold Town and is at the end of this chapter.
BUILDOUT ANALYSIS FOR EAST MARION
The theoretical buildout potential for East Marion can be estimated by looking at the current land
available for development and the zoning.
There are approximately 287 acres of land available for development in East Marion. Of those,
there are 20 parcels consisting of 145 acres of land that cancould be further subdivided.
Theoretically, if all were subdivided to their full yield, an additional 73 building lots would be
created. The remaining 141 acres of land already exist as 174 individual vacant house lots.
Added together they represent the theoretical buildout potential for East Marion of 287
additional housing units.
The majority, or 61% percent, of those possible additional housing units would be on house lots
that already exist, while the other potential house lots do not exist today, and would have to be
created through the subdivision process.
Commercial and industrial development in East Marion is at 8% percent of the potential amount
that would be allowed under the current zoning. At a little over 22,000 square feet, East Marion
has the second smallest lowest amount of existing commercial/industrial building area in the
Town. Under current zoning, if all of the land that is zoned for it these uses werewas developed
to its full potential, the result could be twelve 12 times the existing amount of commercial
building area. This is mainly attributed to the large Marine II-zoned parcel at the end of Shipyard
Lane. See Figure 4 illustrates the. ‘A amount of existing and potential future commercial & and
industrial Ddevelopment in the Town of Southold Town, by Hhamlet’.
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These buildout numbers are estimates based on the best available data. Many factors influence
how much land will be subdivided, and how many homes will actually be constructed in the
future. These factors include the economy, and the ongoing land preservation program. See the
buildout analysis discussion in the first section of this chapter for more discussion on this topic.
GOALS/ISSUES FOR EAST MARION
East Marion residents value their rural quality of life in the hamlet, including theits physical
beauty of the hamlet, its shorelines and remaining open spaces, and its night skies. Also
important is keeping their community peaceful, friendly, and quiet—; a place where families can
remain for generations.
1. Preserve the existing open spaces that are left in East Marion. This topic is covered in
more detail in the Chapter 10, “Land Preservation.” Chapter of this plan.
2. Preserve the rural quality of life. This issue is covered in more depth in the Chapter 5,
“Community Character,” Chapter of this plan, as well as in Goal 12 of this chapter, which
calls for a review of the Town Code to ensure zoning and other land use regulations
accurately reflect the quality of life in each hamlet..
3. Improve traffic congestion, and traffic and pedestrian safety on State Route 25, especially
in the hamlet center. This topic is covered in more detail in the Chapter 4,
“Transportation & Infrastructure.” Chapter of this plan.
4. Limit future commercial development to match the very small scale of the hamlet center.
East Marion residents are generally satisfied with the very small amount of commercial
activity in their hamlet center and have expressed a reluctance for that to grow. They
generally use Greenport Village and points farther west to serve their needs for goods and
services. This issue is reflected in Goal 12 of this chapter, whichthat calls for a review of
the Town Code to ensure zoning and other land use regulations accurately reflect the
needs of each hamlet.
5. Develop a plan for managing the deer population. The Town has been carrying out a plan
to do so, and this issue is more fully discussed in the Chapter 6, “Natural Resources and&
Environment.”al Protection Chapter of this plan.
Figures:
Land Use Map
Zoning Map
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FISHERS ISLAND
Fishers Island hamlet is a long, narrow island located at the eastern tip of Southold Town, about
12 miles northeast of Orient Point, and 4 miles from the coast of Connecticut. It is surrounded by
Long Island Sound to the west, Fishers Island Sound on the north, and Block Island Sound to the
south. Fishers Island is 3,200 acres in size, and about 7 miles in length.
Visiting Fishers Island is like going back in time. The pace is slower, there is little traffic, and
except for the bustle of activity near the dock when the ferry lands, the island is relatively quiet
and peaceful. As an island, its challenges are different than those facing the rest of Southold
Townthe hamlets. Over a third of Fishers Island’s 3,200 acreages isare developed with
residential land uses, most of which are single- family homes. An unusual statistic about Fishers
Island is thatApproximately 80% percent of those 554 homes are seasonal. This is much higher
than the town-wide average of 36% percent, and demonstrates one of the biggest problems
facing Fishers Island, the continuing decline of its year-round population. The density of housing
on the island is 0.25 housing units per acre, or about half of the density in the Town overall.
Another prominent feature of land use on Fishers Island is its recreation and open space, which
coversing nearly 20% percent of the land. There are two golf courses, and considerable areas of
natural land protected by the Henry L. Ferguson Museum that holds Fishers Island’s only Land
Trust. Another 26% percent of the land remains undeveloped, yet is technically available for
development in the future. There is no land in agricultural use, though there is active aquaculture
conducted in the water on and around Fishers Island.
Commercial uses are spread out in several isolated pockets of commercial and industrial zoning
on the west end of the island, most located outside the small hamlet center. The hamlet center
consists of several shops, a museum, and a municipal building that includes the post office.
A complete list of land uses and corresponding the acres and percentages amount found on
Fishers Island can be foundare in Table 6. Land Use on Fishers Island.
TABLE 6. LAND USE ON FISHERS ISLAND
Land Use Acres %
Residential 940 36.3
Vacant 669 25.9
Recreation & Open Space 471 18.2
Transportation 329 12.7
Institutional 95 3.7
Waste Handling & Mgt 28 1.1
Industrial 24 0.9
Commercial 22 0.9
Utilities 7 0.3
Total Acres 2,586
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ZONING ON FISHERS ISLAND
The zoning on Fishers Island is unique in that it is the only place in Southold Town that has
Residential 120 (R-120) zoning, otherwise known as “3-acre” zoning, which covers nearly 70%
percent of the island. Nine of the nineteen 19 zoning districts appear, with the R-120, R-80, and
R-40 districts covering 2,262 of Fishers’ 3,200 acres. The commercial zoning is spread out into
six areas with the two largest areas being the 18 acres of General Business (B) zone near the
ferry, and the 13 acres of Limited Business (LB) zone along Crescent and Fox Avenues.
See Table 13 illustrates .the Zzoning in the hamlets of Southold Town and is at the end of this
chapter.
BUILDOUT ANALYSIS FOR FISHERS ISLAND
The theoretical buildout potential for Fishers Island can be estimated by looking at the current
land available for development and the zoning.
There are approximately 679 acres of land available for development in Fishers Island. Of those,
there are 328 acres of land that can could be further subdivided. This is not counting the Fishers
Island Club golf course. Theoretically, if all were subdivided to their full yield, an additional 57
building lots would be created. The remaining 351 acres of land already exist as 177 individual
vacant house lots. Added together they represent the theoretical buildout potential for Fishers
Island: of 234 additional housing units.
The majority, 76% percent, of those possible additional housing units would be on house lots
that already exist, while the other potential house lots do not exist today, and would have to be
created through the subdivision process.
Commercial and industrial development on Fishers Island is at 36% percent of the potential
amount that would be allowed under the current zoning. At a little over 100,000 square feet,
Fishers Island has the fifth smallest lowest amount of existing commercial/industrial building
area in the Town. Under current zoning, if all of the land that is zoned for it this use was
developed to its full potential, the result could be three times the existing amount of commercial
building area. Figure 4 illustrates the amount of existing and potential future commercial and
industrial development in Southold Town, by hamlet.See Figure 4. ‘Amount of Existing and
Potential Future Commercial & Industrial Development in the Town of Southold, by Hamlet’.
These buildout numbers are estimates based on the best available data. Many factors influence
how much land will be subdivided, and how many homes will actually be constructed in the
future. These factors include the economy, and the fact that much of the land that can be further
subdivided is currently controlled by the Fishers Island Development Corporation (FIDCO).See
the buildout analysis discussion in the first section of this chapter for more discussion on this
topic.
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GOALS/ISSUES FOR FISHERS ISLAND
The residents of Fishers Island wish to maintain the island’s quiet, rural lifestyle and strong
community networks that define its character. Maintaining and growing the year-round
population and economy are crucial aspects of this vision, as are protecting its natural resources
and limiting tourism to a sustainable level.
1. Facilitate a stable population of year-round residents on the island. The year-round
population is dwindling, in part due to lack of jobs and lack of affordable homes.
a. Create new housing at a price that is attainable for year-round residents. This
topic is covered in more detail in the Chapter 8, “Housing.” Chapter of this plan.
b. Create quality jobs; and
c. Create or maintain efficient, affordable commuting options to the mainland.
2. Strengthen and diversify the economic base of the island to provide the goods and
services necessary for a year-round population, as well as to create quality local
employment.
a. Examine the zoning on Fishers Island to identify changes tailored to the island’s
unique demographic and economic challenges. This issue is addressed in Goal 12
of this chapter, which calls for an examination of the zoning town-wide. Fishers
Island’s challenges are shared to some degree by all the hamlets,; however, due to
the small size and isolation of the island, these challenges are intensified and
probably require unique solutions.
The implementation of this goal for Fishers Island has a head start over other
hamlets because of all the hard work done by the Land Use committee of Fishers
Island citizens who identifiedying where zoning can could be modified to better
accomplish the goals of the island. This work will also complement and can be
used in conjunction with the Island Community Board’s plans to create an action
plan for the iIsland.
3. Ensure the infrastructure on the island is in good repair, and used in a sustainable manner.
This topic is covered in more detail in the Chapter 4, “Transportation and &
Infrastructure.” Chapter of this plan.
Figures:
Land Use Map
Zoning Map
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3 Land Use & Zoning Southold Town Comprehensive Plan Update
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GREENPORT WEST
The hamlet of Greenport West is located in the eastern half of the Town’s mainland, in the area
just outside of and surrounding the incorporated Village of Greenport. Greenport West is
bordered on the west by the hamlet of Southold and Arshamomaque Pond, and on the east by
East Marion. To the north is the Long Island Sound, and to the south is Greenport Village, Pipes
Cove, and Greenport Harbor. This area of the nNorth fFork narrows significantly, and is nearly
completely separated from the rest of the nNorth fFork by Arshamomaque Pond. VehicleThe
connections are via a narrow strip of land along County Road 48 and a bridge on State Route 25.
Greenport West is 2,477 acres in size. The name comes from the U.S. Census and can be
confusing given that this land area is located both east and west of the Village of Greenport. The
hamlet of Greenport West is considered separate from the Village in that the land within the
boundaries of the Village are subject to the rules and regulations of the incorporated Village,
while the land outside the Village boundaries is subject to the regulations of the Town of
Southold. The irregular shape of the Village boundary is the cause behindreason for the irregular
shape of the Greenport West hamlet.
Greenport West is primarily a residential hamlet, with nearly a third of its land in residential
uses. Several distinct residential neighborhoods located along the various water bodies
characterize this hamlet. There are 1,837 homes, at a density of 0.7 housing units per acre. This
is the only hamlet with life care facilities including San Simeon by the Sound, a non-profit
nursing home, and Peconic Landing, a large private retirement community.
The hamlet is unusual in the type and distribution of its open space. The preserved land occurs
primarily in a large block of what is known as Moore’s Drain, and is a complex of woodland and
wetlands. There is also a golf course and a Ccounty park.
The commercial center for Greenport West is the Village of Greenport, which contains a grocery
store, pharmacy, post office, restaurants, and other shops. Commercial land use outside the
Village covers about 7% percent, which is a significantly greater percentage than town-wide or
other hamlets. Some of this can be attributed to the fact that Greenport West contains several
marinas, and motels, more than any other hamlet.
Greenport West has a small amount of agricultural land, covering a little over 5% percent, and is
much lower than most other hamlets and the Town overall.
GREENPORT VILLAGE
The incorporated Village of Greenport has its own government and is outside the purview of
Southold Town planning. However, Tthe village is an important neighbor and partner for the
Town. There are shared services, such as police, and some municipal sewer connections. And In
addition, the village contains a grocery store, library, and other shops and services that are a
benefit to the easternmost hamlets of Greenport, East Marion, and Orient. Greenport Village is
surrounded on three sides by the hamlet of Greenport West, and on the south by Pipes Cove and
Greenport Harbor. It is 744 acres in size.
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A complete list of land uses and the amount found in Greenport West can be found in Table 7.
Land Use in Greenport West.
TABLE 7. LAND USE IN GREENPORT WEST
Land Use Acres %
Residential 697 28.1
Recreation & Open Space 627 25.3
Vacant 390 15.7
Transportation 194 7.8
Institutional 184 7.4
Commercial 179 7.2
Agriculture 130 5.3
Industrial 27 1.1
Utilities 10 0.4
Waste Handling & Mgt 9 0.4
Total Acres 2,447
ZONING IN GREENPORT WEST
The zoning in Greenport West, like that of all the other hamlets, is mostly residential. Eleven of
the nineteen 19 zoning districts appear here, with Residential 80 (R-80) and R-40 covering the
most land at 1,767 acres. This hamlet has the most Hamlet Density (HD) zoned land in Southold
Town at 169 acres, most of which is in the Peconic Landing development. It is one of three
hamlets to contain the Affordable Housing District (AHD) zoning at 48 acres, located in the
Cedarfields and Pheasant Run developments off Moores Lane.
Greenport West is the only other hamlet, other than Cutchogue, to contain Light Industrial Office
(LIO) zoning, which stretches along the south side of State Route 25 from just west of Chapel
Lane to Moores Lane. Much of that land contains extensive wetlands and 62 of the 95 acres of
LIO zoned land has since been protected from future development. Most of the land in that zone
that could be developed has been, with the bulk of that development occurring east of Silvermere
Road.
Table 13 illustrates the zoning in the hamlets of Southold Town and is at the end of this
chapter.See Table 13. Zoning in the hamlets of Southold Town at the end of this chapter.
BUILDOUT ANALYSIS FOR GREENPORT WEST
The theoretical buildout potential for Greenport West can be estimated by looking at the current
land available for development and the zoning.
There are approximately 407 acres of land available for development in Greenport West. Of
those, there are 231 acres of land that can could be further subdivided. Theoretically, if all were
3 Land Use & Zoning Southold Town Comprehensive Plan Update
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subdivided to their full yield, an additional 98 building lots would be created. The remaining 176
acres of land already exist as 213 individual vacant house lots. Added together they represent the
theoretical buildout potential for Greenport West of 311 additional housing units.
Nearly 70% percent, of those possible additional housing units would be on house lots that
already exist, while the other potential house lots do not exist today, and would have to be
created through the subdivision process.
Commercial and industrial development in Greenport West is at 32% percent of the potential
amount that would be allowed under the current zoning. At over 450,000 square feet, Greenport
West has the third largest amount of existing commercial/industrial building area in the Town.
Under current zoning, if all the land that is zoned for it wasthe use were developed to its full
potential, the result could be three times the existing amount of commercial building area. See
Figure 4 illustrates the amount of existing and potential future commercial and industrial
development in Southold Town, by hamlet.Figure 4. ‘Amount of Existing and Potential Future
Commercial & Industrial Development in the Town of Southold, by Hamlet’.
These buildout numbers are estimates based on the best available data. Many factors influence
how much land will be subdivided, and how many homes will actually be constructed in the
future. These factors include the economy, and the ongoing land preservation program. See the
buildout analysis discussion in the first section of this chapter for more discussion on this topic.
GOALS/ISSUES FOR GREENPORT WEST
During the Hamlet Study and subsequent Hamlet Stakeholder meetings, residents of the hamlet
of Greenport West hamlet residents expressed a vision that included preserving remaining open
spaces and wetlands, and enhancing scenic areas, as well as the character of the existing
neighborhoods. They also supported new housing opportunities for the workforce, as well as an
improved public transportation system.
1. Preserve remaining open space and natural areas. This topic is covered in more detail in
the Chapter 10, “Land Preservation.” Chapter of this plan.
2. Homes that are affordable to year-round residents are important. Accomplish the creation
of more affordable homes, and ensure they are spread throughout the Town in equal
measure. This topic is covered in more detail in the Chapter 8, “Housing.” Chapter of this
plan.
3. Improve the State Route 25 Scenic Corridor in Greenport by enforcing current codes
regarding signage, outdoor storage, and similar. Goal 13 of this chapter addresses code
enforcement and the need to continue to improve it town-wide.
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4. Maintain and improve the community character through the continuation of the
Architectural Review Committee for all commercial development. For more on this topic,
see the Chapter 5, “Community Character.” Chapter of this plan.
5. Improve pedestrian and traffic safety, especially at the intersection of County Road 48
and State Route 25, and on County Road 48 at the Soundview Inn. This topic is discussed
in more detail in the Chapter 4, “Transportation and& Infrastructure.” Chapter of this
plan.
6. Protect the quality of life by minimizing light pollution. Light pollution is addressed in
more detail in the Chapter 5, “Community Character,” and Chapter 6, “Natural Resources
and& Environment.”al Protection Chapters of this plan.
Figures:
Land Use Map
Zoning Map
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MATTITUCK / LAUREL
Mattituck and Laurel are the gateway to Southold Town from the west, and are important in
establishing the overall first impression of the overall character of the Town. The two hamletsy
are addressed together in this plan for the purposes of generating statistics, primarily due to the
boundary between them being difficult to pinpoint. Changes to school districts over time have
caused official boundary lines to differ from those recognized by long-time residents. Another
challenge toIn addition, a small portion of Laurel having its own identity in Southold Town is
that a small portion of the hamlet is located in Riverhead Town. The two hamlets will be referred
to as “Mattituck/Laurel” when discussing statistics, yet will also be treated asrecognizing they
are two distinct places with regard to their character and scale.
Mattituck hamlet is located in the western half of the Town’s mainland, and stretches from the
Long Island Sound across the entire width of the nNorth fFork to the Peconic Bays. It is bordered
on the northwest by Riverhead Town, the southwest by Laurel, and the east by Cutchogue. To
the north is Long Island Sound, and the south is Great Peconic Bay. Laurel hamlet is located in
the southwestern end of the Town, bordered by Riverhead Town on the west, Mattituck on the
north and east, and the Great Peconic Bay on the south. Mattituck hamlet is located in the
western half of the Town’s mainland, and stretches from the Long Island Sound across the entire
width of the north fork to the Peconic Bays. It is bordered on the northwest by Riverhead Town,
the southwest by Laurel, and the east by Cutchogue. To the north is Long Island Sound, and the
south is Great Peconic Bay. Mattituck/Laurel contain There are 7,569 acres of land in
Mattituck/Laurel.
Mattituck/Laurel contains nearly as much agricultural land as Cutchogue at almost 3,000 acres,
or 40% percent of its land area. The wide expanses of agricultural land that can be seen along
State Route 25 and County Road 48 are aestablish in large part of the character of this area.
Another iconic identifying feature is the Mattituck Creek, a significant body of water that isover
two miles long. The large amount ofcreek’s extensive protected shoreline creates many
opportunities for waterfront access and its. The headwaters can be viewed by passing motorists
travelling on County Road 48,. and aAt itsthe mouth is a public beach with wide, open views of
the Long Island Sound.
Residential uses cover over 30% percent of the land in Mattituck/Laurel and are comprised
almost entirely of single- family residences. There are 3,151 housing units in Mattituck/Laurel at
an overall density of 0.4 housing units per acre, and a little bitslightly less dense than the overall
town density of 0.5. As is the case in all of the hamlets, the overall density does not reflect the
true density of any given neighborhood. In Mattituck/Laurel, Tthere are both pockets of very
high- density neighborhoods in both Mattituck and Laurel, along with as well as large blocks of
undeveloped land, some in agriculturale, some preserved natural woodlands like the Laurel Lake
Preserve.
Although only 2% percent of the land area of Mattituck/Laurel are is considered commercial,
Mattituck contains one of the largest and most diverse commercial centers in the Town, with a
bustling hamlet center and a second, larger business district to the west of the hamlet center.
3 Land Use & Zoning Southold Town Comprehensive Plan Update
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Together, these commercial centers arethey serve as the western part of the Town’s primary
commercial hub.
Laurel contains a small hamlet center located just off State Route 25, compriosed of just a few
businesses. Another larger group of businesses stretches along State Route 25 from the train
trestle east.
Mattituck contains significant areas of light industrial uses, the most visible being along the
railroad tracks near the hamlet center.
A summary of the land use categories in Mattituck/Laurel is shown in Table_ 8. Land Use in
Mattituck/Laurel.
TABLE 8. LAND USE IN MATTITUCK/LAUREL
Land Use Acres %
Agriculture 2,983 39.4
Residential 2,412 31.9
Recreation & Open Space 850 11.2
Transportation 529 7.0
Vacant 446 5.9
Commercial 133 1.8
Utilities 98 1.3
Institutional 76 1.0
Industrial 42 0.6
Total Acres 7,569
ZONING IN MATTITUCK/LAUREL
Eleven of the nineteen 19 zoning districts appear are represented in Mattituck and Laurel, with
45% percent, or 3,459 acres being zoned Agricultural Conservation, and with R-80 and R-40
covering most of the rest of the land. Mattituck and Laurel combined have the most General
Business (B) zoned land compared to theof all other hamlets at 73 acres, and the second largest
amount of Hamlet Business (HB) zoned land at 43 acres. Most of the Hamlet Business zoning is
in Mattituck in the Love Lane area, although Laurel has a small amount near State Route 25 on
Franklinville Road.
See Table 13 shows. Zzoning in the hamlets of Southold Town and is at the end of this chapter.
BUILDOUT ANALYSIS FOR MATTITUCK/LAUREL
The theoretical buildout potential for Mattituck/Laurel can be estimated by looking at the current
land available for development and the zoning.
3 Land Use & Zoning Southold Town Comprehensive Plan Update
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There are approximately 2,249 acres of land available for residential development in
Mattituck/Laurel. Of those, there are 1,939 acres of land that cancould be further subdivided.
Theoretically, if all were subdivided to their full yield, an additional 810 building lots would be
created. The remaining 311 acres of land already exist as 317 individual vacant house lots.
Added together they represent the theoretical buildout potential for Mattituck/Laurel of 1,127
additional housing units.
Nearly 30% percent of those possible additional housing units would be on house lots that
already exist, while the other potential house lots do not exist today, and would have to be
created through the subdivision process.
Commercial and industrial development in Mattituck/Laurel is at 35% percent of the potential
amount that would be allowed under the current zoning. At over 800,000 square feet,
Mattituck/Laurel has the largest amount of existing commercial/industrial building area in the
Town. Under current zoning, if all the land that is zoned for it was developed to its full potential,
the result could be three times the existing amount of commercial building area. Figure 4
illustrates the amount of existing and potential future commercial and industrial development in
Southold Town, by hamlet.See Figure 4. ‘Amount of Existing and Potential Future Commercial
& Industrial Development in the Town of Southold, by Hamlet’.
These buildout numbers are estimates based on the best available data. Many factors influence
how much land will be subdivided, and how many homes will actually be constructed in the
future. These factors include the ongoing land preservation program, as well as the fact that, like
Cutchogue, much of the land that is theoretically available for residential development because
ofdue to its zoning is already being actively used for agriculture in Mattituck and Laurel and
might never be converted to homes. See the buildout analysis discussion in the first section of
this chapter for more discussion on this topic.
GOALS/ ISSUES FOR MATTITUCK/LAUREL
Mattituck/Laurel residents have expressed a vision that includes preserving farmland and open
spaces, retaining the character of the hamlets, and improving traffic safety and pedestrian access
in and near the hamlet center.
1. Preserve farmland and the business of agriculture. Thise goal is addressed in more detail
in the Chapter 7, Agriculture, “Economic Development,” Chapter 9, “Agriculture,” and
Chapter 10, “Land Preservation.” Chapters of this plan
2. Ensure future commercial development in the hamlet center is at a scale consistent with
the hamlet’s character. This goal can be met through the implementation of the hamlet
center subsection of Goal 12 subsection on hamlet centers, and by creating design
standards as identified in the goals of the Chapter 5, “Community Character.” Chapter of
this plan.
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3. Prevent retail sprawl and the potential creation a third retail business area that will detract
from Love Lane, and the nearby retail shopping center. This concern is addressed in Goal
12 of this chapter, in the subsection entitled “Business Corridors Outside the Hamlet
Centers Zoning Update.”. There is anOne objective that would help achieve this goal
would be toby directing retail uses to the hamlet centers while providing for additional
uses in the business corridors outside of the hamlet centers.
4. Improve the pedestrian safety and walkability of Main Road from Factory Avenue to
Love Lane including a link for safe pedestrian crossing from Love Lane. Both The
Ttown-wide Goal 12 in the hamlet center subsection, as well as and Chapter 4,the
“Transportation & Infrastructure.”Chapter of this plan address this issue.
5. Update the uses in the Light Industrial zones near the hamlet center to adapt to a
changing economy. This issue is reflected in Goal 12 of this chapter, which calls for a
review of the Town Code to ensure zoning and other land use regulations accurately
reflect the needs of each hamlet.
6. Affordable, attainable housing is important, and the most acceptable model is converting
an existing large house to several apartments, rather than large, new developments. The
Chapter 8, “Housing,” Chapter of this plan addresses this issue in more detail.
7. Create a ‘village green’ for the hamlet center. The Chapter 13, “Parks and& Recreation,”
Chapter of this plan also includes this goal.
Figures:
Land Use Map
Zoning Map
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NEW SUFFOLK
The compact hamlet of New Suffolk is located on the south shore in the western half of the
Town’s mainland, on the south shore. It is bordered on the west and north by Cutchogue, on the
south by Great Peconic Bay, and on the east by Cutchogue Harbor. At 335 acres, New Suffolk is
the smallest hamlet at 335 acres. Robins Island, located a mile off the south shore of New
Suffolk in the Great Peconic Bay, technically adds another 454 acres to the area of New Suffolk;,
however, the island is protected from future development by a conservation easement, and is
discussed separately in the statistics about land use for the hamlet.
New Suffolk’s hamlet center features, a with its traditional, rectangular compact street grid
pattern, small lots, and a tiny schoolhouse, which combine to gives the hamletgenerate a lot of an
air ofits quiet charm. The waterfront area along First Street was at one time an industrial area,
with submarine manufacturing and other industrial uses. Theis area was transformed over time
and now there boastsis a popular sandy beach, a boat ramp, and spectacular views of Cutchogue
Harbor and the bay. Commercial activity in the hamlet is limited to a few shops, and restaurants,
and small marinas.
Land use in the hamlet is mostly residential, single- family homes. RSuch residential uses
account for nearly 50% percent of the land area, with 307 housing units at a density of 0.9
housing units per acre. This density is nearly twice as high as the town-wide average. 37Thirty-
seven% percent of the homes in New Suffolk are seasonal, a rate that is similar to the Ttown-
wide percentage.
The small amount of agricultural land in agriculture in New Suffolk is part of a larger Cutchogue
farm. Other than Fishers Island, it’s New Suffolk is the only hamlet bypassed by both State
Route 25 and County Road 48 and State Road 25, although summer crowds still manage to find
their way tothere for its lovely views and beach.
A summary of the land use categories in New Suffolk is shown in Table 9. Land Use in New
Suffolk.
TABLE 9. LAND USE IN NEW SUFFOLK
Land Use Acres %
Residential 161 48
Vacant 60 18
Agriculture 47 14
Transportation 36 10.7
Recreation & Open Space 19 6
Commercial 6 2
Industrial 5 1
Institutional 1 0.3
Total Acres* 335
*Not including 454-acre Robins Island
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ZONING IN NEW SUFFOLK
Eight of the nineteen 19 zoning districts appear are represented in New Suffolk. The Residential
400 (R-400, or “ten10-acre zoning”) covers the largest amount of land area;, but this is entirely
due to the 454-acre Robins Island being counted as part of New Suffolk. The mainland of New
Suffolk is zoned in about equal partshalf Residential (mostly R-40) and Agricultural
Conservation on theits outskirts, and the other half residential, mostly R-40.
There is very little commercially zoned property in New Suffolk, with the majority located in the
Marine I and Marine II zones and being mostly developed as marinas on the waterfront. A small
amount of Hamlet Business zoned land, 4 four acres, is located on First Street.
See Table 13. shows Zzoning in the hamlets of Southold Town and is at the end of this chapter.
BUILDOUT ANALYSIS FOR NEW SUFFOLK
The theoretical buildout potential for New Suffolk can be estimated by looking at the current
land available for development and the zoning.
There are approximately 78 acres of land available for residential development in New Suffolk.
Of those, there are 29 acres of land that cancould be further subdivided. Theoretically, if all were
subdivided to their full yield, an additional 10 building lots would be created. The remaining 49
acres of land already exist as 29 individual vacant house lots. Added together they represent the
theoretical buildout potential for New Suffolk of 39 additional housing units.
The majority, or 74% percent, of those possible additional housing units would be on house lots
that already exist, while the other potential house lots do not exist today, and would have to be
created through the subdivision process.
Commercial and industrial development in New Suffolk is at 12% percent of the potential
amount that would be allowed under the current zoning. At a little over 19,000 square feet, New
Suffolk has the smallestlowest amount of existing commercial/industrial building area in the
Town. Under current zoning, if all of the land that is zoned for this use wereit was developed to
its full potential, the result could be eight times the existing amount of commercial building area.
See Figure 4 illustrates the amount of existing and potential future commercial and industrial
development in Southold Town, by hamlet.Figure 4. ‘Amount of Existing and Potential Future
Commercial & Industrial Development in the Town of Southold, by Hamlet’.
These buildout numbers are estimates based on the best available data. Many factors influence
how much land will be subdivided, and how many homes will actually be constructed in the
future. These factors include the economy, and the ongoing land preservation program. See the
buildout analysis discussion in the first section of this chapter for more discussion on this topic.
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GOALS/ ISSUES FOR NEW SUFFOLK
New Suffolk residents prefer that their hamlet to stay just the way it is, a peaceful retreat off the
beaten path. Public views and access to the water are important. Although the zoning would
allow it, the vision for the hamlet center does not involve any additional commercial activity, nor
is it likely given the environmental and space constraints of the small, existing parcels.
1. Ensure any future commercial development is be at a scale and intensity that is in
keeping with the small scale of the hamlet. This issue is reflected in Goal 12 of this
chapter, which calls for a review of the Town Code to ensure zoning and other land use
regulations accurately reflect the needs of each hamlet.
2. Improve traffic safety in the hamlet through traffic calming and other measures. Details
from the hHamlet sStakeholder’s’ recommendations are included in the Chapter 4,
“Transportation and & Infrastructure.” Chapter of this plan.
3. Improve the parking situation on First Street and in the vicinity ofnear the beach. This
issue is reflected in the hamlet centers subsection of Goal 12 of this chapter, which calls
for an assessment of parking in each hamlet.
4. Protect the public views and access to the water along First Street. This is partially
addressed in the Chapter 5, “Community Character.” Chapter of this plan.
Figures:
Land Use Map
Zoning Map
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ORIENT
The hamlet of Orient is located on the eastern end of the Town’s mainland. It is bordered on the
west by East Marion and is otherwise surrounded by water—. To theon its north byis the Long
Island Sound, on its southwest isby Orient Harbor, and on its southeast isby Gardiners Bay.
Orient is 3,163 acres in size, not including the islands associated with it. These include Plum
Island, at is 816 acres, Greater Gull is at 25 and Lesser Gull Island is at about 5 acres.
The cOrient’s character of Orient is defined by its farms and its traditional hamlet center with
narrow streets lined with trees and historic buildings. Agricultural land uses cover over a third of
the hamlet’s land area in the hamlet.
There are only a fFew businesses exist in the hamlet center, and very little other commercial
activity elsewhere in Orient, lending to the charm of this quiet hamlet. Orient is also known for
its extensive protected open space and parkland, including Orient Beach State Park and Orient
Point County Park.
Less than a quarter of the land is in residential use; these uses, and they are nearly all single -
family homes. There are 777 housing units, in an overall density of 0.2 units per acre, a rate over
50% percent lower than the overall town-wide housing density.
A complete list of land uses and the amount found in Orient can be found in Table 10. Land Use
in Orient.
TABLE 10. LAND USE IN ORIENT
Land Use Acres %
Agriculture 991 31.3
Recreation & Open Space 924 29.2
Residential 746 23.6
Vacant 281 8.9
Transportation 154 4.9
Institutional 38 1.2
Commercial 22 0.7
Industrial 5 0.2
Utilities 1 0.0
Total Acres* 3,163
*Not including 816-acre Plum Island and other islands.
ZONING IN ORIENT
The zoning in Orient is almost entirely residential. There is a very small amount of commercial
land, mostly on or near Village Lane. The Marine II zoning is largely comporised of the Orient
Point marina area of Orient by the Sea, the Plum Island ferry property, and the Cross Sound
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Ferry property. Plum Island zoning districts are included because Plum Island is included in the
Orient totals.
See Table 13 shows. Zzoning in the hamlets of Southold Town and is at the end of this chapter.
BUILDOUT ANALYSIS FOR ORIENT
The theoretical buildout potential for Orient can be estimated by looking at the current land
available for development and the zoning.
There are approximately 667 acres of land available for development in Orient. Of those, there
are 444 acres of land that cancould be further subdivided. Theoretically, if all were subdivided to
their full yield, an additional 158 residential building lots would be created. The remaining 224
acres of land already exist as 163 individual vacant house lots. Added together they represent the
theoretical buildout potential for Orient of 321 additional housing units.
A little overSlightly more than half, of those possible additional housing units would be on house
lots that already exist, while the other half of the potential future house lots do not exist today,
and would have to be created through the subdivision process.
Commercial and industrial development in Orient is at 21% percent of the potential amount that
would be allowed under the current zoning. At over 37,000 square feet, Orient has the third
smallestlowest amount of existing commercial/industrial building area in the Town. Under
current zoning, if all the land that is zoned for it wasthis use were developed to its full potential,
the result could be five times the existing amount of commercial building area. See Figure 4
illustrates the amount of existing and potential future commercial and industrial development in
Southold Town, by hamlet.Figure 4. ‘Amount of Existing and Potential Future Commercial &
Industrial Development in the Town of Southold, by Hamlet’.
These buildout numbers are estimates based on the best available data. Many factors influence
how much land will be subdivided, and how many homes will actually be constructed in the
future. These factors include the economy, the ongoing land preservation program, and the fact
that much of the land that is able to be subdivided further is in active agricultural use. See the
buildout analysis discussion in the first section of this chapter for more discussion on this topic.
GOALS/ISSUES FOR ORIENT:
Maintaining the quiet, rural character and scenic beauty of the hamlet are high priorities for
Orient.
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1. Preserve open space and farmland. This goal is addressed in more detail in the
Chapter 7,Agriculture, “Economic Development,” Chapter 9, “Agriculture,” and
Chapter 10, “Land Preservation.” Chapters of this plan.
2. Protect water resources from over-use and contamination from septic systems. This
goal is addressed in more detail in the Chapter 6, “Natural Resources and&
Environment.”al Protection Chapter.
3. Create homes that year-round residents, including young people, can afford. This
topic is covered in more detail in the Chapter 8, “Housing.” Chapter of this plan.
4. Improve traffic safety and congestion in the hamlet through traffic calming and other
measures. Details from the hHamlet sStakeholder’s’ recommendations are included in
the Chapter 4, “Transportation and & Infrastructure.” Chapter of this plan.
5. Ensure future commercial development in the hamlet center is in keeping with, and at
a scale consistent with this small, historic hamlet’s character. This goal can be met
through the implementation of Goal 12 of this chapter, which calls for a review of the
Town Code to ensure zoning and other land use regulations accurately reflect the
needs of each hamlet, and by creating design standards as identified in the goals of
the Chapter 5, “Community Character.” Chapter of this plan.
6. Ensure future residential development in the hamlet is in keeping with, and at a scale
consistent with the hamlet’s character. This goal can be met, in part, through the
implementation of this chapter’s Goal 12, which contains a subsection on updating
regulations for Residential Uses including home sizes..
7. Protect the integrity of the Orient’s historic district. This topic is covered in more
detail in the Chapter 5, “Community Character.” Chapter of this plan.
Figures:
Land Use Map
Zoning Map
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PECONIC
The hamlet of Peconic is located near the center of the Town’s mainland. It is bordered on the
west by Cutchogue and on the east by Southold. To the north is the Long Island Sound, and to
the south is Hog Neck Bay. Peconic is 2,427 acres in size.
Agriculture defines Peconic, and with farming activities covering over half of the land in the
hamlet. Peconic is also seen as the recreation hub of the Town. Two large, Ttown parks
including featuring playing fields and tennis courts, the Town Recreation Center, and the Town
Community Center are all located on in Peconic Lane.
The very small hamlet center of Peconic is located Jjust to the north of the town parks is the very
small hamlet center of Peconic. Peconic’s is Aamong the smallest of the ten 10 hamlet centers,
twhere are only a few storefronts and businesses, as well asand a post office are located.
Residential land uses cover about 564 acres, or 23% percent of the land, with most of the homes
located either near the Long Island Sound, or near the creeks and bays to the southeast. There are
526 homes in Peconic, at an overall density of 0.2 housing units per acre. Peconic is much less
densely developed than other hamlets and the Town overall.
A complete list of land uses and the amount found in Peconic can be found in Table 11. Land
Use in Peconic.
TABLE 11. LAND USE IN PECONIC
Land Use Acres %
Agriculture 1,261 52.0
Residential 564 23.2
Recreation & Open Space 215 8.9
Vacant 194 8.0
Transportation 136 5.6
Commercial 43 1.8
Industrial 6 0.3
Institutional 5 0.2
Utilities 3 0.1
Total Acres 2,427
ZONING IN PECONIC
The zoning in Peconic is almost entirely residential. Although the amount of commercially zoned
land is small, it is diverse, with B, HB, LB, LI, RR, and RO uses, all clustered near Peconic
Lane and along County Road 48, with a small amount of B zoning located near the intersection
of Peconic Lane and State Route 25.
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See Table 13 shows. zZoning in the hamlets of Southold Town and is at the end of this chapter.
BUILDOUT ANALYSIS FOR PECONIC
The theoretical buildout potential for Peconic can be estimated by looking at the current land
available for development and the zoning.
There are approximately 1,015 acres of land available for residential development in Peconic .
Of those, there are 900 acres of land that cancould be further subdivided. Theoretically, if all
were subdivided to their full yield, an additional 364 residential building lots would be created.
The remaining 115 acres of land already exist as 92 individual vacant house lots. Added together
they represent the theoretical buildout potential for Peconic of 456 additional housing units.
A small percentage, or 20% percent, of those possible additional housing units would be on
house lots that already exist, while the other 80% percent of potential house lots do not exist
today, and would have to be created through the subdivision process.
Commercial and industrial development in Peconic is at 24% percent of the potential amount that
would be allowed under the current zoning. At over 75,000 square feet, Peconic has the fourth
smallest lowest amount of existing commercial/industrial building area in the Town. Under
current zoning, if all the land that is zoned for it was developed to its full potential, the result
could be four times the existing amount of commercial building area. Figure 4 illustrates the
amount of existing and potential future commercial and industrial development in Southold
Town, by hamlet.See Figure 4. ‘Amount of Existing and Potential Future Commercial &
Industrial Development in the Town of Southold, by Hamlet’.
These buildout numbers are estimates based on the best available data. Many factors influence
how much land will be subdivided, and how many homes will actually be constructed in the
future. These factors include the economy, the ongoing land preservation program, and the fact
that much of the land that is able to be subdivided further is in active agricultural use. See the
buildout analysis discussion in the first section of this chapter for more discussion on this topic.
GOALS/ISSUES FOR PECONIC
Agriculture remains important to Peconic’s community character, and the hamlet center is the
focus of community life with the post office at its anchor.
1. Continue to preserve farmland and agriculture. This topic is discussed in more detail in
theChapter 9, “Agriculture,” and Chapter 10, “Land Preservation.” Chapters of this plan.
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2. Ensure future commercial development in the hamlet center is in keeping with the small
scale and traditional setting of Peconic. This issue is reflected in hamlet center subsection
of Goal 12 of this chapter, which calls for a review of the Town Code to ensure zoning
and other land use regulations accurately reflect the needs of each hamlet, as well as in
the Chapter 5, “Community Character.” Chapter of this plan.
3. Create homes that are affordable for year-round residents. This goal is addressed in more
detail in the Chapter 8, “Housing.” Chapter of this plan.
4. Protect water resources from over-use and contamination from septic systems. This goal
is addressed in more detail in the Chapter 6, “Natural Resources and& Environment.”al
Protection Chapter.
Figures:
Land Use Map
Zoning Map
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SOUTHOLD HAMLET
The hamlet of Southold hamlet is the heart of the Town and is situated at the center of the
Town’s mainland. It is bordered on the southwest by Peconic and on the northeast by Greenport
West. To the northwest is the Long Island Sound, and to the south and southeast are various
waterbodies, including the Hog Neck, Little Peconic, and Southold Bays. Southold hamlet is
5,944 acres in size.
Residential uses are predominante in Southold hamlet at with 2,532 acres, or 42% percent, of the
its land in use for this purpose. As Southold hamlet is the oldest developed portion of the Town,
the historic character of Southold hamletit is evident in the development pattern of small
residential lots and historic homes clustered around the a bustling hamlet center. There are over
3,600 housing units in Southold hamlet, and the overall density of development is 1.6 units per
acre, a rate three times more densely developed than the Town overall.
The Southold hamlet center contains the seat of local government, the largest commercial
business district in the Town, and a transportation hub with bus stops and a train station. There
are over 130 acres of land in commercial use in the hamlet, much of that which is located in the
hamlet center.
AlTthough there is less less acreage in agriculture use in Southold hamlet than in Cutchogue and
Mattituck/Laurel, the 1,366 acres of farmland are very visible and form an important part aspect
of the hamlet’s character of the hamlet.
Southold hamlet’s public beaches, part of the Recreation and Open Space land use category, and
its many creeks, inlets, and bays are also defining aspects of the hamlet’s character. There are
outstanding views of the Ssound and the Bbay from the main thoroughfares of State Route 25
and County Road 48 at Arshamomaque Pond and Town Beach.
A complete list of land uses and the amount found in Southold hamlet can be found in Table 12.
Land Use in Southold Hamlet.
TABLE 12. LAND USE IN SOUTHOLD HAMLET
Land Use Acres %
Residential 2,532 42.6
Agriculture 1,366 23.0
Recreation & Open Space 620 10.4
Vacant 608 10.2
Transportation 535 9.0
Commercial 138 2.3
Institutional 85 1.4
Utilities 37 0.6
Industrial 25 0.4
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Total Acres 5,944
ZONING IN SOUTHOLD HAMLET
Southold Hhamlet is the most diverse hamlet in terms offor zoning. Thirteen of the nineteen 19
zoning districts appear are represented in Southold Hhamlet. The largest amount of R-40 zoning
is found here, as is the largest amount of Hamlet Business zoning. Residential zoning districts
cover 97% percent of the land.
Commercial zoning is spread over a large, linear area along State Route 25 in and around the
hamlet center, with Residential Office and, Hamlet Business zoning predominating. Southold
also has the largest amount of General Business zoning at 35 acres, most of which is found along
County Road 48, as is the 31-acre Limited Business zoning district of which there are 31 acres.
See Table 13.shows zZoning in the hamlets of Southold Town and is at the end of this chapter.
BUILDOUT ANALYSIS FOR SOUTHOLD HAMLET
The theoretical buildout potential for Southold Hhamlet can be estimated by looking at the
current land available for development and the zoning.
There are approximately 1,192 acres of land available for residential development in Southold
Hhamlet. Of those, there are 797 acres of land that cancould be further subdivided. Theoretically,
if all were subdivided to their full yield, an additional 328 residential building lots would be
created. The remaining 395 acres of land already exist as 436 individual vacant house lots.
Added together they represent the theoretical buildout potential for Southold of 764 additional
housing units.
Over half of those potential additional housing units would be on house lots that already exist,
while the other potential lots do not exist today, and would have to be created through the
subdivision process.
Commercial and industrial development in the hamlet of Southold Hamlet is at 24% percent of
the potential amount that would be allowed under the current zoning. At over 600,000 square
feet, Southold Hhamlet has the second-largest amount of existing commercial/industrial building
area in the Town. Under current zoning, if all the land that is zoned for it wasthis use were
developed to its full potential, the result could be four times the existing amount of commercial
building area. Figure 4 illustrates the amount of existing and potential future commercial and
industrial development in Southold Town, by hamlet.See Figure 4. ‘Amount of Existing and
Potential Future Commercial & Industrial Development in the Town of Southold, by Hamlet’.
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These buildout numbers are estimates based on the best available data. Many factors influence
how much land will be subdivided, and how many homes will actually be constructed in the
future. These factors include the economy, and the ongoing land preservation program. See the
buildout analysis discussion in the first section of this chapter for more discussion on this topic.
GOALS/ISSUES FOR SOUTHOLD HAMLET:
Southold Stakeholders created this vision for Southold Hhamlet:
Maintain and enhance our community's "sense of place" and our residential, rural, and
historic character by encouraging mixed, small- scale, commercial and residential
development in our hamlet center; maintaining the viability of our Main Street as a
business district for local entrepreneurs; promoting diverse housing types in our HALO
zone (aka the Hamlet Locus Zone, an area surrounding and including the hamlet
centers); and ensuring that density within these two districts is carefully balanced with
the preservation of farmland and open space outside their boundaries."
1. Provide incentives for new businesses that favoring adaptive reuse over new construction.
This is discussed in more detail in the Chapter 5, “Community Character.” chapter of this
plan.
2. The grocery store is the anchor store on Main Street, and is critical to the vitality of the
hamlet center. Every effort should be made to ensure it remains. Relocating it outside of
the hamlet center would adversely impact other businesses in the hamlet center. The
Ttown-wide goals in Goal 12 of this chapter, in the subsection entitled “Business
Corridors Outside the Hamlet Centers Zoning Update,”, contains an objective that would
help achieve this goal by directing retail uses to the hamlet centers while providing for
additional uses in the business corridors outside the hamlet centers.
3. Improve traffic congestion and safety and pedestrian safety.
Details from the hHamlet sStakeholder’s’ recommendations are included in the Chapter
4, “Transportation and & Infrastructure.” Chapter of this plan.
4. Create more affordable housing opportunities. Details from the hHamlet sStakeholder’s’
recommendations are included in the Chapter 8, “Housing.” Chapter of this plan
5. Preserve and improve the vitality of Main Street as a walkable local business district. The
objectives in Goal 12 of this chapter’s hamlet center subsection seek to achieve this for
all hamlets where applicable. This goal is also related to the Chapter 4, “Transportation
and & Infrastructure,” Chapter 5, “Community Character,” Chapter and Chapter 7,
“Economic Development.”Chapter of this plan.
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6. Enforce the signage code. This will be achieved by Goal 13 of this chapter, which
emphasizes the need for continued code enforcement town-wide.
7. Create a full-service transit hub at the train station to include bus stops for both the
County-owned and private bus services. This is discussed in more detail in the Chapter 4,
“Transportation and & Infrastructure.” Chapter of this plan.
8. Increase recreation opportunities for residents. Details from the hHamlet sStakeholder’s’
recommendations are included in the Chapter 13, “Parks and & Recreation.” Chapter of
this plan.
Figures:
Land Use Map
Zoning Map
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TABLE 13. ZONING IN THE HAMLETS OF SOUTHOLD TOWN (ACRES)*
Zoning
District Cutchogue
East
Marion
Fishers
Island
Greenport
West
Mattituck/
Laurel
New
Suffolk Orient Peconic Southold
Grand
Total
AC 3,115 0 0 0 2,817 40 0 1,152 1,544 8,668
AHD 0 0 1 21 5 0 0 0 45 72
B 29 0 13 6 67 0 3 6 29 154
HB 27 1 2 0 36 4 2 5 71 148
HD 7 0 7 137 0 0 1 0 2 154
HP 0 0 0 0 0 0 0 0 0 0
LB 14 1 10 14 26 0 0 7 30 102
LI 100 0 0 18 17 0 0 5 21 161
LIO 66 0 0 13 0 0 0 0 0 79
MI 3 0 0 0 6 3 2 0 2 17
MII 0 15 0 29 37 3 7 0 19 111
PIC 0 0 0 0 0 0 437 0 0 437
PIR 0 0 0 0 0 0 155 0 0 155
R-120 0 0 686 0 0 0 0 0 0 686
R-200 0 0 0 0 0 0 343 0 0 343
R-40 1,120 585 88 447 1,466 134 362 241 1,618 6,062
R-400 0 0 245 0 0 450 365 0 0 1060
R-80 553 270 287 401 1,196 14 1,019 471 792 5,002
RO 10 0 0 5 25 0 0 6 41 86
RR 15 4 0 38 0 1 0 4 22 83
* Lands used for transportation (roads, drainage), wetlands, protected open space, and underwater lands are not
included in the zoning district total acreages, except R-400 includes protected lands because most R-400 zoned land
is preserved open space or owned by government entities.
A full description of each zoning district can be found online at http://ecode360.com/SO0452?needHash=true
Zoning district abbreviations are as follows:
AC – Agricultural Conservation
AHD – Affordable Housing District
HD – Hamlet Density
B – General Business
HB – Hamlet Business
HP – Historic Preservation
LB – Limited Business
LI – Light Industrial
LIO – Light Industrial/Office
MI – Marine I
MII – Marine II
R-40 – Residential 40,000 square feet per lot
R-80– Residential 80,000 square feet per lot
R-120– Residential 120,000 square feet per lot
R-200– Residential 200,000 square feet per lot
R-400 – Residential 400,000 square feet per lot
RO – Residential Office
RR – Resort Residential
PIR – Plum Island Research
PIC – Plum Island Conservation